HomeMy WebLinkAboutCOM 0652.000 1992-1994Stephen K. Yamashiro
Mayor
October 13, 1993
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PLANNING COMMISSION
25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252
(808) 961-8288 Fax (808) 961.9615
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Chairman Schutte and Members:
State Land Use Boundary Amendment Application (SLU 93-3)
Change of Zone Application (REZ 93-13)
Applicant: Maryl Development, Inc.
Requests: Boundary Amendment from Agricultural to Urban
Change of Zone from A -la to CG -20
Tax Map Key: 7-5-4:54
The Planning Commission, after a duly held public hearing on
September 16, 1993 voted to recommend for your approval the
proposed legislative bills to change the district classification
for approximately 6.629 acres from an Agricultural to Urban
classification; and Change of Zone for approximately 6.629 acres
of land from an Agricultural - 1 acre (A -la) to a General
Commercial - 20,000 square foot (CG -20) zoned district. The
property is located on the mauka side of Queen Kaahumanu Highway
approximately 400 feet south from its intersection with Palani
Road, Lanihau 2nd, North Kona, Hawaii.
The applicant is requesting the Urban boundary amendment and
concurrent General Commercial (CG -20) zoning to develop a
commercial subdivision into various lot sizes with a minimum of
20,000 square feet.
The Commission concurs with the following Planning Director's
reasons for recommending favorable consideration of the State
Land Use Boundary Amendment:
The approval of the reclassification from the State
Land Use Agricultural to the Urban district will not be
violative of Section 205-2, Chapter 205, Hawaii Revised
Statutes, nor will it be inconsistent with the Hawaii Land
Comm I -IN
Ref. To p
Ro T'�,qtP !OCT L 5 1993
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 2
Use Commission Rules, the County General Plan and the Hawaii
State Plan. According to the Land Use Commission Rules, one
of the standards for considering an area for urban
reclassification states that "In determining urban growth
for the next ten years, or in amending the boundary, lands
contiguous with existing urban areas shall be given more
consideration than non-contiguous lands, and particularly
when indicated for future urban use on State or County
General Plans." The subject property does conform to this
standard as it is situated across the Queen Kaahumanu
Highway adjacent to the existing Urban boundary on the makai
side of the highway. Additionally, there is a parcel of
land within the "Urban" district approximately 300 feet
south from the subject property. The Urban boundary request
also conforms to the General Plan Land Use Pattern
Allocation Guide (LUPAG) map which classifies this area for
High Density urban development. "High Density " is defined
as Commercial and Multiple Family Residential, and related
services (general and office commercial; multiple
residential - up to 87 units per acre. Therefore, such a
designation may allow the proposed type of development
provided that applicable goals, policies and standards of
the General Plan are met.
The LUPAG map component of the General Plan is a
representation of the document's goals, policies, standards
and courses of action. It is also a graphic depiction of
the physical relationship between the various land uses.
The LUPAG map establishes the basic urban and non -urban form
for areas within the County. The area under consideration
is consistent with the urban form established for this
section of the North Kona District as depicted on the LUPAG
map.
The Kona Regional Plan adopted by the Planning
Commission in 1984 recommends the area be developed for
General Commercial uses. The petitioners proposal would
complement the land use pattern proposed for this area of
North Kona. The petitioner is proposed a commercial
subdivision. A 10.982 acre parcel adjacent to the south of
the subject property received County Council approval for an
"urban" boundary amendment and commercial zoning in 1992.
Thus, the requested boundary amendment would be in the
direction of fulfilling the medium range plans for this
particular case.
The property is situated within close proximity to the
employment center of Kailua-Kona. As such, it is at a
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 3
location which will complement the Land Use Commission Rules
which states that in determining the boundaries for Urban
District, "It shall include lands characterized 'city like'
concentration of people, structures, streets, urban level of
services and other related land uses, 'Proximity to centers
of trading and employment facilities...' and 'proximity to
basic services such as ... schools, parks, and police and
fire protection."
The property is or will be provided with all utilities
and services which are essential to accommodate urban
development. While water is available to the project site,
the applicant must obtain a water commitment from the
Department of Water Supply subject to a determination on the
anticipated maximum daily water usage for the proposed
development.
The property has no severe geological or topographical
problems which cannot be properly rectified or which would
render the land unusable. Any improvements to the property
must comply with Chapter 27 of the County Code relating to
Flood Hazard Control. Thus, the reclassification does meet
with the standard which states that lands included within
the urban district '...shall be those with satisfactory
topography and drainage and reasonably free from the danger
of floods, tsunami and unstable soil conditions and other
adverse environmental effects."
While the property is within the State Land Use
Agricultural and County's Agriculture 1 -acre zoned
districts, it is not currently being used for active
agricultural purposes. The Agricultural Lands of Importance
to the State of Hawaii (ALISH) map does not classify the
subject area in any category. The Land Use Study Bureau's
Overall Master Productivity Rating for the soils in the area
is E or Very Poor. The subject land has been periodically
utilized for cattle grazing.
Therefore, the reclassification of this 6.629 acre area
from the Agricultural to the Urban designation will not be
detrimental to the reduction of this area from the
agricultural land inventory in the County of Hawaii. From a
land use perspective, it is a more feasible alternative to
infill urban development within this particular area of
Kona. In doing so, it would tend to alleviate the
conversion of more productive agricultural lands in more
appropriate locations within the Kona area for Urban type
uses.
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 4
Furthermore, an Urban classification would complement
the existing and future commercial and residential land use
patterns of the surrounding properties in view of the
adjacent commercial developments.
Finally, it should also be noted that the
reclassification actions would conform to the following
goals, objectives, and/or policies articulated in the Hawaii
State Plan:
a. Achieve a strong, viable economy, characterized by
stability, diversity, and growth, that enables the
fulfillment of the needs and expectations of
Hawaii's present and future generations.
b. Encourage urban developments in close proximity to
existing services and facilities.
The Commission concurs with the following Planning Director's
reasons for recommending favorable consideration of the Change of
Zone:
The requested change of zone conforms to the General
Plan Land Use Pattern Allocation Guide (LUPAG) Map which
designates the area for High Density Urban Development.
Such a designation may allow Commercial and Multiple Family
Residential, and related services (general and office
commercial; multiple residential - up to 87 units per acre.
Therefore, the proposed development may be permitted
provided that applicable goals, policies and standards of
the General Plan are net. For the General Plan's
perspective, this development will provide the framework of
a concentration of urban activities occurring in an orderly
manner commensurate with the provision of the necessary
infrastructure. In addition, the Kona Regional Plan Land
Use Concept map designates this area for General Commercial
uses. Therefore, it is determined that the request is
consistent with the urban form depicted on the LUPAG Map for
this area of Kailua-Kona.
The Land Use Element of the General Plan states that
"Zoning requests shall be reviewed with respect to General
Plan designation, district goals, State Land Use District,
compatibility with adjacent zoned uses, availability of
public service and utilities, access and public need." The
General Plan further states that areas to be considered for
rezoning "shall have basic improvements and amenities
necessary for immediate use." The petitioner will install
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 5
curb, gutter and sidewalk improvements meeting with the
Department of Public Works standards along both sides of
Henry Street within the proposed development. In addition,
the petitioner will provide ingress and egress improvements
as required by the Department of Transportation, Highways
Division for this development. All other essential
utilities and services can or will be made available to the
subject development. Conditions of approval are being
included to ensure the provision of all essential utilities
and services.
The requested commercial zoning will complement the
appropriate goals, policies, and standards of the General
Plan. The Commercial Development section of the Land Use
Element of the General Plan sets forth the following goals,
policies and standards.
Goals: Provide for commercial developments that
maximize convenience to users. Provide commercial
developments that complement the overall pattern of
transportation and land usage within the island's
regions, communities, and neighborhoods.
Policies: Commercial facilities shall be developed in
areas adequately served by necessary services, such as
water, utilities, sewers, and transportation systems.
The development of commercial facilities should be
designed to fit into the locale with minimal intrusion
while providing the desired services. Appropriate
infrastructure and design concerns shall be
incorporated into the review of such developments.
Distribution of commercial areas shall be such as to
best meet the demands of neighborhood, community and
regional needs.
The subject area is not within the boundaries of the
Kailua Village Special District. However, surrounding land
uses include Lanihau Shopping Center, Kailua-Kona Post
Office, Kona Coast Shopping Center and vacant lands.
Therefore, the proposed rezoning and development will
complement the land usage within the community and
neighborhood it is proposed to be located in.
The proposed rezoning would conform to the General Plan
by encouraging centralization of commercial activities
within the Kailua Village area. The proposed commercial
project will be developed in an area that is or can be
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 6
adequately served by water, utilities, sewers, and
transportation systems.
The centralization of commercial activities also
complements the overall pattern of transportation. The
project site is within close proximity to major
transportation facilities, i.e. Palani Road and Queen
Kaahumanu Highway, and the employment center of Kailua-Kona.
In the implementation of these goals and policies, the
petitioner will improve the proposed Henry Street extension
with curb, gutter, and sidewalks in addition to roadway
improvements required by the Department of Public Works.
This would include all recommended road improvements of the
Traffic Impact Analysis report, including channelized
intersection improvements with left turn and right turn
deceleration lane, etc. on the Queen Kaahumanu Highway
meeting with the approval of the Department of
Transportation, Highways Division.
The property is or will be provided with all utilities
and services which are essential to accommodate urban
development. The petitioner has executed and received a
water commitment from the Department of Water Supply. The
petitioner will be required to comply with the Fire Code
requirements for water supply and sufficient fire flow; fire
hydrants; and access roads. Conditions of approval are
being included to also ensure compliance with the necessary
agencies requirements including those of the State
Department of Health's requirements concerning sewage
disposal.
The above public improvements by the petitioner would
complement the design of the commercial facility to fit into
the locale with minimal intrusion while providing the
desired services; as well as incorporating appropriate
infrastructure and design concerns of the development.
The property has no severe geological or topographical
problems which cannot be properly rectified or which would
render the land unusable. All development generated storm
run-off shall be disposed of on-site and not allowed onto
adjacent properties or roadways. Any improvements to the
property must comply with Chapter 27 of the County Code
relating to Flood Hazard Control.
While the property is within the State Land Use
Agricultural and County's Agriculture 1 -acre (A -la) zone
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 7
districts, it is not currently being used for active
agricultural purposes. The Agricultural Lands of Importance
to the State of Hawaii (ALISH) map does not designate the
subject area within an category. The Land Use Study
Bureau's Overall Master Productivity Rating for the soils in
the area is E or Very Poor. The subject land has been
periodically used for cattle grazing.
Therefore, the reclassification of this 6.629 acre area
from the Agriculture to the General Commercial zone district
will not be detrimental to the reduction of this area from
the agricultural land inventory in the County of Hawaii.
From a land use perspective, it is a more feasible
alternative to infill urban development within this
particular area of Kona. In doing so, it would tend to
alleviate the conversion of more productive agricultural
lands in more appropriate locations within the Kona area for
Urban type uses.
For your favorable consideration, an amendment to the State Land
Use Boundaries Map H-7 and an amendment to Section 25-87, the
North Kona Zone Map, of the County Zoning Code are transmitted.
We are enclosing a copies of the applications and a copy of the
staff background for your information.
Sincerely,
Donald L. Manalili, Chairman
Planning Commission
RKN:jdk
LMaryllO.PC
Enclosures--
xc: Honorable Stephen K.
Planning Director
Mr. Terry Dunlap
Department of Public
Department of Water
West Hawaii Office
Department of Land &
State Department of
Yamashiro, Mayor
Works
Supply
Natural Resources
Transportation -Highways Division
pBMARYLD2.RHY-9/7/93
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
MARYL DEVELOPMENT, INC.
STATE LAND USE BOUNDARY AMENDMENT (SLU 93-3)
CHANGE OF ZONE APPLICATION (COZ 93-13)
Maryl Development Inc. is requesting a State Land Use Boundary
Amendment from the "Agricultural" to the "Urban" district and a change of zone
from an Agricultural 1 -Acre (A -1a) to a General Commercial (CG -20) zoned district
for 6.629 acres of land . The property is located approximately 980 feet south of
the Palani Road/Queen Kaahumanu Highway intersection in Kailua-Kona, North
Kona, Hawaii.
PROPOSED DEVELOPMENT
1. The petitioner is requesting the "Urban" boundary amendment and
concurrent General Commercial (CG -20) zoning to develop a commercial
subdivision into various lot sizes with a minimum of 20,000 square feet.
2. All lots will be serviced with water, electric, telephone, cable TV and either a
private or public sewerage system. Landscaping and design standards are
intended to exceed those of basic commercial areas, being generally
consistent with those of the Kailua Village Special Design District.
3. The applicant estimates that when fully developed, the total project will
provide roughly 190,000 square feet of "net leasable (building) area". The
total cost of development, including land, infrastructure, buildings and
permanent tenant improvements is projected to be roughly $20,000,000. in
1
1993 constant dollars.
4. The subdivision road layout will be designed to facilitate later extension by
the applicant or others over adjoining lands to the north and/or east in a
manner which will provide one or more connections with Palani Road above
Queen Kaahumanu Highway, and thereby institute a local traffic bypass
opportunity for those not needed to pass through the Palani Road/Queen
Kaahumanu Highway intersection. Thus the proposed development will be
designed to increase the utility of the Henry Street reliever road by
facilitating its future extension to Palani Road.
APPLICANT'S SUPPORTING DOC MENTS(See attached)
5. State Land Use Boundary Amendment Application
6. Change of Zone Application
7. Traffic Impact Analysis Report for Crossroads Phase 2
8. Lanihau, North Kona, Hawaii Island Archaeological Inventory Survey Report
DESCRIPTION OF PROPERTY
9. The property is an irregular triangle shaped parcel which is adjacent and to the
north of the 10.982 acre parcel which was granted an "Urban" designation by
Ordinance no. 92-117 and "General Commercial. (CG -20) zoning by Ordinance
no. 92-118 effective November 2, 1992.
10. The property is presently vacant of any structures.
11. U.S.D.A. Soil Type: Punaluu Soil Series
12. Land Study Bureau Rating: "E" or Very Poor
�A
x � a
13. ALISH: Unclassified
14. FIRM: Zone X, outside the 500 -year flood plain
15. Surrounding Lands: Lands to the north are situated within the County's
Agricultural 1 -acre (A-1 a) zone district. To the west is the Lanihau Shopping
Center and commercial complex.
COUNTY & STATE PLANS
16. SLU: Agriculture
17. GP LUPAG Map: High density urban
18. Kona Regional Plan: General Commercial
19. County Zoning: Agriculture 1 -Acre (A -1a)
20. Kailua Village Special District: Not Applicable
21. SMA: Not Applicable
22. Keahole to Kailua Plan: The property is outside the study area of the Keahole
to Kailua Development Plan. However, the land use plan does identify the
property for Urban Expansion and also has identified a mid-level arterial mauka
of the property and an expanded Queen Kaahumanu Highway (See figure 3.1
of K to K plan).
UTILITIES AND SERVICES
23. Access: from the Queen Kaahumanu Highway with individual access to each
individual lot from the proposed Henry Street extension. The Queen
Kaahumanu Highway has a 100 foot wide right-of-way with approximately 24
feet of pavement. The Henry Street extension will be an 80 foot right-of-way
3
with County dedicable standards.
f
24. Water: available to the development.
25. Utilities: all other essential utilities and services are or will be made available
to the subject property.
AGENCIES COMMENTS
26. State Department of Health:
"Found no environmental health concerns with regulatory implications in the
submittal. Please address air, water, solid wastes and sewage control
commitments in the construction."
