HomeMy WebLinkAboutCOM 0276.000 1998-2000 ,~trw~ , ,
(P:~'~' ~ •'••,a William G. `Davis
Managing Director
Stephen K. Yamashiro ~
~"y0' Henry Cho
Jam,
~iyA,Q.,N',~,R Deputy Managing Director
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25 Aupuni Streeq Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Faz (808) 961-6553
KONA: 75-5706 Kuakicu Highway, Suite 103 Kailua-Kona, Hawaii 96740
(808) 329-5226 Fax (808) 326-5663
Apri126, 1999
Honorable James Y. Arakaki, Chairman _
and Members of the County Council
County of Hawaii _
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
Change of Zone Ordinance No. 96-159 (REZ 840)
Applicant: Finance Holdings
Request: Amendment to Conditions B, D, E, I, J & K
Tax Map Key: 2-2-44:3, 31, 32, 35 and 37
Change of Zone Application (REZ 98-27)
Applicant: Nanawale Estates Co.
Request: O to RA-la
Tax Map Key: 1-4-47:87
Change of Zone Application (REZ 98-28)
Applicant: Nanawale Estates Co.
Request: O to RA-la and A-Sa
Tax Map Key: 1-4-59:77
Change of Zone Application (REZ 98-29)
Applicant: Nanawale Estates Co.
Request: O to FA-la
Tax Map Key: 1-4-76:38
'7s G
Comm. No. ~76
File No. ZNG~PN ~
Ref. To: ' ~
Ref. Date ~ 2 9 99--~
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
Apri126, 1999
Amend Hawaii County Code -Chapter 23 (Subdivisions)
Initiator: Planning Director
Amend Hawaii County Code -Chapter 25 (Zoning)
Initiator: Planning Director
Change of Zone Application (REZ 99-004)
Applicant: Leigh R. Hilbert
Request: O and A-la to FA-2a
Tex Man Kev: 1-4-73:18
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action are the Planning Commission's letters and
enclosures regarding the above-referenced requests.
Sincerely,
~l~
~,~en K.
`,gyp 'Y ashlro
Mayor
IA41699.MAY
Enclosures
cc: Planning Department
(Y OF
L~~
Stephen K. Yameshiro
Mayor
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PLANNING COMMISSION
25 Aupuni Serest, Room 109 • Wb, F4wtiii %720.4252
(808) %1-5288 Fu (808) %4%l5
APR 2 6 1999
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
Change of Zone Application (REZ 98-27)
Applicant: Nanawale Estates Co.
Request: O to RA-la
Tax Map Key: 1-4-47:87
The Planning Commission, after a duly held public hearing on April 16, 1999, voted to
recommend for your approval the proposed legislative bill to change the district classification
for approximately 10.995 acres of land from Open (O) to Residential and Agricultural
(RA-la). The property is located within Nanawale Estates Subdivision bordered by Holiday
Road, Flower Road and Seadrift Road at Puua, Puna, Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the change of zone:
In order to consider any area for any type of zoning designation, the applicable
goals, policies, and standards of the General Plan must be adequately addressed. It is
only through such a comprehensive policy analysis approach that evaluations and
decisions can be made to better time and stage developments to achieve quality growth
determined by the General Plan and related planning documents. The implications of
these evaluations and decisions must also be considered as they may have an impact on
other similar azeas in the County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
The proposed Change of Zone from an Open (O) to a Residential and
Agricultural (RA-la) zoned district would conform to the following goals, policies and
standards of the Land Use and Economic Elements of the General Plan:
* Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
* Zone urban- and rural-types of uses in areas with ease of access to community
services and employment centers and with adequate public utilities and
facilities.
* The County shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
* Zoning requests shall be reviewed with respect to the General Plan designation,
district goals, regional plans, State Land Use District, compatibility with
adjacent zoned uses, availability of public services and utilities, access, and
public need.
* Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals, policies, standards and
courses of action to guide the coordinated growth and development of the County. It
reflects a graphic depiction of the physical relationship among the various land uses.
The LUPAG Map establishes the basic urban and non-urban land use pattern for areas
within the County. The proposed change of zone request conforms to the LUPAG
Map, which designates the area for Low Density Urban development. This designation
refers to single family residential in character, ancillary community and public uses and
convenience type commercial uses. The requested Residential Agricultural (RA-la)
designation would allow for residential, agricultural and related uses of the subject
property in a manner which would not be contrary to the uses permitted within the area
designated Low Density Urban. The subject property is situated within the State Land
Use Urban District. The proposed zone change would promote a low density
residential-agricultural development as well as provide opportunities for small-scale
agricultural activities which would be compatible with the surrounding area.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
The Land Study Bureau's Overall Master Productivity Rating is "E" or "Very
Poor." The applicant intends to develop an agricultural subdivision limited to ten (10)
buildable lots, with an average lot size of one acre. The request is consistent with the
established mix of agricultural and residential uses in the area. Also, while the result
would be the creation of lots for residential purposes, the proposal would still be in
keeping with the General Plan LUPAG Map for Low Density Urban development.
Surrounding land uses include vacant land and scattered single family dwellings.
The property is a portion of the 4,289-lot Nanawale Estates Subdivision which includes
lot sizes ranging from 8,000 to 16,000 square feet. The average lot size is
approximately 8,040 square feet. Since the majority of the lots within the subdivision
are less that one acre, they are non-conforming in size. The subject property was
zoned to its Open (O) designation on December 20, 1967 (Ordinance No. 111) when
the Zoning Maps for the Puna District were initially adopted. Prior to that date,
zoning within the Puna District did not exist. The Nanawale Estates Subdivision
received Final Subdivision Approval on Januazy 22, 1969. Therefore, the property
was zoned Open prior to it being created as part of the Nanawale Estates Subdivision.
Preliminazy subdivision plans were on file with this department when the original
zoning maps for the Puna District were adopted in 1967, and the subject parcel was
designated for school use by the developers; however, neither the County nor State has
sanctioned such a use. Two other properties within Nanawale Estates,
TMK: 1-4-59:77 and TMK: 1-4-76:38, aze also zoned Open and were designated for
school use/higher education reserve by the developers.
The subject property is located in close proximity to schools, commercial azeas,
employment centers and public safety services. Access to the site is from Nanawale
Boulevazd, a County owned and maintained roadway, to Holiday, Flower, and Seadrift
Roads, which are private subdivision roadways owned and maintained by the Nanawale
Community Association. According to the Department of Public Works, Holiday,
Flower and Seadrift Roads have less than a 40-foot right-of-way, and the public and
private roadways within Nanawale Estates are substandard for the surrounding and
proposed zoning.
It has been the policy of the Planning Department that zoning requests be
supported by existing County water system facilities or aCounty-approved water
system. Although a new 8-inch waterline proposed to be completed in February, 1999
is located approximately 1,500 feet from the site, the subject property is not within the
service limits of County water system facilities, and the proposed rezoned lots will be
serviced by private water catchment systems. In the absence of County standards for
establishing water catchment systems, County Council Resolution 247-94 lists criteria
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
for reviewing zoning requests in Urban designated areas without the necessazy
infrastructure for water. This resolution also directs the Planning Director and
Planning Commission to implement the criteria for processing applicable zoning
requests. The applicant's request meets with the following six criteria of County
Council Resolution 247-94:
(1) The area of the request has no municipal or private water system meeting the
requirements of the Department of Water Supply and there are no plans to
construct such a system.
(2) The General Plan of the County of Hawaii designates the area of the request as
Low or Medium Density Urban, but shall not include azeas designated for
future Urban Expansion.
(3) The State Land Use designation for the azea of request is Urban;
(4) The request is part of an existing development for which the proposal is an
integral part of the existing development and proposes the same use. The
subject property is a portion of the 4,289-lot Nanawale Estates Subdivision
which includes lots in sizes ranging from approximately 8,000 square feet to
16,000 squaze feet. There aze also several lots in the subdivision lazger than
1.5 acres. The subject property is approximately 10.995 acres in size and is
zoned Open by the County. Surrounding properties are zoned RS-10 and
approximately 8,040 square feet in size. The proposed rezoning to Residential
and Agricultural (RA-la) would be more consistent with the surrounding land
uses with respect to existing zoning and lot sizes.