27. Real Property Tax Office:
"Deferred taxes would be imposed upon TMK: 7-5-004: 054 upon its land use
district reclassification to Urban."
28. State Department of Transportation, Highways Division:
"We have no objections to this application."
29. Land Use Commission:
"We have reviewed the subject applications for State Land Use District
Boundary Amendment and change of zoning transmitted with your
memorandum of July 2, 1993, and confirm that the subject parcels and road
remnant are designated within the State Land Use Agricultural district. We
have no other comments at this time."
30. Police Department:
"We request the applicant ensure adequate traffic control planning and
4
engineering prior to any commercial development approval."
31. Department of Water Supply:
"The applicant has secured a water commitment in the amount of 30 units, or
18,000 gallons per day, for the proposed commercial development within the
subject parcels and Tax Map Key 7-5-04:43."
32. Department of Public Works:
(See attached)
33. Civil Defense Agency, Fire Department, State Department of Land and Natural
Resources, Department of Agriculture, and the Soil Conservation Service had
no comments or objections to the application requests.
5
COUNTY OF HAWAII PLANNING DEPARTMENT
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT
(15 ACRE87 OR LESS)
APPLICANT: Mar_ Development, znc.,.
APPLICANT'S SIGNATURE:
MAILING ADDRESS: P.Q. Box 1928 uevelopment Manager
Kailua-Kona Hawaii 96745
TELEPHONE: (BUS)329_08; 6 (HOME)
Robert Carlsmith Maryl Develop
LANDOWNER: Elizabeth Carlsmith _ Marilvn Carl
LANDOWNER'S SIGNATURE:
TAX MAP KEY: (3)7-5-64: M
N/A
th Tamekichi Ishima_
(see attached letter
LAND AREA: 6.629 acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agriculture (A -1A)
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: General Commercial (CG
THE APPLICANT SHALL SUBMIT THE FOLLOWING:
A. Non-refundable filing and processing fee of two hundred dollars.
B. Original and fifteen copies of:
1. Application form.
2. Location map.
3. Preliminary site plan, drawn to scale, with all existing
and proposed structures and improvements shown thereon.
4. Reasons for the requested change and written description of
the property and proposed development, including but not
limited to:
a. The extent to which the proposed reclassification
conforms to.the applicable goals, policies, standards,
and courses of action of the General Plan and
implementing ordinances, plans and documents; and
b. The extent to which the proposed reclassification
conforms to the applicable district standards.
C. A minimum 2 -foot by 3 -foot presentation map requested under B.3,
above.
M 4 n n
Robert W. Carlsmith
Elizabeth W. Carlsmith
P.O. Box 2249
Kamuela, Hawaii 96743
February 15, 1993
Virginia Goldstein,
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 95720
Dear Ms. Goldstein:
Planning Director
RE: TMX (3)7-5-4:54, APPLICATION FOR CHANGE OF ZONE BY
MARYL DEVELOPMENT, INC.
I am the owner of an undivided interest in the above
described parcel of land along with Maryl Development,
Inc. and others. I have consented to the filing of change
of zone and land use boundary amendment applications by
Maryl Development, Inc. Please furnish me with notices of
all meetings and copies of all communications and other
documents relating to the property as the matter
progresses. Please send my copies to me at the above
address.
Yours truly,
Robert W. Carlsmith
�C. 242U4L
Eli abeth A. Carlsmith
iN
Marilyn Carlsmith
40 Halaulani Place
Hilo, Hawaii 96720
February 15, 1993
Virginia Goldstein, Planning Director
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear No. Goldstein:
RE: TMK (3)7-5-4:54, APPLICATION FOR CHANGE OF ZONE BY
MARYL DEVELOPMENT, INC.
I an the owner of an undivided interest in the above
described parcel of land along with1 Development,
Inc. and others. I have consented to filing of change
of zone and land use boundary amendment applications by
Maryl Development, Inc. Please furnish as with notices of
all meetings and copies of all communications and other
documents relating to the property as the matter
progresses. Please send my copies to me at the above
address.
Yours truly,
C4944voxaa
Marilyn Carlsmith
Tamekichi Ishimaru
P.O. Box 105
Naalehu, Hawaii 96772
February 15, 1993
Virginia Goldstein, Planning Director
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Ms. Goldstein:
RE: TMK (3)7-5-4:54, APPLICATION FOR CHANGE OF ZONE BY
MARYL DEVELOPMENT, INC.
I am the owner of an undivided interest in the above
described parcel of land along with Maryl Development,
Inc. and others. I have consented to the filing of change
of zone and land use boundary amendment applications by
Maryl Development, Inc. Please furnish me with notices of
all meetings and copies of all communications and other
documents relating to the property as the matter
progresses. Please send my copies to me at the above
address.
Yours truly,
Tamekichi Istilt.maru
ell
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT — CONTINUED
LANIHAU 1ST, NORTH KONA, COUNTY AND ISLAND OF HAWAII, STATE OF
HAWAII, TMK (3)7-5-04:54
Maryl Development, Inc., Applicant
Description of Property
Location
TMK (3)7-5-04:54 comprising 6.629 acres
The westernmost corner of the property is approximately 980 feet
south of the junction of Palani Road and lays along the mauka side
of the Queen Kaahumanu Highway Extension (portion of the Hawaii
Belt Road). From this point, the property extends approximately 40
feet south along the State-owned highway.
The subject property's proposed access will be from Henry Street
Extension. This access corridor and another such access corridor
aligned directly across the highway from it are the first access
corridors pre -designated by the State Department of Transportation
for this highway on the south side of Palani Road. The makai-side
i
access corridor s the proposed mauka terminus of the Henry Street
reliever road project being jointly planned and funded by the State
and County governments to provide a traffic routing alternative
between Queen Kaahumanu Highway and Palani Road. The cost to
extend Henry Street from Queen Kaahumanu Highway to Palani Road
will be privately funded. The Applicant is proposing to construct
the following off-site improvements as part of Phase II at their
expense:
1. Extend Henry Street from the applicant's mauka property
line to Palani Road when additional right-of-way to achieve
an 801 wide corridor is provided by others. This segment
would be developed as a four lane collector with a turn
lane within an 801 right of way , matching the cross-
section of Henry Street makai of Queen Kaahumanu Highway.
2. Construct one-half of the Henry Street/Palani Road
intersection; the other half should be provided by the
developer of the Mid -Level Road.
A portion of the Great Wall of Kuakini forms the rear or eastern
boundary of the property.
APPLICATION FOR ST: LAND USE BOUNDARY AMENDMI
AGRICULTURE TO URBA_ - TMK (3)7-5-04:54 f '
Topography
The topography is varied; although several large knolls having
short, steep slope sections highlight a mauka-makai aligned ridge
running through the middle of the property, the overall natural
grades range from 5% - 9%. The property elevation along the
highway ranges from 165 to 200 feet above sea level and the rear
boundary (along a portion of the Great Wall of Kuakini) climbs from
the highway up to an elevation of 250 feet.
Geology
According to the Soil Survey of the Island of Hawaii, prepared by
the Soil Conservation Service, U.S. Department of Agriculture, the
property surface soils are classified as NPunaluu Extremely Rocky
PeatN, being part of the Punaluu Series. These soils are defined
as being an average of four inches of peat underlain by pahoehoe
lava bedrock. The Soils Study places this soil in "Capability
Subclass VIIsN (non -irrigated). This means the soil is considered
to have every severe limitations that make [it] unsuitable to
cultivation...„ mainly due to its shallow, stony condition.
Flood Zone
According to the North Kona Flood Plain Management Study and the
Federal Emergency Management Agency flood insurance rate map, all
parcels are not affected by any flooding.
Present Use
The property is vacant and unimproved and is periodically used for
livestock grazing.
Present Land Use and Zoning Classifications
The property is in the mAgriculturem Land Use District, and is
zoned by the County of Hawaii as "'Unplanned"'.
Utility Services
A new 20N water main has been installed along the mauka side of
Queen Kaahumanu Highway and passes the entire length of the
property. Electric, telephone and TV cable services are all
available at Palani Road. Sanitary sewage system lines are under
contract for this property via Henry Street to Kuakini Highway.
Reasons for the Requested Change
No Agricultural Value
The property is arid, without water supply, and comprised of rocky,
shallow soils unsuitable for intensive agriculture.
E
APPLICATION FOR LAND USE BOUNDARY AMEND`
,AGRICULTURE TO - TMK (3)7-5-04:54 1 0
Social and Economic Need for Additional Commercial Areas in
Kailua Kona
While economic development has been rapid in North Kona in recent
years, only a very small amount of land has been developed for
legitimate commercial uses, i.e., on commercially zoned land with
conforming uses. Aside from the Lanihau Center shopping center
development, the great majority of the square footage growth in
Kailua-Kona commercial facilities since 1980 has occurred in the
Kona Industrial Subdivision, commonly called the "industrial aream
in the ahupua'a of Keahuolu, being the lands of the Queen
Liliuokalani Trust north of Palani Road which are zoned light
industrial, and therefore technically illegitimate for most
commercial uses.
These industrially zoned facilities general provide inadequate
parking for employees and customers, and involve sub -standard
traffic circulation and safety conditions for commercial areas.
Although the most recent commercially -oriented construction and use
conversions have included commercial zoning -like parking ratios, no
off-site infrastructure improvements, such as contributions toward
widening and signalization of accessed arterials, have been made.
In addition, landscaping requirements have been set to standards
significantly lower than those for commercial areas within and
around Kailua.
The displacement of commercial growth pressure into the improperly
zoned lands described above has been due largely to the following
factors: (1) unavailability of enough suitable parcels for proper
commercial zoning and development, (2) the time, cost and
uncertainty involved in the State Land Use redistricting and County
rezoning processes, and (3) the demonstrated willingness of the
County since 1979 to permit an unofficial, de facto conversion of
the nearby industrially zoned lands into commercial uses without a
change of zone application.
Whether because of the availability of the industrial area or
otherwise, no land in the Kailua-Kona area has been subdivided into
commercially zoned lots of one acre of less in over five years.
In addition to the basic scarcity of undeveloped, commercially
zoned land in Kailua-Rona, the community has evinced a desire to
have this town grow in accordance with higher landscaping and
signage standards. Commercial zoning and the attendant plan
approval process provide the proper and expected vehicle to achieve
these and other goals.
The Applicant proposes to develop the property in a manner that
would meet the described need for commercial development sites (see
NDescription of the Proposed Developmentm below).
Location Next to the Existing. Develoned Urban enra
Along the makai side of Queen Kaahumanu Highway, from the south
kl
APPLICATION FOR STI LAND USE BOUNDARY AMENDMEI,
AGRICULTURE TO URBA,. • TMK (3)7-5-04:54
corner of the property for a distance of approximately 1500 feet to
the north, all lands between the property and Kuakini Highway are
zoned for commercial use (a small percentage is zoned for Resort
use, however). Extending an additional 3500 feet further north
along Queen Kaahumanu Highway, all the lands between the same two
highways are zoned for light industrial use. In addition, roughly
80% of the lands lying below Queen Kaahumanu Highway between the
south corner of the property and Nani Kailua Drive, approximately
4000 feet to the south, is urbanized and developed into commercial
and apartment uses. Altogether, this zoned, urbanized core (above
Kuakini Highway - not including the retail and resort core areas)
comprises roughly 500 to 600 acres.
Directly makai of the subject property, the County, State and
private funds have funded the development of a new traffic
arterial, to provide alternative routing between the existing
commercial core of Kailua and Queen Kaahumanu Highway in
conjunction with a zoned expansion of the Lanihau Center shopping
mall. This new roadway (Henry Street), will intersect Queen
Kaahumanu Highway directly across from the first phase of the
Crossroads project and will be designed to include or allow for the
addition of traffic signal lights on Queen Kaahumanu Highway at
this intersection.
The Department of Water Supply has constructed a new high pressure
water transmission line along Queen Kaahumanu Highway between its
junction with Kuakini Highway in Holualoa and Palani Road. The
line has a diameter of 20 inches and is intended, in part, to meet
the developmental needs of lands above the Queen Kaahumanu
Extension.
As indicated by the Applicant's site plan, the Applicant proposes
to extend Henry Street mauka through the property in order to
facilitate future use by others, which in turn will make greater
and more efficient public use of this proposed roadway between
Kuakini Highway, Queen Kaahumanu Highway and Palani Road.
Description of the Proposed Development
The Applicant proposes to rezone the property to General
Commercial, with a minimum permitted lot size of 20,000 square feet
(NCG-20m) and to subdivide the property into various lot sizes,
with a minimum of 20,000 square feet.
The Applicant proposes to develop the subdivided lots with
professional office buildings and a variety of general commercial
buildings to house uses which will be specifically determined by
market demand at the time of availability. These uses are expected
to be complementary and supplementary to the regional and community
shopping center developments located directly across the highway
from the property. All lots will be serviced with water, electric,
telephone, cable TV and either a private or public sewerage system.
Some of the lots may be sold to others for their own commercial
development. Landscaping and design standards are intended to
4
APPLICATION FOR S LAND USE BOUNDARY AMENDN
t A4RICULTURE TO URTMK (3)7-5-04:54
exceed those of basic commercial areas, being generally consistent
with those of the Kailua Village Special Design District.
Based on land and building cost ratios, the Applicant estimates
that when fully developed, the total pro)ect will provide roughly
190,000 square feet of Onet leasable (building) areaO. The total
cost of development, including land, infrastructure, buildings and
permanent tenant improvements is projected to be roughly
$20,000,000 in 1993 constant dollars.
The subdivision road layout will be designed to facilitate later
extension by the Applicant or others over adjoining lands to the
north and/or east in a manner which will provide one or more
connections with Palani Road above Queen Kaahumanu Highway, and
thereby institute a local traffic bypass opportunity for those not
needed to pass through the Palani Road/Queen Kaahumanu Highway
intersection. Thus the proposed development will be designed to
increase the utility of the Henry Street reliever road by
facilitating its future extension to Palani Road.
The Consistency of the Proposed Development with the County General
Plan is set forth in Section 2 of the Applicant's coincidental
application for Change of Zone. As that companion application
indicates, the Proposed Development does not conflict with any
Goals or Policies of the General Plan, and is in fact nearly ideal
in its consistency with all relevant elements of the General Plan.
The County Regional Plan denotes the subject land area for
multi -family residential use, a form of high-density urban use.
The applicable standards, and respective conformity comments, are
as follows:
1. OIt shall include lands characterized by 'city -like,
concentrations of people, structures, streets, urban level of
services and other related land usesO.
The property's abutment with the commercial, industrial and
multi -family residential core areas together with the highway,
street and utility systems, all as described in earlier
sections of this petition, entirely fulfill the 'city -like,
concentration criterion.
2a. Proximity to centers of trading and employment.
The adjacency of the property to these centers make the
proposed development ideally located.
5
APPLICATION FOR ST 'LAND USE BOUNDARY AMENDM'
AGRICULTURE TO URB - TMK (3)7-5-04:54
2b. Substantiation of economic feasibility by petitioner.
The basic element of the Proposed Development is a subdivision
of commercially zoned lots, for individual lot development by
the Applicant and others into specific uses according to market
demand at the time of availability.
With the abutment of existing and County -planned high capacity
infrastructure (road and water line improvements), the cost of
effecting a County -standard subdivision is consistent with
other urban yin -fill" commercial subdivisions. In other words,
the proximity of high capacity infrastructure obviates the need
to install relatively substantial and expensive improvements
simply to effect the subdivision of the property into
development -ready commercial sites.