(5) There is more than adequate rainfall available in the azea of the request based
on a formula using the median annual rainfall and daily usage of gallons per
day. The Nanawale Estates Subdivision receives an average of 100 to 125
inches of rainfall annually, which is adequate to support a private water
catchment system.
(6) The water catchment systems and storage capacity shall meet with the
requirements of the State Depaztment of Health, the Department of Water
Supply and the Fire Deparment. The Department of Health does not have
standards for water catchment systems, but the applicant would be required to
comply with the Department of Health's requirements for an approved source of
water.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
(7) All of the above criteria shall be met to allow zoning of parcels in urban
designated areas.
As indicated above, the request complies with the above criteria for processing
zoning applications without a County approved water system.
All other essential utilities and services are or will be made available to the site.
The property has no severe topographic or geologic problems which cannot be properly
rectified or which would render the land unusable for the proposed residential and
agricultural use. The property is currently vacant and previously graded, therefore, it
is not anticipated that endangered or threatened candidate species of flora or fauna nor
significant azchaeological sites aze located on the subject property.
Based on the foregoing, approval of the change of zone request from O to
RA-la would result in an appropriate land use pattern that will further the necessity,
convenience and welfare of the general public.
For your favorable consideration, an amendment to Section 25-8-22, the Puna Zone Map, of
the County Zoning Code is transmitted.
We are enclosing a copy of the application and a copy of the staff background for your
information.
Sincerely,
~~n~~
Leonard Tanaka, Chairman
Planning Commission
LNanaw02.PC
Enclosures
cc: Steven S. C. Lim, Esq.
Nanawale Estates Co.
Department of Public Works
Department of Water Supply
Kazu Hayashida, Director/DOT-Highways, Honolulu
~i
APPLICATION FOR CHANGE OF ZONE
Puua, District of Puna, Hawaii
TMK: (3)1-4-47-87
-
Prepared for:
Nanawale Estates Co., a California corporation
Prepared by:
Steven S. C. Lim
Cazlsmith Ball
121 Waianuenue Avenue
Hilo, Hawaii 96720
Telephone: (808) 935-6644
November, 1998
i~~~y
ATTACH. C-276
(B-75)
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT: NANAWALE ESTATES CO.
APPLICANT'S SIGNATURE: See attached authorization DA1
ADDRESS: P.O. Box 3006
Bakersfield, CA 93385
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAtti1ES OF MAIN OFFICERS: Nancy Duff, CEO,
Carol Brendt, CFO, and Tom Franconi, Secretary
PHONE:(Bus.) 510-527-3729 (Res.) (Fax)
LANDOWNER(S): Title Guaranty Escrow Services, Inc.
LANDOWNER SIGNATURE(S): See attached authorization DATE:
(May be by letter)
LANDOWNER(S) ADDRESS: 235 Queen Street, First Floor, Honolulu, HI 96813
REQUEST: 0 en (0) TO RA-la
(Existing zoning) (Proposed Zotung)
TAX MAP KEY: (3) 1-4-47-87 _V
STREET ADDRESS OF PROPERTY:
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 10.995 acres
AGENT: Steven S.C. Lim
ADDRESS: Carlsmith Ball
121 Waianuenue Avenue
Hi1o,HI 96720
TELEPHONE:(Bus.) 935-6644 (Res.) (Fax) 935-7975
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Steven S.C. Lim COPIES: Nanawale Estates Co.
(See Instructions on Reverse Side)
THIS CFLA.iYGE OF ZONE ' ~DLICATION tvIUST BE ACCOI~IP "TED BY THE FOLLO~~Z~iG:
1. A filing fee of five hundred dollars (500) plus twenty-five dollars (525) per lot or unit
proposed by the amendment. (Checks shall be made payable to the County Director of
Finance)
2. An original and twenty (20) copies of this completed application and the appropriate
Departmental Zonin; Questionnaire.
3. An original and twenty (20) copies of a Background and County Environmental Repon to
include urfornation as Listed on the attached form. Note: A Counry Environmental Report
shall not be required for an application where an Environmental Impact Statement or
Environmental Assessment have been completed and filed with the Office of Envirotmental
Quality Control in compliance with HRS, Chapter 343, Envirotunental Impact Statements.
4. An original and twenty (20) copies of a location map.
An original and twenty (20) copies of a scale-drawn plot plan of the property showing
property lines; all existing and proposed structures, uses and improvements; proposed
subdivision; and reference points such as roadways, shoreline, etc.
6. One copy of a full-size (2' x 3') scale-drawn plot plan of Item ~ for presentation purposes.
7. A list of the names, addresses and tax map keys of all owners and lessees of record of
surrounding properties who are required to receive notice.
Note: Legal descaption of the property in map and written form by metes and bounds as certified
by a surveyor shall be submitted to the Planning Department, promptly, upon receipt of the
notice from the Planning Director that a public hearing has been scheduled.
FORb1S - 4/15/97 (f:\wp601formslpd\zoneapol.skg)
APPLICANT'S LETTER OF AUTHORIZATION
Tax Map Key: (3) 1-4-47-87
Puua, District of Puna
Island, County and State of Hawaii
The undersigned applicant hereby authorizes Carlsmith Ball, to apply
for, execute and process any and all County, State and federal governmental permit
applications, and to participate in proceedings related to said real property.
A photostatic or facsimile cony of this executed authorization shall also
be considered as effective and valid as the original.
NANA~V E EST TES CO
By
Nancy Duff
Its C~ F.
Address: 1730 Sonoma
Berkeley, CA 94707
Subscribed and sworn to efore me this
cs`
~ day of D(~ , 1998.
--{G~~,L~CLCLK
N e: A ~~on~v,ni
Notary Public in and for the State of California
My commission expires: ~ ~3ac~ j ~
P fyi ~
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P~%'~:;;-~~ 2007 .a
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FEE OWNER'S LETTER OF AUTHORIZATION
Tax Map Key: (3) 1-4-47-87
Puua, District of Puna
Island, County and State of Hawaii
The undersigned is the fee owner of the real property above-identified,
and hereby authorizes Carlsmith Ball, to apply for, execute and process any and all
County, State and federal governmental permit applications, and to participate in
proceedings related to said real property.
A photostatic or facsimile copy of this executed authorization shall also
be considered as effective and valid as the original.
TITLE GUARANTY ESCROW
SERVICES, INC.
By ~Y~9~~
Demon t D1@TSEi i )a
Its PRESIDENT
Address: 235 Queen Street
First Floor
Honolulu, Hawaii 96813
Subscribed and sworn to before me this
day of ~ k M , 1998.
V0...Q-e.~..i
~ ~ ~ f ~a.-.__~~~
Name:
Notary Public, State of Hawaii
VALERIE K.P. TANAKA
My commission expires: Expiration Date; May 21, 2000
APPLICATION FOR CHANGE OF ZONE
BACKGROUND and COUNTYENVIRONMENTAL REPORT
Applicant: Nanawale Estates Co.
Tax Map Key No.: (3) 1-4-47-87
Puua, District of Puna
Island and County of Hawaii
1. PROPOSED DEVELOPMENT
1.1 Ownership
Applicant Nanawale Estates Co., is a California corporation, authorized to
do business in the State of Hawaii. Ownership of the subject property is
held by Title Guazanty Escrow Service, Inc. in trust for Applicant Nanawale
Estates Co.
1.2 General Site Description
The 10.995-acre rectangulaz-shaped, unimproved pazcel of land is bordered
by Holiday Road along its southern boundary, Flower Road along its
western boundary, Seadrift Road along its northern boundary, and
single-family residential lots zoned RS-10 along its eastern boundary. The
property is located within the Nanawale Estates Subdivision, which was
developed in 1962, prior to the adoption of the County's present
Subdivision Control, and consists of approximately 4,289 residential sized
lots, ranging in size from .25-acres to 1-acre. The property is more
pazticulazly described as Lot 837, being a portion of Royal Patent No. 7788,
Land Commission Award No. 8452, Apana 15 to A. Keohokalole, and is
situated at Nanawale Estates Subdivision, Unit 1, File Plan 700, at Puua,
District of Puna, Island and County of Hawaii ("Property") (see Exhibit 2,
"Location Map", and Exhibit 3, "Tax Map").