The virtual absence of any available zoned commercial building
sites in Kailua-Kona signifies an unmet need, and thus
significant demand, for the proposed development sites.
Recent long-term commercial ground lease transactions indicate
a market value of at least $15.00 per square foot for
commercially zoned land in Kailua-Kona; recent sales of
one -acre, industrially zoned lots in the Kaloko Light
Industrial Subdivision indicate a market value there of roughly
$10.00 per square foot for industrially zoned land. These
basic transactional patterns indicate the market value of
subdivided commercial lots in the proposed development to be
not less than $10.00 per square foot. After deducting
approximately one acre for streets, special landscaping
easement setbacks, a net usable land area of approximately 14
acres, or 609,840 square feet, is projected. Accordingly, the
gross market value is conservatively estimated to be
approximately $9,000,000.00.
Costs of subdividing the property into the various development
sites is projected to total roughly $2,000,000; this includes
interior roads and utility transmission systems, intersection
and drainageway improvements, and off-site water system storage
facilities.
2c. Proximity to basic services such as sewers, transportation
systems, water, sanitation, schools, parks and police and fire
protection.
The site is nearby to all of the above facilities and systems,
and is virtually at the crossroads for access thereto.
2d. Sufficient reserve areas for urban growth in appropriate
locations.
There are essentially no urban -classified, high density
designated yreservey areas proximal to the core of Kailua-Kona,
except (1) the site of the planned second phase of Lanihau
N
APPLICATION FOR LAND USE BOUNDARY AMENDir
*NGRICULTURE TO - TMK (3)7-5-04:54 1
Center shopping mall and (2) the second phase of the Kona
Industrial Subdivision in Keahuolu.
3. Include lands with satisfactory topography and drainage and
reasonably free from adverse environmental effects.
As explained in the Property Description of this petition, the
site topography is generally moderate. No adverse
environmental effects are foreseen.
4. Land contiguous with existing urban areas shall be given more
consideration than non-contiguous land, particularly when
indicated for future urban use on state or county general
plans.
The land is contiguous with the core of an existing urban area:
the town of Kailua-Kona.
5. (This standard is not relevant to the property, because of
complete conformity with Standard No. 4 as noted above).
6. (This standard is not relevant to the property, because of
conformity with above standards).
7. (Not applicable, due to conformity with above standards).
8. Qualified inclusion of lands with a general slope of twenty
percent or more.
Because the general slope is less than 10%, this standard does
not apply.
SUMMARY: The basic conformity standards are the first five listed.
The proposed development conforms with all of those.
BMDMRY OF RZABONS FOR CHANGE OF LAND USE DISTRXCT FROM AGRICULTURE
TO URBAN
The subject property is located alongside the center of the
commercial/industrial/residential core of Kailua-Kona. This
juxtaposition is perfected by the Property's frontage and junction
with the regionts primary traffic arterial, as well as planned
alignment with the Henry Street supplemental road system. The
proposed development will be laid out in a manner that facilitates
greater regional traffic capacity for the nearby Palani Road/Queen
Kaahumanu Highway intersection, by allowing for extension of Henry
Street up and over to Palani Road to serve as a supplementary
bypass.
The project will convert unused, centrally located land into
productive use and will address a significant demand for commercial
building sites in Kailua-Kona.
The property is designated on the County General Plan LUPAG map for
7
APPLICATION FOR STS' BLAND USE BOUNDARY AMENDMF
AGRICULTURE TO URB4 TMK (3)7-5-04:54
high density urban development, and entirely meets the standards
for Urban District Lands according to the Hawaii Land Use
Commission Rules.
The Applicant is aware of the recommendations of the draft OKailua
Village Design Plan 19880, which includes the recommendation that
the highway frontage of the property receive special esthetic
treatment. While this document is only advisory, the Applicant
expects to meet or exceed those recommendations for aesthetic
treatment of this highway corridor area. This treatment, including
special setbacks and landscaping requirements, will be addressed in
the plan approval process. Aesthetic development and maintenance
of the highway frontage in this urban gateway area could
significantly enhance the image of a relaxed, visitor oriented
environment for Kailua-Kona.
Thus, the proposed development will be consistent with the County
General Plan, Kailua-Kona special plan recommendations and the
existing and planned high-capacity urban infrastructure in this
immediate area.
(END OF APPLICATION)
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EXHIBIT A
May 6. 1993
I`
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46
APPLICATLON -FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
APPLICANT: Maryl Devv/elo ment Inc. a Hawaii corporation
APPLICANT'S SIGNATURE:
v Development Manager
ADDRESS: P.O, Box 1928, Kailua-Kona HI 96745
LIST APPLICANT'S INTEREST IF NOT OWNER Owner of undivided interest
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
Mark S. Richards, President
TELEPHONE -BUSINESS: 329-0866 • RESIDENCE:
REQUEST: TO
(Existing zoning) (Propose zoning
TAX MAP KEY: (3)7-5-04:54
AREA OF PROPERTY OR AFFECTED AREA(S)'TO BE REZONED: 6.629 acres
Maryl Development, Inc. Marilyn Car smi
LANDOWNER(S): Robert Carlsmith A Elizab%th Carlsmith Tamekichi Ishim
OWNER'(S) SIGNATORY AUTHORIZATION
�_(MaN/ De by letter
AGENT: mo, u n...., .._ __,1177 ___� ..
ADDRESS: Maryl D -v 1onment Inc
TELEPHONE -BUSINESS: 329-0866
(see attached letter
RESIDENCE: N/A
Please indicate to whom original correspondence and copies should be
sent. ORIGINAL Maryl Development, Inc. COPIES Landowners
Robert W. Carlsmith
Elizabeth W. Carlsmith
'P.O. Box 2249
Kamuela, Hawaii 96743
February 15, 1993
Virginia Goldstein,
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Ms. Goldstein:
Planning Director
RE: TMK (3)7-5-4:54, APPLICATION FOR CHANGE OF ZONE BY
MARYL DEVELOPMENT, INC.
I am the owner of an undivided interest in the above
described parcel of land along with Maryl Development,
Inc. and others. I have consented to the filing of change
of zone and land use boundary amendment applications by
Maryl Development, Inc. Please furnish me with notices of
all meetings and copies of all communications and other
documents relating to the property as the matter
progresses. Please send my copies to me at the above
address.
Yours truly,
obert W. Carlsm th�
oft� - �1-4�
Elizabeth A. Carlsmith
Marilyn Carlsmith
40 Halaulani Place
Hilo, Hawaii 96720
February 15, 1993
Virginia Goldstein, Planning Director
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Ms. Goldstein:
RE: TMR (3)7-5-4:541 APPLICATION FOR CHANGE OF ZONE BY
MARYL DEVELOPMENT, INC.
I am the owner of an undivided interest in the above
described parcel of land along with Maryl Development,
Inc. and others. I have consented to the filing of change
of zone and land use boundary amendment applications by
Maryl Development, Inc. Please furnish as with notices of
all meetings and copies of all communications and other
documents relating to the property as the matter
progresses. Please send my copies to me at the above
address.
Yours truly,
C-�"4vo-ItXQ
Marilyn Carlsmith
Tamekichi Ishimaru
P.O. Box 105
Naalehu, Hawaii 96772
February 15, 1993
Virginia Goldstein,
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear No. Goldstein:
Planning Director
RE: TMK (3)7-5-4:54, APPLICATION FOR CHANGE OF ZONE BY
MARYL DEVELOPMENT, INC.
I am the owner of an undivided interest in the above
described parcel of land along witharyl Development,
Inc. and others. I have consented too the filing of change
of zone and land use boundary amendment applications by
Maryl Development, Inc. Please furnish me with notices of
all meetings and copies of all communications and other
documents relating to the property as the matter
progresses. Please send my copies to he at the above
address.
Yours truly,
Tamekichi Iaru
APPLICATION FOR CHANGE OF SONE - CONTINUED
UNPLANNED TO CG -20; LANIHAU 1ST, NORTH KONA, COUNTY AND ISLAND OF
HAWAII, STATE OF HAWAII, TMK (3)7-5-04:54
Maryl Development, Inc., Applicant
APPLICANT'S REASONS FOR REQUESTING A CHANGE OF SONE
1. Description of Applicant's Proposed Develo ment
The Applicant proposes to subdivide the subject property into
commercial lots, with a minimum lot size of 20,000 square feet.
The Applicant proposes the development of these subdivided lots
with professional office buildings and a variety of general
commercial buildings to house uses which will be determined by
market demand. All lots will be serviced with water, electric,
telephone, cable TV and public sewerage system. Some of the
lots may be sold to others for their own commercial
development.
The property fronts the mauka side of Queen Kaahumanu Highway
and is directly across from the.pending second phase of the
Lanihau Center commercial shopping center development. Access
will be provided by the extension of Henry Street, provided by
the developer.
Development of Nearby Lands by Others
It is important to note that the accessway on the makai side of
the highway will provide highway ingress and egress for the
Lanihau Center commercial complex upon completion of its
impending second phase; it will also serve as a through street
(Henry Street) from Queen Kaahumanu Highway to Kuakini Highway
at a new intersection point; the 1989 State Legislature
appropriated funds to supplement the developer's road
construction efforts, in order to assure adequate road design
to serve the identified public need for a new central
thoroughfare.
The 80' right of way will be constructed with private funds,
while both intersections are under the County of Hawaii budget.
APPLICATION FORz OF ZONE
UNPLANNED TO CG-2Ci;:(3)7-5-04:54
We propose to continue Henry Street mauka to Palani Road at the
Ololi Road intersection. The continuation will be constructed
with private funds and the alignment corresponds with the
proposed mid-level roadway at Palani and Ololi Roads.
The favorable relationship of the subject property to Queen
Kaahumanu Highway, Palani Road and Henry Street is a
significant element in justifying the commercial rezoning of
this property.
2. Consistency with the General Plan -Goals. -policies and Courses
of Action
2.1 GENERAL PLAN AND PROJECT RELATIONSHIP
HOV consistency vith the General Plan is established here:
NThe County General Plan is a policy document which sets forth
guidelines for future activities in the island of Hawaii for
the next few decades"' (General Plan Support Document, page 17)
The policy document is basically structured to have four
principal sections:
1. the County Council's policy for long range development
of the County, in the form of a comprehensive statement
of development objectives, standards and principles with
respect to (a) various desirable land use types and
purposes, (b) the location and density of those uses as
well as the infrastructure systems and public facilities
necessary therefore, and (c) environmental and social
limitations, opportunities and resources relevant to the
contemplated future activities.
2. Courses of action deemed necessary for the County to
undertake or cause others to undertake in order to
attain the stated objectives, standards and principles.
3. Maps of the proposed land use allocations and public
facilities locations, as derived from the Council's
development policy explained above.
4. the General Plan support Document''being an organization
of all identified issues and items of concern to the
people and County government into thirteen categories
called Nstudy elementsO. Each element is first defined
and analyzed on an island -wide basis and then analyzed
on the basis of each of the County's nine judicial
districts.
The Council's statement of development objectives, standards
and principles for the County (described in (1) above) is
founded by the Support Document, is organized according to
these study elements and in fact is the repository for the
2
APPLICATION FOR CH . OF ZONE
UNPLANNED TO CG -20, AK (3)7-5-04:54
Goals, Policies and Standards to have been established for each
study element. The Courses of Action are similarly transposed
from their self -defined study element locations and
consolidated into a separate section of the Plan, described in
(2) above.
Rather than establishing a prioritization of goals, policies,
standards and courses of action, the General Plan document is
first a presentation of those features as derived from the
first twelve study elements and, second, an integration of
those twelve elements into a similar statement pertaining to
the thirteenth element, Land Use.
Thus to determine the goals and policies of the General Plan as
they may exist and relate to any proposed public or private
land use endeavor, and how such an endeavor might support or
conflict or otherwise impact upon the desired effect of the
General Plan, the Project Elements were reviewed against the
study elements of General Plan Support Document, the Council's
statement of objectives, etc. (being the Goals, Policies and
Standards consolidated from the study elements), and the
Courses of Action.
Project Elements RevieMed vis-a-vis General Plan Study Elements
In order to analyze the Applicants proposed land use in regard
to the General Plan, the following project land use elements
and impacts were identified and considered:
1. The addition of an approximate net 14.472 acres for
general commercial development (the final number of
lots may vary but with nominal effect on density).
2. While the amount of commercial space actually created
within the project (i.e., the land area comprising the
ten lots) cannot be accurately predicted due to the
variety of possible minimum parking ratios applicable
to specific uses and the possibility of underground or
multi -story parking, current development practices in
Hawaii County suggest that total commercial development
may produce approximately 190,000 square feet of
ffleasable aream.
3. The impact of these additional lots and leasable area
on County and State facilities and utilities.
4. The general impact of the above elements on the local
economy.
5. The impact of the project road development on the
traffic circulation system for the general vicinity.
6. Storm water drainage and flood control measures.
3
APPLICATION FOR z OF ZONE
FNPLANNED TO CG -2 (3)7-5-04:54
General Plan Studv 81ements Reviewed In Detail for Consistencv:
The bulk of this analysis is focused on six General Plan
Elements: Economic, Environmental Quality, Flood Control and
Drainage, Public Utilities, Transportation and Land Use.
Certain elements of the General Plan do not apply to the
project, and other elements have minor relevance. In presenting
the analysis of General Plan consistency, the Applicant has
listed below only those Goals, Policies, etc. which are felt to
be relevant to the proposed project. In most instances, they
have been paraphrased for brevity.
The Ener element, as (1) energy source development, regional
transmission or unique consumption levels are not relevant to
the proposed project and (2) the location of the project site at
the urban core of Kailua-Kona is extremely conducive to energy
conservation for public and private site users and visitors.
The Historic Sites element, no significant historic or
archaeological features were known or discovered as a result of
our archaeological survey performed by Chiniago in September
1990.
The Housing element, as the proposed use of the property does
not directly generate any housing needs impact; commercial uses
will primarily support the service and alternative employment
needs of the existing population.
The Natural Beauty element, as the site is not known or
considered to hold any particular features of natural beauty,
and is not identified by either the General Plan or the 1988
draft of NWest Hawaii Coastal View Studym to underlie any
significant scenic view planes.
The Natural Resources and Shoreline element, as the site holds
no unusual or unique natural resource features and is not near
the shoreline.
The Public element, as the site is central to all
re conal public fac lities, and thus supports the County
objective of maximizing the efficiencies of those facilities.
The Recreation element, as the existing or proposed uses of the
property do not involve, abut or displace any recreational
features.
4
APPLICATION FOR CF: s OF ZONE
UNPLANNED TO CG -20, _MK (3)7-5-04:54
2.2 DETAILED CONSISTENCY ANALYSIS (SI% ELEMENTS)
ECONOMIC ELEMENT
ORS
1. Provide residents with opportunities to improve their
quality of life.
2. Economic development shall be in balance with the
physical and social environments of the island.
POLICIES:
1. The County shall strive for an economic climate which
provides its residents an opportunity for choice of
occupation.
2. The County shall strive for diversification of its
economy by strengthening existing industries and
attracting new endeavors.
The proposed project is consistent with the above coals and
policies, and will particularly be remedial for existing
deficiencies in achieving in the second listed goal, as to the
balanced economic growth.
As to the first goal, quality of life will be enhanced through
enlarged employment opportunities in economic sectors not
directly tied to the visitor industry and in which employees
work in modern facilities built according to current health and
safety standards.
As to orderly, environmentally and socially balanced economic
growth, the proposed project is adjacent to the existing
commercial center of Kailua, and provides an opportunity to
guide growth concentrically around this established and
convenient commercial center.
The project will also help remedy ongoing, unbalanced economic
growth in this vicinity. While economic development has been
rapid in North Kona in recent years, only a very small amount
of land has been developed for legitimate commercial uses,
i.e., commercially zoned land with conforming uses. Aside from
the "'Lanihau CenterO shopping center development, the great
majority of the square footage growth in Kailua commercial
facilities since 1980 has occurred in the "'industrial area" of
Kailua-Kona, being the lands of Queen Liliuokalani'Trust north
of Palani Road which are zoned Nlight industrial& and therefore
technically illegitimate for most commercial uses. These
industrially zoned facilities generally provide inadequate
parking for employees and customers, and involve
sub -standard traffic circulation and safety conditions for
commercial areas.
5
APPLICATION FOR�L OF ZONE
"PLANNED TO CG -2 (3)7-5-04:54
A combination of factors has led to the commercial growth of
Kailua being concentrated in the industrial area:
1. the unavailability of enough suitable parcels for
proper commercial zoning and development, most suitable
parcels being still classified as part of the
"Agriculturea State Land Use District and generally
held by owners who are not motivated to sell or obtain
proper zoning,
2. the time, cost and uncertainty of a rezoning action,
and
3. the time -tested willingness of the County to permit
immediate commercial development and use of nearby
industrial lands according to standards substantially
below that of legitimate commercial zoning (e.g., no
curb, gutter, sidewalk; no appreciable landscaping - a
savings in cash, maintenance, and allowing greater land
area for building coverage; no assessments for off-site
improvements to improve traffic circulation).
While the regulatory practice of allowing commercialization of
an industrial area has expanded the opportunity for small,
fledgling businesses to become established and serve West
Hawaii by way of facilitating low cost space development and
rental, and thereby diversifying the County's employment and
career base, it also has negative land use consequences:
1. legitimate industrial operations find'it difficult to
compete for land and space with those who would use the
property for commercial purposes, since the latter
space users can afford to pay higher rent for such
space. Some consequences are (a) a deferral of
industrial use expansion or introduction to Kona, for
those prospective industrial operations which need
maximum convenience to employment centers,
increased pressure from industrial users for industrial
sites three miles away at the Kaloko Industrial Park
thereby creating higher than necessary industrial space
prices there, (c) increased customer -type traffic over
the most congested segment of Queen Kaahumanu Highway
to the outlying Kaloko Industrial Park for legitimate
industrial service needs that should be located closer
to town and the existing population base and (d)
increased difficulty on the part of the operators of
properly zoned Kailua area shopping centers in
obtaining retail tenants; these prospective tenants are
able to establish operations in the industrial area for
space rents that are half or less than shopping center
rents, with the benefit of being in a de facto
commercial district, albeit a substandard one.
APPLICATION FOR CH OF ZONE
UNPLANNED TO CG -20, d< (3)7-5-04:54
2. It has evidently reduced pressure for the County and
State to provide additional commercial zoning for the
Kailua area. No land has been subdivided into
commercial zoned lots of one acre of less in the Kailua
area in over five years.
3. Commercial growth in the industrial area has not been
accompanied by adequate improvement to the physical
environment, particularly as to landscaping and signage
standards desired by the general community and recently
affirmed in the updated Kailua Village Plan prepared
for the County Planning Department.
The proposed project will help remedy the deficiency in
achieving balanced economic growth by providing opportunities
for commercial expansion in a properly zoned and improved land
use environment, and in a location which, when developed, will
create a concentric commercial core area within Kailua.
POLICIES:
1. The County shall take positive action to further
maintain the quality of the environment for residents
both in the present and in the future.
The updated Kailua Village Design Plan recommends inclusion of
a fifteen (15) foot wide controlled &landscaped setback area&
along property fronting Queen Kaahumanu Highway, the intent
being &to create a corridor environment to support the special
character of Kailua; it will also help to identify the presence
of the Village&.
The Applicant will comply with or exceed those recommendations,
and in the event the updated Design Plan is not an ordinance by
the effective date of this rezoning ordinance, the Applicant
will agree to these standards as a condition of the Change of
Zone.
GOALS:
1. Conserve scenic and natural resources.
2. Prevent damage to man-made improvements.
3. Protect human life.
POLICIES:
1. All development generated runoff shall be disposed of
in a manner acceptable to Department of Public Works.
7
APPLICATION FOR
r.OF ZONE
JL'NPLANNED TO CG -2'4,,.,,, X ( 3) 7-5-04:54
2. The County shall develop a comprehensive program for
the coordinated construction of a drainage network
along a single drainage system.
3. The County shall explore new methods of funding for the
provision of adequate drainage systems.
4. It is the responsibility of both the government and the
private sector to maintain and improve existing
drainage systems and to construct new drainage
facilities.
There are no designated floodways located within the boundaries
of this project. All drainage will be designed to comply with
County of Hawaii's drainage standard=_
PUBLIC UTILITIES
GOALS:
1. Ensure that adequate, efficient and dependable public
utility services will be available to users.
2. Have public utility facilities which are designed to
fit into their surroundings or to be concealed from
public view.
POLICIES:
1. Encourage the clustering of developments in order to
reduce the cost of providing utilities.
2. Power distribution shall be placed underground when and
where feasible. The County shall encourage developers
of new urban areas to place utilities underground.
3. Route selection for high voltage transmission lines
should include consideration for setbacks from major
thoroughfares and residential areas.
All utility transmission lines will be extended to the site
either underground or, if overhead, at least three hundred feet
inland and away from Queen Raahumanu Highway. Within the
subject property, all utility services will be installed
underground.
The Applicant anticipates handling sewerage by either a private
central sewerage treatment facility or by connection with the
i
County system, in such a manner as to be n compliance with
requirements of the State Department of Health and the County
Department of Public Works.
8
APPLICATION FOR CF ; OF ZONE
UNPLANNED TO CG -20, MK (3)7-5-04:54
TRANSPORTATION
GOALS:
1. Provide a system of thoroughfares and streets for the
safe, efficient and comfortable movement of people and
goods between and within the various sections of the
County.
2. Provide an integrated State and County system so that
new major routes will complement and encourage proposed
land uses.
3. There shall be coordinated planning of Federal, State
and County street systems to meet program goals of the
other elements [including] Land Use.
The 1978 revision to the General Plan LUPAG map included a
"High Density Urban^' designation for lands above Queen
Kaahumanu Highway southward from Palani Road to approximately
the location of the subject property. The 1989 State
Legislature appropriated 1.8 million dollars for the
construction of a thoroughfare between Kuakini Highway and
Queen Kaahumanu Highway, as referenced above in the "Economic
Element"' section of this analysis.
Together these plans affirm a desire on the part of the State
and County to provide a high duality transportation system
through and along lands in this vicinity, and to facilitate
maximum urbanization of the subject property and adjacent
lands. The recent State funding is consistent with the above
goals, and the Applicant's proposed project will achieve the
goal of encouraging the land use proposed by the General Plan
for this area.
The location of the subject property, across from the Lanihau
Center expansion proiect, is uniquely suited to complement the
existing transportation plan for this area. When Henry Street
is extended mauka to connect with Palani Road, this street will
become a major alternate OfeederM traffic route in and out and
around Kailua. It will reduce traffic demands upon the
intersections of Palani Road at Queen Kaahumanu and Kuakini
Highways, as well as the section of Palani Road between the
intersections of Henry Street, Queen Kaahumanu and Kuakini
Highways.
NThe Land Use Element sets forth goals, policies and standards
to guide the location and density and building intensities of
land uses in particular areasm (General Plan Support Document,
page 217).
E
APPLICATION
IMPLANNED TO
GOALS:
FORz OF ZONE
CG- . ,.,rMK (3)7-5-04:54
._
1. Designate and allocate land uses in appropriate
proportions and mix and in keeping with the social,
cultural and physical environments of the County.
2. Provide for commercial developments that maximize
convenience to users.
3. Provide commercial developments that complement the
overall pattern of transportation and land usage within
the island's regions, communities and neighborhoods.
POLICIES:
1. Zone urban -type uses in areas with ease of access to
community services and employment centers and with
adequate public utilities and facilities.
2. Promote and encourage the rehabilitation and
utilization of urban areas which are serviced by basic
community facilities and utilities.
3. Allocate appropriate requested zoning in accordance
with the existing or projected needs of neighborhoods,
community, region and County.
4. Commercial facilities shall be developed in areas
adequately served by necessary services, such as water,
utilities, sewers and transportation systems.
5. The development of commercial facilities should be
designed to fit into the locale with minimal intrusion
while providing the desired services. Appropriate
infrastructure and design concerns shall be
incorporated into the review of such developments.
The location of the proposed project, on a major State Highway,
at a pre -planned point of intersection for cross roads and
directly adjacent (across the State Highway) to the existing
commercial center of Kailua, represents fulfillment of
virtually all relevant General Plan element goals, particularly
with the application of aesthetic treatments such as
underground utility services and landscaping buffers.
Ease of access and convenience for users, proximity to all
public facilities and utilities, which collectively provide an
adequate base for community needs, and a desirable landscaping
buffer are the key items which meet these various goals.
Accordingly, the proposed project fulfills the goal of the Land
Use Element.
10
APPLICATION FOR CH. OF ZONE
'UNPLANNED TO CG -20, -.4K (3) 7-5-04:54
3.
SUMMARY OF GENERAL PLAN CONSISTENCY ANALYSIS
The proposed project, when fully developed, will accommodate a
moderate expansion of commercial facilities for the Kailua
area. The presence of additional commercially zoned lots will
promote proper development of new commercial facilities
designed to modern commercial usage and safety standards.
Commercial growth here will also mitigate pressure to further
expand sub -standard commercial facilities in the industrial
area.
The proposed development will establish an attractive
landscaping buffer along Queen Kaahumanu Highway in place of
existing brush and weeds, and will be serviced by underground
utilities.
None of the General Plan goals, policies or standards are
contradicted by the proposed project, and the project fulfills
a number of the most relevant and important coals of the
General Plan. As a final test, the project is consistent with
the General Plan LUPAG map: RHigh Density Urbanff.
Other Reasons for Requesting Resoninc
By its own informal market research and unsolicited inquiries
received regarding this property, the Applicant is certain of
substantial demand for commercial building sites in the project
area.
Although the site is presently unimproved, with utilities
having to be extended to it from Palani Road and a channelized
intersection having to be constructed at its permitted
accessway, the Applicant is financially able to undertake
and/or contribute to the necessary improvements.
(END OF APPLICATION)
11
ATTACHMENT
Commerciai, RM, Resort, & Industrial
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZOk
I. If your request is approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone? Yes
If rtes, please answer the rest of question 1 and then to
ques ion 3.
a. How many acres of the requested area do you intend to
subdivide? 6.629 acres
b. Into what lot sizes?
Minimum 20,000
square feet
c. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department
for preliminary approval? Within 6 month:
If you intend to subdivide,•please submit a preliminary
schematic subdivision plan together with your change of
zone application form.
2. If you nave no firm plans of subdividing the subject area,
do you intend to:
a. Sell or lease the land to someone who has firm
plans? N/A
b. Sell or lease the land to someone who has tentative
plans? N/A
C. Sell or lease the land to someone who has no plans? N/A_
d. Keep it? N/.
e. Other (please state) N/A
I
f. If you intend to do either a, o, or c, please elaoorate
on the kind of plans the other party nas. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
N/A
3. what specific building plans do you have for the subject land?
Include in your answer the following: type of building
(apartment, office, launderette, etc.); financing arrangement;
timetable for construction; and any other information which you
feel might help us in evaluating your request.
Provide commercial/retail and office development opportunities
within heart of urban core of Kailua-Kona. Minimum lot size
will be 20,000 square feet. Building will commence on build -to -
suite basis as acquired. Henry Street and all utilities will
be provided by private funds and started within six months of
Public Works approval.
4. Have you performed any study which would demonstrate a need for
your proposed building and/or development? Yes
If so, please elaborate on your findings in the space provided
below.
In-house market study: the project will help remedy ongoing, unbalanc,
economic growth in this vicinity. While economic development has bee:
rapid in North Kona in recent years, only a very small amount of land
has been developed for legitimate commercial uses, i.e., commercially
zoned land with conforming uses. Aside from the Lanihau Center develo•
ment, the great majority of the square footage growth in Kailua-Kona
commercial facilities since 1980 has been.in the industrial area of
Kailua-Kona (the lands of Queen Liliuokalani Trust north of Palani
Road zoned "light industrial" and therefore technically illegitimate
for most commercial uses.) These facilities generally provide
inadequate parking and involve substandard traffic circulation and
safety conditions for commercial areas.
The proposed project will help. remedy the deficiency in achieving
balanced economic growth by providing opportunities for commercial
expansion in a properly zoned and improved land use environment, and
in a location which, when -2- developed, will create a concentric
commercial core within Kailua-Kona.
5. Have you performed any study which discusses the
environmental impacts your request would nave on the
surrounding area and/or the County?
If so, please elaborate on your findings in the space
provided oelow.
6. Are there any buildings on the suoject area?
If so, what kind?
Mhat do you intend to do with those buildings if your
request is approved?
7. Is the subject land currently being used for any
4 agricultural activitity?
If so, please list the kinds of products grown and on
how many square feet or acres of land per product.
-3-
No
I
8. To your knowledge, has there been any flooding ano/or
drainage problem on the subject area? No
If so, please describe the problem.
9. Do you think that the roads leading to the suoject area
needs improvement? Yes
If so, what kind?
Access to the parcel is proposed from the extension of Henry
Street from Queen Kaahumanu Highway and Palani Road.
Is the road adequate for the proposed traffic volume
or load? Yes
10. what sort of governmental assistance and/or improvements
do
you feel will be needed in
the subject ares when
developed?
Yes No
a.
Schools
X
Henry Street extended by Applicant. Gov't
b.
Roads
X[assistance required to exchange Old Honokor
ROW or Henry Street ROW
C.
Sewer
X Sanitary lines extended by Applicant
d.
Drainage
X On site drainage addressed by Applicant
e.
Police Protection
X Protection requested from County by Applic�
f.
Fire Protection
X of
g.
Recreational Facilities
x
h.
Public Utilities
X Electric, telephone, cable provided by
plica tnto
i.
Other
-4-
For those cneckeo "yes," please elaborate what type or kings of
improvements ano/or assistance are needed.
11. Have you performed any historic sites study and/or survey of the
subject area? If so, what were the results? Please, also,
submit a copy of the study together with this change of zone
supplement.
Yes - no significant findings exist. See Archaeological Report.
0
Signature: •
ve pen Manag , Maryl Development
Address: 7h V
P wr. O . ox 1928
Telephone: 329-0866
Date: 5/10/93
-5-
6338A/50A
CHANGE OF ZONE APPLICATIC`" TMK (3)7-5-04:19 & 54
i
TAX MAP KEYS OF SURROUNDING PROPERTY WITHIN 300 FEET OY THE ENTIRE
PROPERTY BOUNDARY:
3-7-5-004-045
Frame 10 - Dba Kona Bowl
75-5586 Ololi Road, #201
Kailua-Kona, HI 96740
3-7-5-004-007
KKI, Inc.
1418 Kamole Place
Honolulu, HI 96821
3-7-5-003-006 & 007
Estate of Clarence Nakahara
P.O. Box 2639
Kailua-Kona, HI 96745
3-7-5-003-027
John C. Rapoza
P.O. Box 4549
Kailua-Kona, HI 96745
3-7-5-003-021
John Rapoza
P.O. Box 4549
Kailua-Kona, HI 96745
3-7-4-008-001
First Hawaiian Bank Tr. Div.
P.O. Box 3200
Honolulu, HI 96801
3-4-008-029
Water Commission
Dept. of Water Supply
25 Aupuni St.
Hilo, HI 96720
r-=, '4
3-7-5-004-O,'11-4'
Maryl Development Inc.
P.O. Box 1928
Kailua-Kona, HI 96745
3-7-5-004-046
First Hawaiian Bank
P.O. Box 3200
Honolulu, HI 96847
3-7-5-003-010
Clarence S. Rapoza Etal
P.O. Box 1287
Kailua-Kona, HI 96745
3-7-5-003-019
Donrey, Inc.
P.O. Box 17017
Fort Smith, AR 72917
3-7-4-008-021
3-7-4-008-012 3-7-5-004-044
State of Hawaii
P.O. Box 621
Honolulu, HI 96809
3-7-4-008-020
GTE Hawaiian Telephone Co., Inc.
P.O. Box 2200
Honolulu, HI 96841
3-7-008-027
County of Hawaii
25 Aupuni St.
Hilo, HI 96720
e
y
• 1
. ear•.
Honokoha
Keshuolu Point ...;.
AiLUA-KONA
Ka/L!/a BAYS:
Holualoa
• ' •auhou
• Kaalakokua
Captain Cook
Napoopo.
Honaunau'
NONALWAv eur
Pu'ahonua O Honaunau
Natlonal Historic Park
Figure 1
Location Map
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QUEEN LAAMALANI MW
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E>4STiNC ZONING: A -To
PROPOSED ZONING: CG 20
(Minfnum Lot
Sha 20.000 on
Dowd FM STATION
I14"IAN IELEI.IICMIE
❑ 00(*J#CE FACILITY
ITY
SITE & TRAFFIC
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PROPOSED
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k\,_7 RIGHT OF WAY
a LLAMMEAaANr f VOWING ZONDYG: CC ZO
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�- AIRPORT D QUEEN KA'AHUMANU HIGHWAY
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SNpPP`NG
KAIL UA -KONA
KAILUA BAY— — `
DIVING ZONING: UNPLANNED
y —
KEAUHOU
EXHIBIT A
May 6, 1993
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'iPARTMENT OF PUBLIC WO
COUNTY OF rHAWAII
HILO, HAWAII
.�
DATE
��e/;Z{�,��ana✓urn September 1, 1993
v
.. Planning Di ector
Galen Kuba, Acting Division Chief
Engineering Division
-'.BJ E7 -
Change of Zone Application (REZ 93-11, 12, & 13)
State Land Use Boundary Amendment (SLU 93-1, 2, & 3)
Applicant: Maryl Development
Location: Lanihau, North Kona, HI
TMK: 7-5-04: 19, 54, & Remnant
We have reviewed the subject applications and our comments are as follows:
BUILDING
1. Buildings shall conform to all requirements of code and statutes
pertaining to building construction.
DRAINAGE
2. All development generated runoff shall be disposed of on site and
shall not be directed toward any adjacent properties.
3. Applicant shall be informed that if drywells are included in the
subject improvements, Chapter 23, Underground Injection Control
(UIC) Administrative Rules, Dept. of Health, prohibit any person
from operating, constructing or modifying an injection well
(drywell) unless authorized by a permit issued by the Director of
Health, State of Hawaii.
4. A drainage study should be prepared and a drainage system should be
installed meeting with the approval of DPW.
5. All grading and grubbing activities shall comply with Chapter 10 of
the Hawaii County Code.
WASTEWATER
6. Sewer lines should be installed to connect with the Kealakehe
Wastewater Treatment Plant. The applicant should contact DPW -
Wastewater Division for approval of specific plans. ��A.A
Memo to Planning Director
Sept. 1, 1993
Page 2
SOLID WASTE
7. A solid waste management plan should be developed. The
plan should address, as a minimum, the following:
a. Analysis of anticipated solid waste volume and
composition.
b. Proposed disposal and/or transportation methods to
be employed for various components of the waste
stream.
C. Impacts to existing/proposed County solid waste
facilities, including financial impacts, and
appropriate mitigating measures.
d. A waste reduction component which analyzes
techniques to be employed to achieve a reduction
goal of 25% by 1995 and 50% by 2000.
8. Due to the extremely limited capacity of the old Railua
landfill, construction wastes will be prohibited at this
landfill and all transfer stations island -wide until the
new West Hawaii Landfill is completed and in operation.
Construction wastes may be brought to the Hilo Landfill,
however, the contractor will be responsible to provide
all necessary labor, equipment, materials and supplies
to properly landfill his waste.
9. Based upon the current draft status of the Integrated
Solid Waste Management Plan, we would recommend that the
applicant be required to abide by the plan as ultimately
approved by the County Council. This may or may not
require the construction of an additional solid waste
transfer station.
RO=ADWAYS
10. Driveway access to the individual lots should not be
directly from the arterial road (Henry Street).
11. Henry Street should be extended to intersect with Palani
Road. DPW has previously recommended that this
intersection be located at the existing Ololi
Road/Palani Road intersection. We understand that the
Planning Dept. is reviewing the feasibility of this
location based upon the results of the Archaeological
reports. Channelization and signalization should be
provided at the Palani Road/ Henry Street intersection.
w
Memo to Planning Director
Sept. 1, 1993
Page 3
12. All roadways within the proposed development should
follow the guidelines incorporated in the Hawaii
Statewide Uniform Design Manual for Streets and
Highways. These roadways should also meet the
requirements of DPW. Curb, gutter, and sidewalk
improvements should be constructed within the Henry
Street right-of-way.
13. We defer to DOT concerning improvements within the Queen
Raahumanu Highway right-of-way.
14. A schedule outlining roadway and infrastructure
improvements should be submitted subject to the approval
of DPW and DOT.
15. The TIAR submitted with the application projects that
the 1997 peak hour traffic for mauka-bound Palani Road
will be two thousand nine hundred and twenty-four
(2,924) vehicles per hour; this clearly highlights the
need for a future Palani Road bypass.
16. It is anticipated that the Ololi Road right-of-way
included in the Change of Zone application may
eventually be sold or exchanged to the applicant.
17. Discussions are under way for the applicant to construct
a new emergency truck ramp and an adjacent short stretch
of a realigned Palani Road on right-of-way to be
provided by the County mauka of the Ololi Road
intersection.
TWP:s1s
Engineering - Hilo
Engineering - Rona
Planning - Rona
RESOURCE DOCUMENT "A"
TRAFFIC IMPACT ANALYSIS REPORT
FOR
CROSSROADS PHASE 2
IN
KAILUA-KONA, HAWAII
Prepared For
Maryl Development, Inc.
Kailua-Kona, Hawaii
Prepared By
Barton-Aschman Associates, Inc.
Honolulu, Hawaii
April 1993
TABLE OF CONTENTS
ii
N
Page
1.
INTRODUCTION
1-1
Project Location and Description
1-2
Study Methodology
1-2
2.
ANALYSIS OF EXISTING CONDITIONS
2-1
Existing Peak Hour Traffic Volumes
2-3
Level -of -Service Concept
2-3
Existing Level -of -Service Analysis
2-5
3.
PROJECTED CUMULATIVE TRAFFIC CONDITIONS
3-1.
Background Traffic Growth Rate
3-1
Related Projects
3-2
Roadway Improvements Associated With Related Projects
3-6
1997 Cumulative Traffic Volumes
3-8
1997 Cumulative Level -of -Service Analysis
3-8
4.
CUMULATIVE PLUS PROJECT TRAFFIC CONDITIONS
4-1
Trip Generation
4-2
Trip Distribution
4-2
Trip Assignment
4-2
Total Peak Hour Traffic Volumes
4-2
S.
SUMMARY OF IMPACTS AND MITIGATION MEASURES
5-1
Definition of Significant Impacts
5-1
Project -Related Traffic Impacts
5-2
ii
N
I
LIST OF FIGURES
Page
1.
Site Location
1-3
2.
Existing Roadway Network
2-2
3.
Existing Peak Hour Volumes
2-4
4.
Locations of Related Projects
3-3
5.
1997 Cumulative Peak Hour Traffic Volumes
3-9
6.
Directions of Approach
4-4
7.
Project Related Peak Hour Trips
4-5
8.
1997 Cumulative Plus Project Peak Hour
Traffic Volumes
4-7
LIST OF TABLES
1.
Level -of -Service Definitions for Signalized Intersections
2-6
2.
Results of Existing Level -of -Service Analysis
2-7
3.
1997 Cumulative Level -of -Service Analysis Without Project
3-10
4.
Project Trip Generation Analysis
4-3
5.
1997 Cumulative Plus Project Level -of -Service Analysis
5-3
1.
INTRODUCTION
Barton-Aschman Associates Inc. has been retained by Maryl Development, Inc. to conduct a
traffic impact study for Phase 2 of Crossroads in Kailua-Kona, Hawaii. This project is referred
to as Lanihau-Mauka in previous traffic studies. There are two possible development scenarios
that were analyzed in this report. Both scenarios are mixes of office and retail and will be
discussed later.
The following report has been prepared to describe the traffic characteristics of the project and
the traffic -related impacts of the project on the adjacent roadway network. In this report, "project"
refers to Phase 2 of Crossroads only. Phase 1 was analyzed in a previous report and is
considered as a background condition in the following analyses.
L-1
This introductory chapter discusses the location of the project, the proposed development
scenario, and the study methodology.
PROJECT LOCATION AND DESCRIPTION
The location of the project is shown on Figure 1. The proposed project is a mixed use
development as follows:
Use Scenario A Scenario B
Office 38,000 SF 0
Specialty Retail 142,500 SF 180,500 SF
Restaurant 9,500 SF 9.500 SF
Total 190,000 SF 190,000 SF
(SF = square feet leasable)
Access to the project will be via an intersection along Queen Kaahumanu Highway at Henry
Street. The configuration of this intersection and the roadway cross-section is consistent with
Henry Street south of Queen Kaahumanu Highway. Presently, an alternatives analysis for up-
grading Queen Kaahumanu Highway is underway. For the analyses conducted in this study, it
was assumed the Queen Kaahumanu Highway is upgraded to provide satisfactory service levels
for traffic generated by the related projects (i.e. six -lane arterial).
STUDY METHODOLOGY
In order to conduct this traffic study, several tasks were performed. These are discussed in the
following paragraphs.
1-2
aw
FUTUFE ROADWAY
PHASE 2
...........
..........
................
.................
.............
...........
.............
PHASE 1
... . ..........
...........
..........
•
•
................... ......
. . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . .
OMEN KAAHUMANJ HK*fWAY
HENRY 87FEEr 00NffrRUaM
AS PART OF Col 1088FOADS PHASE I •
KUAKM HI )HWAY
SITE LOCATION
NOT TO SCALZ
Barton-Aschfran Aucciate% by.% 1-3 Figure 1
Is
1. Data Collection
Three intersections were selected for study as listed below:
1. Palani Road and Queen Kaahumanu Highway
2. Henry Street and Queen Kaahumanu Highway (future condition)
3. Palani Road and Henry Street (future condition)
A substantial amount of traffic -related information was collected in order to analyze the existing
traffic conditions and to estimate the future traffic volumes on the roadways adjacent to the study
site. The data collected included the following:
- Development plan data;
- Roadway network;
- Existing morning and afternoon (AM and PM) peak hour traffic volumes;
- Traffic information for other planned projects; and
- Previous traffic studies conducted for projects in the adjacent area.
Because Queen Kaahumanu Highway is generally a north -south route on the island of Hawaii,
it serves as the north reference point for intersection calculations and discussions in this report.
2. Selection of Analysis Techniques
The planning method described in the 1985 Highway Capacity Manual (HCM) was used to
determine the level -of -service (LOS) at the existing signalized intersections listed above and any
intersections that would be signalized under future conditions. For unsignalized intersection
analysis, the 1985 HCM was also used as a reference. Level -of -Service is a qualitative measure
of the operating conditions at an intersection. The LOS concepts for both methods are presented
in Chapter 2 of this report.
3. Analysis of Existing Traffic Conditions
Utilizing the existing data, the traffic conditions in the vicinity of the study area were determined
under present conditions. The planning methods described above were used to determine the
level -of -service at the two signalized intersections. Henry Street between Queen Kaahumanu
Highway and Kuakini Highway is assumed under cumulative traffic conditions.
4. Determination of Cumulative Traffic Projections
Based on comments from the County regarding previous studies, 1997 was used as the design
year.
Future cumulative traffic volumes have two components. The first is background growth. The
second is traffic generated by other planned projects in the vicinity. These volumes are referred
to as "related project trips." The total future cumulative traffic is the sum of existing plus
background growth plus related project trips. The assumptions used to estimate the 1997
cumulative trips and the resulting traffic projections are presented in Chapter 3 of this report.
Operating conditions at the study intersections. were analyzed using level -of -service calculations.
S. Analysis of Project -Related Traffic Impacts
The next step in the traffic analysis of the project was to estimate the AM and PM peak -hour
traffic that would be generated by the proposed development. This estimate was done using trip
generation rates from Trio Generation (Fourth Edition, 1987), an informational report prepared
by the Institute of Transportation Engineers (ITE).
These trips were distributed and assigned to the various traffic turning movements at the adjacent
intersections. The site -generated traffic was then superimposed on 1997 cumulative traffic
volumes at the subject intersections. The HCM planning method was then used again to conduct
a level -of -service analysis.
1-i
I
A comparison of 1997 cumulative peak hour conditions to 1997 conditions with the project was
made in order to determine the impact of this additional traffic on the roadway network. The
resulting traffic projections for year 1997 with the project are presented in Chapter 4.
The analysis of the project -related impacts and the conclusions of the analyses are discussed in
Chapter 5.
L -b
f
2.
ANALYSIS OF EXISTING CONDITIONS
This chapter presents and discusses the existing traffic conditions and volumes on the roadways
in the vicinity of the proposed project. The level -of -service concept and the results of the level -
of -service analysis for existing conditions are also presented. The purpose of this analysis is to
establish the base conditions for the determination of the impacts of the project which are
described in a subsequent chapter.
The study intersections were- selected based upon the access routes to and from the project and
verified with the County Department of Public Works. The intersections analyzed and existing
lane configurations on the accompanying street network are shown on Figure 2.
2-1
2
2-2
PALAN ROAD
a
z
L_
Co
x
W
k
N
m
EXISTING PEAK HOUR TRAFFIC VOLUMES
The existing AM and PM peak hour traffic volumes at the intersection of Palani Road and Queen
Kaahumanu Highway were obtained from field counts conducted during March 1990 and April
1992. These counts are shown in Figure 3 for the AM and PM peak hours, respectively.
LEVEL -OF -SERVICE CONCEPT
Signalized Intersections
The planning method described in the 1985 Hip
hway Capacity Manual (HCM) was used to
analyze the operating efficiency of the signalized intersections adjacent to the study site. This
method involves the calculation of a volume -to -capacity (V/C) ratio that is related to a level -of -
service. A maximum intersection capacity based on the number of phases was used for the V/C
calculations.
"Level -of -Service" is a term that denotes any of an infinite number of combinations of traffic
operating conditions that may occur on a given lane or roadway when it is subjected to various
' traffic volumes. Level -of -service is a qualitative measure of the effect of a number of factors
that include:
- Speed,
- Travel Time,
- Traffic Interruptions,
- Freedom to Maneuver,
- Safety,
- Driving Comfort, and
- Convenience
2-3
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OUEEN KAAHUMANU HIGhWVAY 571 (892) --► •
LEGiND
100 (200)
PM PEAK HOUR
AM PEAK HOUR
FUTURE ROADWAYS
EXISTING PEAK HOUR VOLUMES
Barton -Aad nan Amodates, kr..
2-4
Figure 3
There are six (6) levels -of -service, A through F, that relate to the driving conditions from best ,N
to worst, respectively. The characteristics of traffic operations for each level -of -service are
summarized in Table 1. In general, Level -of -Service A represents free-flow conditions with no
congestion. Level -of -Service F, on the other hand, represents severe congestion with stop -and -go
conditions.
Corresponding to each level -of -service shown in the table is a volume -to -capacity ratio. Volume -
to -capacity is the ratio of either existing or projected traffic volumes to the capacity of the
intersection. Capacity is defined as the maximum number of vehicles that can be accommodated
by the roadway during a specified period of time. The capacity of a particular roadway is
/ dependent upon its physical characteristics such as the number of lanes, the operational
characteristics of the roadway (one-way, two-way, tum prohibitions, bus stops, etc.), and the type
of traffic using the roadway (trucks, buses, etc.) and turning movements.
EXISTING LEVEL -OF -SERVICE ANALYSIS
As Table 2 indicates, the traffic at the intersection of Queen Kaahumanu Highway and Palani
Road presently operates at Level -of -Service A during the AM peak hour and Level -of -Service
D during the PM peak hour.
The level -of -service analysis was conducted for the intersection of Queen Kaahumanu Highway
at Palani Road, for existing conditions. The result of this level -of -service analysis are shown in
Table 2.
2-5
k
TABLE 1
LEVEL -OF -SERVICE DEFINITIONS FOR SIGNALIZED INTERSECTIONS
TRAFFIC STUDY FOR CROSSROADS PHASE TWO
Volume -to -
Capacity
Level -of- Capacity Per Vehicle
Service Interpretation Ratio (1)
-------------------------------------------------------------------------------------
A, B Uncongested operations; all
vehicles clear in a single cycle.
C Light congestion; occasional
backups on critical approaches.
D Congestion on critical
approaches but intersection
functional. Vehicles must wait
through more than one cycle
during short peaks. No long
standing lines formed.
E Severe congestion with some
standing lines on critical
approaches. Blockage of
intersection may occur if
signal does not provide
protected turning movements.
0.000-0.700
0.701-0.800
0.801-0.900
0.901-1.000
i
Stopped Delay
(Seconds)
---------------------------
< 15.0
15.1-25.0
25.1-40.0
40.1-60.0
F Total breakdown with stop- > 1.001 > 60.0
and -go operation.
NOTES: (1): Source: Highway Capacity Manual, 1985.
(2): This is the ratio of the calculated critical volume to Level of Service
E Capacity.
2-6
TABLE 2
RESULTS OF EXISTING LEVEL -OF -SERVICE ANALYSIS
TRAFFIC STUDY FOR CROSSROADS PHASE TWO
Intersection
1. Palani Road and Queen()
Kaahumanu Hwy
2. Henry Street and Queen
Kaahumanu Hwy
3. Henry Street and
Palani Road
AM Peak Hour
LOSM V/C(2)
PM Peak Hour
LOS V/C
A 0.55 D 0.817
NOTES:
(1): LOS = Level -of -Service
(2): V/C = Volume -to -Capacity Ratio
(3): Intersection is signalized
Future Intersection
Future Intersection
2-7 - .
3.
PROTECTED CUMULATIVE TRAFFIC CONDITIONS
The purpose of this chapter is to discuss the assumptions and data used to estimate 1997
cumulative traffic conditions. Cumulative traffic conditions are defined as the traffic conditions
resulting from background growth and related projects.
BACKGROUND TRAFFIC GROWTH RATE
The first component of cumulative trips is background growth. Peak hour traffic counts
conducted at the intersection of Queen Kaahumanu Highway and Palani Road in 1990 and 1992,
indicated the background growth rate to be approximately 4 per cent per year in the study area.
Therefore, a noncompounded growth rate of 4.0 percent per year was used for the intersection
at The Town Center. This is equivalent to a 20.0 percent growth over the next five years (1992
through 1997).
3-1
8
Traffic along Queen Kaahumanu Highway between Keahole Airport and Kaiwi Street has grownR
at a much faster rate. HDOT historical counts indicate an average annual growth of 8.4 per cent
per year. Therefore, for this section of roadway an average annual growth rate of 8.4 per cent
per year was used.
It is important to note that this growth represents ambient background growth not associated with
any particular project. Comparison of this growth rate with historical traffic counts in the area
would be misleading as the counts include ambient growth in addition to traffic from specific
related projects.
RELATED PROJECTS
The second component in estimating future traffic conditions without the project is the traffic
generated by related projects in the vicinity. Related projects are defined as those projects that
are approved, planned or could be constructed during the time frame of this study that would
significantly impact traffic at the intersections analyzed.
Based upon the information obtained from the County and discussions with local developers,
twelve projects that would generate traffic have been identified. The location of these projects
are shown on Figure 4 and each project is discussed separately.
(A) An expansion of the existing Lanihau Center has been proposed. The center is
located west of Queen Kaahumanu Highway between Palani Road and Henry
Street. The expansion includes 260,075 s.f. of retail space and four separate
building pads with a combined total of 14,500 s.f. Construction of Henry Street
is part of the Lanihau Center project. The traffic related information for this
project was taken from the TIAR for Henry Street and Lanihau Center II, prepared
by Barton-Aschman in May 1990.
3-2
N
F E
C
If
)11�L
"1
d
9
LOCATIONS OF RELATED PROJECTS
R 1 .
AND ASSOCIATED ROADWAY IMPROVEMENTS
Barton-Aschman Assodate% Inc.
3-3
Figure 4
(B) Lanihau-Mauka is the proposed development of several parcels on the southside
of Palani Road mauka of Queen Kaahumanu Highway. Proposed land uses
include office, restaurant and retail space. Included in the project is an extension
of Henry Street from Queen Kaahumanu Highway to Palani Road. Trips related
to this project have been extracted from the TIAR currently being prepared by
Barton-Aschman.
(C) A 3.3 acre parcel west of Kuakini Highway and south of Kaiwi Road is currently
zoned for residential development. Based on this zoning, approximately 100
condominium units could be constructed. Traffic characteristics of the project are
provided in the TIAR for Kailua Park.
(D) A 9 -acre area immediately south of the Henry Street alignment between Queen
Kaahumanu Highway and Kuakini Highway is zoned for a commercial
development of approximately 90,000 s.f. Traffic for this development was based
on trip rates extracted from Trio Generation (Fourth Edition. 1987), an
informational report prepared by the Institute of Transportation Engineers (ITE).
This report includes peak hour and daily trip generation rates and inbound and
outbound directional distribution.
(E) TheoDavies Euromotors is constructing a service center on Kuakini Highway
between Kaiwi Street and Palani Road. Traffic generated by this project was
derived from the traffic study prepared by Barton-Aschman Associates in April
1992. At the time of traffic counts, this facility was under construction.
(F) West Hawaii Today has proposed a new 10,000 square foot office building at the
intersection of Kaiwi Street at Kuakini Highway. Traffic projections were taken
from the traffic study prepared by Barton-Aschman in December 1990.
3-4
(G) A potential site for the Kona Civic Center is the northeast corner of Palani Road
at Henry Street extension. The traffic volumes for the event are derived from the
traffic study prepared by Barton-Aschman Associates.
(H) O'oma II is a mixed use project to be located south of the NELHA project. The
traffic assignments used to estimate background traffic were taken from the traffic
study prepared for the O'oma project. The study was prepared by the Traffic
Management Consultant and is dated July 29, 1991.
(I) Kohanaiki is a 470 -acre development across Queen Kaahumanu Highway from
Kohanaiki Mauka. Traffic projections are taken from the EIS provided by the
developer.
(J) Kohanaiki Mauka is also located south of the NELHA project. This project is to
consist of 70 acres of light industrial development. This description is based on
information contained in the June 8, 1991 OEQC Bulletin. Traffic assignments
for the project were estimated by conducting a trip generation and assignment
analysis that used ITE trip generation from HDOT counts.
(K) NELHA anticipated that employment will increase from 100 to 300 employees by
1997. Trips generated by these employees were estimated using ITE trip
generation rates.
(L) HOST Park has an expansion program that is the subject of an EIS currently being
prepared. Traffic projections were taken from the traffic study prepared by
Barton-Aschman Associates.
(M) The proposed Keahuolu Land Development project, an 1,135 -acre portion of the
Queen Liliuokalani Trust property, is the major contributor of related project
traffic. The project is primarily located on Queen Kaahumanu Highway and north
3-5
to be constructed as a four -lane arterial with separate left -turn lanes and acceleration and
deceleration lanes along Queen Kaahumanu Highway.
(2) Kealakehe Parkway between Queen Kaahumanu Highway and Palani Road. The EIS
information obtained did not indicate type of roadway. However, it was assumed that
Kealakehe Parkway would be a four -lane arterial based on the traffic volumes shown in
the report.
(3) Mid -Level Road between Kealakehe Parkway and Palani Road. As with Kealakehe
Parkway, the type of roadway was not indicated. A four -lane arterial was assumed, which
is consistent with Henry Street south of Palani Road. It was also assumed that the Mid -
Level Road would intersect Palani Road at Henry Street. Henry Street has been designed
such that it will intersect Palani Road in the vicinity of the existing Ololi Road, 200 feet
south of the water tank along Palani Road. This location makes alignment with Mid -
Level Road more viable a the previous alignments discussed that assumed Henry Street
600 feet south of the water tank.
(4) The intersection of Palani Road at Queen Kaahumanu Highway will be improved to
provide an additional through lane into the town center and double left -turn lanes. With
signalization modifications, this lane may optionally be used as a left -turn lane.
(5) Queen Kaahumanu Highway will be improved to a six -lane arterial as an interim
condition until a fully -access controlled facility is constructed. Review of the related
projects indicate that Queen Kaahumanu Highway will have to be widened to
accommodate traffic generated by projects already approved for development. Several
of the traffic studies indicate that Queen Kaahumanu Highway will be a four or six -lane
divided highway by the design year and have used this configuration as the background
condition to estimate traffic impacts of those projects. As part of this study, the
intersection of Queen Kaahumanu Highway at Palani Road is also improved to provide
double -left turn lanes along Queen Kaahumanu and an additional through lane along
Palani Road from the town center and along Queen. Kaahumanu Highway.
3-7
i
1997 CUMULATIVE TRAFFIC VOLUMES
Cumulative traffic volumes for 1997 were calculated by superimposing background growth and
related project trips onto existing traffic volumes. A factor of 1.20 was applied to existing traffic
and the trips from the related projects described above were added to obtain the 1997 cumulative
traffic volumes. Volumes were assigned to the roadway network for both peak hours as shown
on Figure 5.
1997 CUMULATIVE LEVEL -OF -SERVICE ANALYSIS
A level -of -service analysis for 1997 cumulative conditions was conducted to provide a basis for
determining the projects impacts. The results are presented in the final chapter of this report to
facilitate comparisons with cumulative plus project conditions. The results of the level -of -service
analysis for 1997 conditions is shown on Table 3.
3-8
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AM PEAK HOUR
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.997 CUMULATNE PEAK HOUR TRAFFIC VOLUMES.
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3-9
Fie 5
r
TABLE 3
1997 CUMULATIVE LEVEL -OF -SERVICE ANALYSIS
WITHOUT PROJECT
TRAFFIC STUDY FOR LANIHAU MAUKA
Intersection
1. Palani Road @ Queen Kaahumanu
2. Henry Street @ Queen Kaahumanu
3. Henry Street @ Palani Road
Notes:
(1) V/C = Volume -to-Capacity Ratio
(2) LOS = Level -of -Service
N
AM Peak Hour
VL')
LOS(2)
1.051
F
0.480
A
0.747
C
3-10 - -
PM Peak Hour
a
LOS
1.326
F
0.843
D
0.901
E
a
. ` ♦ 4
TRIP GENERATION
Traffic volumes for the proposed project were determined using trip generation equations
contained in Trip Generation (Fourth Edition, 1987), an informational report prepared by the ITE.
There are two possible development scenarios. A trip generation analysis was conducted for each
and is summarized in Table 4. As shown, Scenario A generated more AM peak hour trips than
Scenario B. Scenario A and B generated a comparable number of trips during the PM peak hour.
In order to examine a worse case scenario, Scenario A was used for the traffic analyses in this
study even though it generated less total daily trips than Scenario B. The total number of peak
hour trips are more important than the total number of daily trips, as the peak hour trips impact
the commute hour when the roadway is already filling with vehicles.
TRIP DISTRIBUTION
The project -related trips were distributed based on the future distribution of population and the
anticipated approach and departure routes to the project site. This information was obtained from
t previously conducted traffic studies for the area. The directions of approach and departure are
shown on Figure 6.
TRIP ASSIGNMENT
Using the trip generation and trip distribution previously discussed, site -generated traffic was
assigned to the various turning movements at the intersections studied. The trip assignments for
the AM and PM peak hours, are shown on Figure 7.
TOTAL PEAK HOUR TRAFFIC VOLUMES
Future traffic volumes with the project were determined by superimposing the site -generated
traffic on the cumulative traffic volumes presented in the previous chapter. Thus, operating
conditions under this scenario include existing traffic, background growth, related projects and
proposed project trips on the future roadway network.
4-2
TABLE 4
PROJECT TRIP GENERATION ANALYSIS
TRAFFIC STUDY FOR CROSSROADS PHASE TWO
Development Scenario A
Development Scenario B
Floor
Daily
AM Peak Hour
PM Peak Hour
Use
Area
Tris
In
Out
Total
In
Out
Total
Office
38,000 SF
664
76
11
87
14
74
88
Retail
142,500 SF
8,417
137
59
196
337
351
688
Restaurant
9,500 SF '
867
7
1
8
43
19
62
Total
190,000 SF
9,948
220
71
291
394
444
838
Development Scenario B
4-3 - . .
Floor
Daily
AM Peak Hour
PM Peak Hour
Use Area
Trios
In
Out
Total
In Out Total
Retail 180,000 SF
9,814
158
68
226
365 412 777
Restaurant 9,500 SF
867
7
1
8
43 19 62
Total 190,000 SF
10,681
165
69
234
408 431 839
4-3 - . .
0
15%
45%
5%
.7%
...........
............
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...................... ....
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..................
................
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...........................
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........................... .00
...........................
.................. 0 ........
. . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . .
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6 . . . . . . . . . . . . . . . . . . . . . .
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6 . . . . . . . . . . . . . . . . . . . . . .
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. . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . .
OUMN KAAHUMAM HKMAY
10%
DIRECTIONS OF APPROACH
Barton-Aschman Amociates, Inc,
4-4
I
Figure 6
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ao ��
4?
Q
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CSN
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100 (200)
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PROJECT RELATED PEAK HOUR TRIPS
Berton-Aectvnen Assodates, kr. 4-5 Fgxe 7
•
The resulting 1997 cumulative plus project traffic volumes are shown for the AM and PM peak
hours on Figure 8.
4-6 - -
4
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Am.
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RnU E ROADWAYS
X94 (16i3 -1)
1997 CUMULATIVE PLUS PROJECT
PEAK HOUR TRAFFIC VOLUMES
Berton-Aschman Aeeociatee .Inc. 4-7 Ferre 8
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X94 (16i3 -1)
1997 CUMULATIVE PLUS PROJECT
PEAK HOUR TRAFFIC VOLUMES
Berton-Aschman Aeeociatee .Inc. 4-7 Ferre 8
•
S.
SUMMARY OF IMPACTS AND MITIGATION MEASURES
The purpose of this chapter is to summarize results of the level -of -service analyses that identify
the project -related impacts on the surrounding roadway network. In addition, any mitigation
measures necessary and feasible are identified.
DEFINITION OF SIGNIFICANT IMPACTS
Criteria have been established in various cities to define a significant traffic impact requiring
mitigation. These criteria were used in this study as specific guidelines have not been established
in Kailua-Kona. Generally, the criteria are as follows: if the level -of -service under cumulative
conditions without the project is E or F, and the volume/capacity (V/C) ratio changes 0.030 or
less, the project's traffic impacts are considered insignificant. However, if the V/C ratio change
51
is greater than 0.030, then mitigation measures that will reduce the V/C ratio change to less than ..
0.030 must be identified. If the IAS with project traffic is D or better or If the V/C ratio 4'
changes are less than 0.030, then no mitigation Is required. For this project, the 0.030 criterion
has been used.
It should be noted that the applicant, Maryl Development, Inc., is proposing to construct the
following off-site improvements as part of Phase 2 at their expense:
1. Extend Henry Street from the applicant's mauka property line to Palani Road
when additional right-of-way to achieve an 80' wide corridor is provided by
others. This segment would be developed as a four lane collector with a turn lane
j within an 80' right-of-way, matching the cross-section of Henry Street makai of
1 Queen Kaahumanu Highway.
2. Construct one-half of the Henry StreetTalani Road Intersection; the other half
should be provided by the developer of the Mid -Level Road.
CONCLUSION
A summary of the level -of servioe analyses results for the intersections under study Is presented
In Table S. None of the interaecdons that indicate Level -of -Service E or F under Cumulative
Conditions demonstrate a change of 0.030 or greater during the AM peak or PM peak hours.
In conclusion, the LOS for cumulative plus project conditions is either D or better or the V/C
ratio changes lest than 0.030 at all three intersections analyzed. Therefore, no mitigation
measures are required in addition to the off-site improvements noted above.
S-2
TABLE 5
4► 1997 CUMULATIVE PLUS PROJECT
LEVEL -OF -SERVICE ANALYSIS
TRAFFIC STUDY FOR CROSSROADS PHASE TWO
M
5-3
w/o Project
w/Project(l)
Change(')
AM
PM
AM
PM
AM
PM
Intersection
Y2c(l)
Los(,) V/c Los
/C
Los V/C Los
1.
Palani @ Queen K
1.051
F 1.326 F
1.060
F 1.348 F
0.009
0.022
2.
Henry @ Queen K
0.480
A 0.843 D
0.494
A 0.894 D
0.014
0.051
3.
Henry @ Palani
0.747
C 0.901 E
0.750
C 0.929 E
0.003
0.028
V/C ratios and levels
-of -service shown indicate results
of mitigation measure discussed in report.
M
5-3
RESOURCE DOCUMENT "B"
LANIHAU, NORTH KONA, HAWAII ISLAND:
ARCHAEOLOGICAL INVENTORY SURVEY
Prepared for:
MARYL DEVELOPMENT INC.
75-5751 Kuakini Highway
Suite 203
Kailua-Kona, Hawaii 96740
Prepared by:
William Barrera, Jr.
CHINIAGO INC.
P. O. Box 2649
Kamuela, Hawaii 96743
SEPTEMBER 1990
I. INTRODUCTION
An archaeological site inventory sur-
vey was conducted on approximately 15
acres at Lanihau, North Kona, Hawaii
Island [TMK: 7-5-04: 19, por. 29 and
por. of the old Honokohau Road].
The project area is located on the
northeast side of Kuakini Highway, ap-
proximately one-half mile from Kailua
Bay at an elevation of between 160 and
250 feet. It is located just within the .
boundary of the Kona Field System [50-
10-37-6601], a large prehistoric agricul-
tural complex that extends from
Kealakekua Bay to north of Kailua-
Kona. Historic land use has been cattle
and horse grazing.
The Soil Conservation Service of the
United States Department of Agricul-
ture recognizes only one soil type in the
project area:
"Punaluu extremely rocky peat,
6 to 20 percent slopes" (rPYD).
This soil is low on the leeward sid
of Mauna Loa. Rock outcrops oc-
cupy 40 to 50 percent of the surface.
"Ina representative profile the sur-
face layer is blackpeat about 4 inches
thick. It is underlain by pahoehoe
lava bedrock This soil is medium
acid.
UPOW MIM
wLwl
KAWAIIIA[ MY
WAIMEA
NAUKA Iffy
12.7M
X
KWgLE MIM
Project Area MLO MY
MLD
KAILUA
KRALAKDOA
CWTAINCOOK PANDA
KIIALAKEIOIA MY = M LVIA LDA
12AM
KILALRA CALD[M
P
IIAAL[
801]111 POKR
I. Hawaii Island, Showing Location of Project Area
-1-
PALA
ROA
it
KUAKINI
HIGHWAY
00 METERS
prZZIZZ A- FEET
"Representative profile, Punaluu
Quadrangle, lat. 19'08'56" N. and
long. 155'30'58" W.:
"02 - 4 inches to 0, black [ IOYR 2/11
peat; weak, v fine, granular smw-
ture; very friab e, nonsacky, nonplas-
tic, and nonsmeary; many_r�s; an
very fine pores; few pe
face; medium acid; abrupt, wavy
boundary. (3 to 8 inches thick)
"UR - 0 to 10 inches, hard pahoehoe
lava
"The 02 horizon ranges from 3 to 8 in-
ches in thickness and from 5YR to
I OYR in hue.
"The peat is rapidly permeable. The
pahoehoe lava is very slowly perme-
able, although water moves rapidly
through the cracks. Runoff is slow,
2. Location of Project Area
and the erosion hazard is slight. Roots
are matted over the pahoehoe lava.
"This soil is used for pasture.
(Capability, subclass VIIs, nonir-
rigated; pasture group 3)" [USDA
Soil Conservation Service 1973: 481
The survey area is gently sloping
pahoehoe bedrock with a vegetation
cover of haole koa [Leucaena
glauca],kiawe [Prosopispallida] and
grass. The parcel has been used for
grazing, and the area northwest of the
Honokohau-Kailua Road Site 145121
has been grubbed at least twice. The
northeast third of this area is com-
pletely devoid of any vegetation, and
has apparently been cleared quite
-2-
recently. The middle third has been
grubbed, but the vegetation has had
time to make a partial come -back.
The southwestern third and the strip
on the southeast side of the
Honokohau-Kailua Road do not ap-
pear to have been grubbed at all, and
are the only parts of the survey area
with a fairly dense growth of kiawe
trees.
Previous archaeological research in
the immediate vicinity includes a
1972 reconnaissance level survey
that located three sites [one walled
shelter, one platform and one leveled
area] across KuWdni Highway to the
southwest [Rosendahl 1972], a 1979
reconnaissance of 212 acres across
Palani Road to the northwest and
along the north boundary of the
present project area that located thir-
teen features and feature complexes
[Rosendahl 19791, and a major sur-
vey and excavation project associated
with the construction of Kuakini
Highway [Schilt 1984]. In addition,
numerous survey and data recovery
projects have occurred in the area be-
tween the project area and the
ahupua'a of Kahaluu and Keaubou
much further to the south.
The archaeological pattern for the
North Kona area generally exhibits a
relatively high density of sites near
the coast, with a less intensively used
area situated between the east and
the agricultural fields further inland.
The highest concentration of coastal
remains is generally found seawardof
the Great Wall of Kuakini, a sizable
stone wall apparently constructed
during the 1840s to prevent maraud-
ing cattle away from the permanent
coastal habitations. Based on pre-
vious studies, we were expecting to
find scattered temporary and/or per-
3. Site Location Map
manent habitations [terraces, plat-
forms or bedrock outcrops modified
by the addition of retaining walls at
their perimeters], possibly some
burial platforms, and some of the
more informal sorts of agricultural
features [amorphous mounds,
modified bedrock outcrops, areas
cleared of rocks, etc.] associated with
the Kona Field System. It was also
Possible that one or two lava tubes
and perhaps a heiau might be found.
Any sites found could date from as
early as AM.1000 and as late as the
time of Western Contact, or even
buy later.
11 -METHODOLOGY
The present survey fieldwork was
conducted by one person in seven
days. The project area was systemati-
cally swept at intervals of five to ten
meters, depending upon the density
and nauire of the vegetation. Where it
was relatively open and there was
level pahoehoe right at the surface, as
on the south side of the Honokohau-
Kailua Road, the survey sweeps were
-3-
more widely spaced. Where the
vegetation was denser and the terrain
more uneven, as in the middle of the
property on the north side of the
Honokohau-Kailua Road, the survey
intervals were more closely spaced.
M. RESULTS
50-10-28-7276
This is the Great Wall of Kuakini, a
stone wall apparently constructed
early in the nineteenth century to
protect gardens from livestock, as re-
lated by Kelly.
"It has long been presumed that this
wall was built sometime during the
governorship of John Adams Kuakmi
[1820-1844] to protect the cultivated
uplands from the depredations of cat-
tle. However, as the wall is at all
points less than a mile from the
seacoast, only the food plots in the
coastal region would have been
Protected by it. It probably would
have only kept cattle and horses graz-
ing on the kola away from the
houselots and small gardens along the
shoreline" [Kelly 1983: 75].
50-10-28-14494
This is a linear alignment measuring
15 meters in length and 60 cen-
timeters in width, and standing to a
height of 70 centimeters. It is oriented
roughly inland -seaward. It is con-
structed primarily of stacked basalt
boulders although occasional cobbles
are present.
This particular use of boulders is not
typical of the historic period, and the
presence of other prehistoric sites in
the vicinity suggests that this site is
also prehistoric in age.
50-10-28-14495
This is a shallow midden deposit
covering an area of 8 by 15 meters.
The midden remains, which are found
in shallow pockets of dirt in the
pahoehoe bedrock, consist of the
shells of Cypraea caputserpends, C.
maculifera, Terebra sp., Tellina sp.,
Isognomon californicum and Nerita
Picea, plus one coral abrader, one
cobble of pontes coral and one small
fragment of pontes coral.
The site is either a temporary habita-
tion area or the refuse area of a near-
by permanent habitation dating from
the prehistoric period.
50-10-28-14496
This is a lava bubble measuring 2.0
by at least 5.0 meters, with a ceiling
height of 50 centimeters. The
northwest end of the opening into the
bubble is filled in with basalt cobbles,
constituting the only evidence of
human utilization.
The site may be prehistoric, or the
stones may have been added during
historic times to prevent injury to
livestock.
50-10-28-14497
This is a pahoehoe outcrop measur-
ing 6.0 by 6.0 meters and standing to
a height of 80 centimeters that has
been modified by the addition of two
small stone terraces to its sides. A
waterworn basalt pebble manuport
was found half -way between the two
features.
Feature A
This, the southeast terrace,
measures 1.4 by 4.5 meters and stands
to a height of 80 centimeters. It is con-
structed of stacked basalt cobbles and
boulders. No midden or artifacts were
found.
Feature B
This terrace is located on the
northwest side of the outcrop. It
measures 1.3 by 3.5 meters and stands
to a height of 60 centimeters, and is
constructed of stacked basalt cobbles
and boulders. No midden or artifacts
were observed.
The site is probably a prehistoric
agricultural feature. The possibility
that the features might be burials was
ruled out because of their small size
and the fact that they are situated in
such a way that it is unlikely that they
cover any entrances to any bubble
that might be located under the lava
outcrop.
50-10-28-14498
This is a freestanding wall measur-
ing 7.0 meters in length and 80 cen-
timeters in width, and standing to a
height of 60 centimeters. It is oriented
roughly inland -seaward. It is con-
structed primarily.of stacked basalt
boulders and occasional cobbles. No
midden or artifacts were found.
The feature may be prehistoric or it
may have been associated with his-
toric ranching activities.
50-10-28-14499
Feature A
This is a stone mound measuring 2.4
by 32 meters and standing to a height
of between 1.0 and 1.4 meters. It is
oval in shape and constructed of
-4-
tr
stacked basalt cobbles and boulders.
No midden or artifacts were found.
Feature B
This is a wall attached to the south
end of Feature A. It measures 3.5
meters in length and 70 centimeters in
width, and stands to a height of 70
centimeters. It is constructed mostly
of stacked basalt boulders, although
cobbles are present. No midden or ar-
tifacts were found.
This site is probably a prehistoric
agricultural feature, although there is
the possibility that Feature A may be
a grave from the same period.
50-10-28-14500
This is an accumulation of rocks
piled against the edge of a pahoehoe
outcrop and oriented roughly
northwest -southeast, or across the
slope. It measures 11.7 meters in
length, 1. l meter in width, and stands
to a height of 1.2 meter. It is con-
structed of stacked basalt cobbles.
The only midden present was a single
shell of a Cypraea eaputserpends.
The site is probably a prehistoric
agricultural feature.
50-10-28-14501
This is a midden scatter measuring
8.0 meters in diameter situated in
shallow dirt pockets in pahoehoe
bedrock. Midden remains present in-
clude shells of Cellan sp., Cypraea
maculifera and an unidentified Thaid
plus fragments of pontes coral.
The site is a prehistoric refuse area
50-10-28-14502
These two features were given a
single site number because of their
close proximity, thereby forming a
discrete tint distinct from other sites.
Feature A
This is a square rock mound
measuring 1.4 by 1.6 meters and
standing to a height of 70 centimeters.
It is constricted of stacked basalt cob-
bles and boulders on flat pahoeh
bedrock. No midden or artifacts wer
present.
Feature B
o
This is an oval rock mound built
against a low pahoehoe outcrop. It
measures 1.7 by 2.7 meters and stands
to a height of 70 centimeters. It is con-
structed of basalt cobbles and
boulders. No midden or artifacts were
found.
These are probably prehistoric
agricultural features. Neither feature
is quite large enough to contain a
human burial, and it is highly unlike-
ly that either one conceals -an entrance
to any lava tube, bubble, or other
similar cavity. For these reasons the
possibility that they might be human
graves was ruled out.
50-10-28-14503
This is a large roughly square plat-
form measuring 7.4 by 9.1 meters
[56.6 square meters] and standing to a
height of 1.0 meter. It is constructed
of stacked basalt cobbles and
boulders, with the exception of a rec-
tangular area measuring 2.0 by 3.2
meters [5.4 square meters] composed
of basalt pebbles.
In the northwest corner a small wall
[ 1.0 by 2.4 meters, 2.3 square meters]
projects 40 centimeters above the
platform surface. A similar wall is lo-
cated on the northeast corner and east
side. This measures 4.6 meters along
one arm, 6.3 meters along the other
and stands to a height of 50 cen-
timeters above the platform surface.
It covers an area of 9.4 square meters.
This site is prehistoric in age, and
may be either a habitation, probably
of a relatively high-ranking in-
dividual, or a grave.
50-10-28-14504
This is a complex of prehistoric
agricultural features covering an area
of approximately 25 by 50 meters.
Three representative features were
recorded
4. Plan of Site 14503
Feature A
At the north end this is a crude
retaining wall built against a
pahoehoe bedrock outcrop and at the.
south end it is a freestanding wall. It
is oriented approximately north -
south, or across the slope. It measures
11.6 meters in length, 80 centimeters
in width and 70 centimeters in height.
Itis constructed of stacked basalt cob-
bles and boulders. No midden or ar-
tifacts were observed.
Feature B
This is a rather amorphous ac-
cumulation of basalt cobbles and
boulders piled against the downhill
side of a small pahoehoe bedrock out-
crop. It measures 1.6 meters in length,
80 centimeters in width and 60 cen-
timeters in height. No midden or ar-
tifacts were present.
Feature C
This is an L-shaped irregular retain-
ing wall built against the edge of a
-5-
bedrock outcrop. It measures 2.8
meters along one arm and 5.2 meters
along the other, and varies between
1.2 and 1.5 meters in width. It stands
to a height of 60 centimeters.
50-10-28-14505
This is a square rock platform
measuring 1.5 by 1.5 meters and
standing to a height of 50 centimeters.
It is of core -fill construction, with an
exterior of basalt boulders and an in-
terior fill of basalt cobbles. The
southeast side abuts a small pahoehoe
bedrock outcrop. No midden or ar-
tifacts were observed
The function of this site is not
known, but its proximity to Site
14503 suggests an association with
that site. The possibility that it is a
grave was ruled out because of its
MUD size and the unlikelihood that it
conceals an entrance ID any cavity in
the lava beneath.
V.
5. Plan of Site 14506
50-10-28-14506
These two features were given a
single site number because of their
close proximity, forming a discrete
unit distinct from other sites.
Feature A
This is a stone mound measuring 1.5
by 2.8 meters (3.1 square meters) and
standing to a height of 60 centimeters.
It is oval in shape and constructed of
basalt cobbles and boulders. No mid -
den or artifacts were found.
Feature B
This is a crude retaining wall
measuring 5.2 meters in length and
between 0.5 and 1.3 meters in width
[4.6 square meters], and standing to a
height of 40 centimeters on the
southeast side and 80 centimeters on
the northwest. It is constructed of
stacked cobbles and boulders at one
end and is a boulder alignment at the
other. No midden or artifacts were
found.
The site is possibly a prehistoric
habitation shelter. Because of its
crude construction and the un-
likelihood that it conceals any cavity
in the lava beneath, it is unlikely that
Feature A is a human grave.
However, based solely on its size and
no other criteria, the possibility that it
is a burial must be considered.
This is a crude retaining wall
measuring 0.8 by 6.2 meters [5.5
square meters] and standing to a
height of 40 centimeters on the inside
and 75 centimeters on the outside. It
is oriented approximately northwest -
-6-
southeast, or across the general slope.
It is constructed of stacked basalt cob-
bles and boulders. No midden or ar-
tifacts were found.
This site may be a prehistoric
agricultural feature or, with the flat
area behind, may have been a tem-
porary prehistoric habitation.
50-10-28-14508
This is a crude, roughly square
mound or platform measuring 2.4 by
2.6 meters and standing to a height of
60 centimeters. It is constructed of
stacked basalt cobbles and boulders
on a pahoehoe bedrock outcrop. No
midden or artifacts were found.
This site is possibly a prehistoric
agricultural feature, but the pos-
sibility that it may be a grave is sug-
gested by its dimensions.
50-10-28-14509
This is a pahoehoe bedrock outcrop
against the side of which have been
stacked basalt cobbles and boulders
covering an area of 1.5 by 2.5 meters.
It stands to a height of 90 centimeters.
No midden or artifacts were ob-
served
This site is probably a prehistoric
agricultural feature, although the pos-
sibility that it conceals a grave in the
pahoehoe outcrop should be con-
sidered.
50-10-28-14510
These four features are located in an
area measuring approximately 6 by
18 meters, and were recorded under a
single site number because they ap-
pear to form a discrete unit distinct
from other sites.
Feature A
This is a freestanding wall measur-
ing 1.1 by 4.6 meters [4.9 square
meters) and standing to a height of 50
centimeters. It is constructed of stack-
ed basalt cobbles and boulders, and
abuts a pahoehoe bedrock outcrop on
SITE
TYPE
Length
Width
Height A
B C D E F
KFS NLS NS
7276
Great Wall of Kuakini
a
a a a
14494
Alignment
15.00
0.60
0.70
a
14495
Midden Deposit
15.00
8.00
a
144%
Modified Lava Bubble
5.00+
2.00
0.50
a
14497A
Stone Terrace
450
1.40
0.80
a
144978
Stone Terrace
3.50
130
0.60
a
14498
Freestanding Wall
7.00
0.80
0.60
0
14499A
Stone Mound
3.20
2.40
1..40
a a
14499B
Wall
3.50
0.70
0.70
a
14500
Rock Accumulation
11.70
1.10
1.20
a
14501
:Midden Scatter
8.00 diem.
a
14502A
Rock Mound
1.60
1.40
0.70
a
14502B
Rock Mound
2.70
1.70
0.70
a
14503
Platform
9.10
7.40
1.00
o a o
14504A
Retaining/Freestanding Wall 11.60
0.80
0.70
a
14504B
Rock Pik
1.60
0.80
0.60
a
14504C
Retaining Wall
2.80/520
120.1.50
0.60
a
14505
Platform
1.50
1S0
OSO
a
14506A
Stone Mound
2.80
130
0.60
n a
14506B
Retaining Wall
520
0-40.130
0.440.80
a
14507
Retaining Wall
620
0.80
0.440.75
a
14508
Mound/Platform
2.60
2.40
0.60
a
14509
ModMed Outcrop
2.50
1-40
0.90
a
14510A
Freestanding Wail
4.60
1.10
OSO
a
14510E
Stone Mound
2.90
130
0.60
a a
14S10C
L -Shaped Wall
2Sd3.00
0.80
a
14510D
Rock Mound with Wall
3.60
120
0.60
a
14511
Freestanding Wall
30.0+
0.70
OSO
a
14512
H000kohau-Kalim Road
a
o
SIGNMCANCE CRITERIA
A - Assodatim with Broad Patterns of History
B - Amodation with SlgnMcaat Persons
C • Exalknt Example of a Site Type
D • Costain Important Information on Prehistory or History
E - Cultmmly Slplfleant to as Ethak Group
F . Provlslonally SlpiMkaat, Further Wank Nailed to Confirm SipUksnce
KFS - Component of Kona Fkid System • Not Individually Skulf1cant
NIS - No Longer Sipro ant, Suffleknt Information Has Been Recovered
NS • Not Siorant
Table 1. Sites and Significance Assessments
-7-
7. Plan of Site 14510
the side of a ridge. No midden or ar-
tifacts were found.
Feature B
This is an rock mound measuring
1.3 by 2.9 meters [3.7 square meters]
and standing to a height of 60 cen-
timeters. No midden or artifacts were
found.
Feature C
This is a crude freestanding L-
shaped wall measuring 2.5 meters
along one arm and 3.0 meters along
the other. It is between 50 and 160
centimeters wide and stands to a
height of 80 centimeters. It covers an
area of 4.0 square meters.
It is constructed primarily of aligned
basalt boulders, although stacked sec-
tions of cobbles are present. It is con-
structed against a pahoehoe bedrock
outcrop about one-half way up the
side of a ridge.
No midden or artifacts were present.
Feature D
This is a mound measuring 1.2 by
3.6 meters [3.2 square meters] and
standing to a height of 60 centimeters.
It is constructed of stacked basalt cob-
bles and boulders at the base of a
ridge. A short wall section located on
top of the feature at the southwest end
measures the 0.6 by 1.7 meters [ 1.0
square meter].
No midden or artifacts were found.
The function of this site is
problematical. It may represent a
prehistoric temporary habitation area
in the midst of agricultural fields, or
it may in some way have been as-
sociated with historic ranching ac-
tivities. The possibility that Feature B
is a gave should be considered be-
cause of its dimensions.
50-10-28-14511
This is a collapsed freestanding wall
measuring at least 30 meters in length
and 70 centimeters in width, and
standing to a height of 50 centimeters.
It is oriented roughly inland -seaward.
It is of stacked construction utilizing
basalt cobbles and boulders. It con-
tinues out of the present survey area
on the north side and more or less
parallels the boundary. No midden or
artifacts were found.
-8-
This site probably dates from the
prehistoric period.
50-10-28-14512
This is the old Honokohau-Kailua
road. It consists of a one -car wide [3
to 4 meters) dirt track, the south side
of which is formed by a combination
freestanding and retaining wall that
stands to a height of 1.2 meters.
This site dates from the historic
period, probably from the last half of
the nineteenth century, although it
may follow the route of a prehistoric
trail.
IV. ARTIFACTS
One artifact, a coral abrader, was
collected from the Surface of Site
14495. It is roughly conical in shape
and measures 3.61 centimeters in
length and 2.73 centimeters in width,
and is 2.35 centimeters thick.
V. EXCAVATIONS
Rocks were removed from the
entrances to four lava bubbles in the
pahoehoe lava in the south-central
part of the project area to determine
whether there might be cultural
remains inside. This was considered
a possibility because of the presence
of a lava tube showing extensive
evidence of human utilization in the
ahupua'a of Keopu one-half mile to
the south [Schilt 1984]. The results
were entirely negative.
VI -SUMMARY
A total of 29 individual archaeologi-
cal features were located. One of
these, Site 7276 [the Great Wall of
Kuakini], is a previously known site
and the others are newly recorded.
The sorts of sites found are about
what was expected, although their
distribution appears somewhat
skewed, as there is a distinct scarcity
of sites in the southeast two-thirds of
the parcel. With the exception of Sites
14501 and 14502, all of the sites are
located on the hilly portion of the par-
cel, where soils are present. That part
of the parcel southeast of Site 14512
[the Honokohau-Kailua Road] is flat
pahoehoe with little or no soil
present, and this probably accounts
for the scarcity of sites. The
aforementioned grading that oc-
curred on the eastern third of the par-
cel on the north side of the
Honokohau-Kailua Road may have
destroyed two or three features, and
grubbing may have destroyed up to a
half dozen features situated between
the Honokohau-Kailua Road and the
sites situated along the north bound-
ary of the property. This is not a firm
conclusion, however, as none of the
sites that were found showed
evidence of having been disturbed by
the grubbing, and none show
evidence of having extended any fur-
ther than their recorded extent. If any
sites have been destroyed, they were
more than likely similar to the ad-
jacent ones, that is, informal mounds,
short free-standing and retaining
walls and modified outcrops. It is un-
likely that any major habitation or
similar features were destroyed, as
one would expect evidence in the
form of scattered midden remains.
VII. SIGNIFICANCE
Site 7276, the Kuakini Wall, is sig-
nificant for its association with broad
patterns of history, its association
with a significant person, its impor-
tance to an ethnic group [the native
Hawaiians] and because it contains
important historical information,
specifically, information on methods
and techniques of stone wall con-
struction. Every effort should be
made to stabilize and protect this site.
Breaches of the wall for access should
be allowed, with the prior consult-
ation and approval of the Historic
Sites Section.
Site 14512, the Honokohau-Kailua
Road, is significant because of its as-
sociation with broad patterns of his-
tory, specifically nineteenth ce ntmy
transportation. The presently
reported recording of the site repre-
sents sufficient data recovery, and
there is no need for preservation or
further work in it.
Ten sites are significant because
they potentially contain information
important to prehistory. These are
Site 14495 [a midden deposit], Site
14496 [a modified lava bubble],
14499 Feature B [a stone mound],
Site 14501 [a midden scatter], Site
14505 [a platform], Site 14506 Fea-
ture B [a retaining wall], Site 14507
[a retaining wall], and Site 14510
Features A. C and D [a freestanding
wall, an L-shaped wall and a rock
mound with a wall]. If they lie in the
path of construction, a data recovery
plan will have to first be imple-
mented.
Six sites are representative of the
Kona Field System and are typical of
the sorts of features referred to as
"garden areas" by Schilt [1984].
These are sites 14497, 14500, 14502,
14504,14508 and 14509. While none
of these features is individually of any
great significance, in the aggregate
they represent a valuable ar-
chaeological resource. Analyses of
basaltic glass samples, pollen, char-
coal and phytoliths have the potential
for providing valuable information
about what crops were grown, when
they were grown, how the field sys-
tem developed through time, what
micro -environmental changes may
have accompanied the development
of the field system, and so on. A data
recovery plan should include the ex-
cavation of a representative sample of
these features.
Three sites [Sites 14494,14498 and
14511 ] consisting of stone walls are
considered no longer significant, as
the presently reported recording rep-
resents sufficient data recovery.
Three stone mounds are significant
for the information they contain of
importance to history or prehistory,
as well as. their potential sigmficaunce
to members of the Hawaiian ethnic
group because of the possibility that
they might be graves. These are Sites
14499 Feanae A. Site 14506 Feature
A and Site 14510 Feature B. A
program of data recovery should be
implemented if these are to be
destroyed.
Site 14503, a large platform, is sig-
nificant because it contains important
information on prehistory, for its cul-
tural value to the Hawaiian ethnic
group because it may contain human
-9-
-7.
graves, and possibly as an excellent
example of a site type. A data
recovery plan should ilnclude ex-
cavation of this site if it is to be
destroyed.
References
Han, Toni L.
1983 SummaryReportofFieldIn-
vestigations at Site 50 -Ha -
D8 -30, Keopu, North Kona,
Hawai'i Island. Bernice P.
Bishop Museum Depart-
ment of Anthropology.
Honolulu.
Kelly, Marion
1983 Na Mala o Kona: Gardens
of Kona, A History of Land
Use in Kona, Hawai'i. Ber-
nice P. Bishop Museum
Department of Anthropol-
ogy. Honolulu.
Rosendahl, Paul H.
1972 Report on a Walk -Through
Archaeological Survey of
the Lanihau Commercial
Park Tract, Lanihau 1st,
North Kona, Hawaii Is-
land.Bernice P. Bishop
Museum Department of
Anthropology. Honolulu.
1979 Archaeological Reconnais-
sance Survey of Certain
Liliuokalani Trust Proper-
ties [TMK. 3-7-4-08: Por, 1,
Por. 2, Por. 121. Kailua-
Kona, Island of Hawaii.
Paul H. Rosendahl, Ph.D.,
Consulting Archaeologist.
Pahoa, Hawaii.
Schilt, Rose
1984 Susbistence [sic] and Con-
flict in Kona, Hawaii, An
Archaeological Study of the
Kuakinf Highway Realign-
ment Corridor. Bernice P.
Bishop Museum Depart-
ment of Anthropology.
Honolulu.
USDA Soil Conservation Service
1973
-1Q
CHINIAGO INC.
Archaeological Consulting
P. O. Box 2649
Kamuela, Hawaii 96743
(808)885-7262
FAX: 885-7262
February 26, 1993
Dr. Don Hibbard
State Historic Preservation Office
33 South King Street
Sixth Floor
Honolulu, Hawaii 96813
Dear. Dr. Hibbard:
Subject: Lanihau, North Kona [TMK: 7-5-04: 19 and por. 43]
Addendum to Archaeological Inventory Survey Report
In September 1990 we reported on an archaeological inventory survey of the above -referenced
parcel. This report, entitled "Lanihau, North Kona, Hawaii Island: Archaeological Inventory
Survey," listed four sites as possible gravesites [HRHP 14499 Feature A, HRHP 14506 Feature A,
HRHP 14510 Feature B and HRHP 14503]. This is to inform you that we have conducted data
recovery excavations in all four of these sites, and none contain human remains. The details of these
investigations will be included in our final report on the data recovery, which will be completed as
soon as we receive the results of the radiocarbon dating analyses.
Sincerely yours,
William Barrera, Jr.
President
cc: Terry Dunlap, MARYL