1.3 Statement of Objectives
The Applicant is seeking a Change of Zone for the approximately
10.995-acre Property from Open (O) designation to RA-1 a (Residential and
Agricultural 1-acre) designation to develop an agricultural subdivision
limited to ten (10) buildable lots, with an average lot size of 1-acre (see
Exhibit 1, "Site Plan".)
Background and County Environmental Report Page 1
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
2. RELATIONSHIP TO LAND USE PLANS, POLICIES AND CONTROLS
2.1 STATE PLAN
The Hawaii State Plan consists of goals, objectives, policies and priority
directions to guide the future long-range development of the State. The
proposed action conforms with the applicable policies discussed below.
State Goal
Section 226-4, HRS sets forth three components [o this plan:
(1) To achieve a strong, viable economy, characterized by stability, diversity, and growth,
that enables [he fulfillment of the needs and expectations of Hawaii's present and future
generations;
(2) To achieve a desired physical environment, characterized by beauty, cleanliness, quiet,
stable natural systems, and uniqueness, that enhances the mental and physical well-being
of the people;
(3) To achieve physical, social, and economic well-being, for individuals and families in
Hawaii, that nourishes a sense of community responsibility, of caring, and of participation
in community life.
Discussion: The Hawaii State Plan encourages choice and mobility that
insure that individuals and groups attain self-reliance and
self-determination. Approval of the requested rezoning should satisfy all of
the foregoing objectives, by fulfilling an increasing demand for housing for
present and future generations of Hawaii residents, thereby increasing the
real property tax base in the Puna district.
Objectives and policies for socio-economic advancement -housing
Objective:
• The orderly development of residenfial areas sensitive to community needs and other
land uses.
Policies:
• Promote design and location of housing developments taking into account the
physical setting, accessibility to public facilities and services, and other concerns of
existing communities and surrounding areas.
• Facilitate the use of available vacant, developable, and underutilized urban lands for
housing
Background and County Environmental Report Page 2
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
Discussion: The Hawaii State Plan, Socio-Economic Advancement-
Housing, encourages the orderly development of residential azeas sensitive
to community needs and other land use and the promotion of housing
developments taking into account the physical setting, accessibility to
public facilities and services, and other concerns of existing communities
and surrotmding azeas. Approval of the requested rezoning should satisfy
the foregoing Socio-economic objective and policies relating to housing, by
utilizing vacant, developable lands for housing for the continually growing
Puna District.
Objectives and policies for the economy -Agriculture
Objectives
• Growth and development of diversified agriculture throughout the State.
• An agricultural industry that continues to constitute a dynamic and essential
component of Hawaii's strategic, economic, and social well-being.
Policies
• Assure the availability of agriculmral suitable lands with adequate water to
accommodate present and future needs.
• Increase the attractiveness and opportunities for an agricultural education and
livelihood.
• Expand Hawaii's agricultural based by promoting growth and development of
flowers, tropical fruits and plants, livestock, feed grains, forestry, food crops,
aquaculmre and other potential enterprises.
Discussion: The Hawaii State Plan, Economy-Agriculture encourages the
growth and development of diversified agriculture throughout the State by
making available agricultural suitable lands with adequate water to
accommodate present and future needs. Approval of the requested rezoning
should satisfy the foregoing economic objectives and policies relating to
agriculture, by utilizing vacant, developable lands and providing
opportunities for small-scale agricultural activities.
Background and County Environmental Report Page 3
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
2.2 State Land Use Law
The State Land Use Law provides for the classification of all lands within
the State into one of four land use districts: Urban, Rural, Agricultural or
Conservation. The Property is situated in the State Land Use Urban
District.
Pursuant to Section 25-5-50, of the Hawaii County Code, the RA district is
intended to be only within aeeas designated as being in the State Land Use
Rural or Urban district. The proposed action will be improved small-scale
lots, with residential/fatm dwelling and accessory uses, which use is not
contrary to the purposes of the State Land Use Law designation for the
Property.
2.3 Hawaii County General Plan
The General Plan provides for the long-range comprehensive development
and balanced growth within the County, and includes the Land Use Pattern
Allocation Guide ("LUPAG") Map which designates land utilization for the
County. The LUPAG map designates the property as Open. The proposed
action would be consistent with the goals, policies and standazds of several
functional areas or elements of the General Plan as follows:
Economic Element:
Goals
• Provide residents with opportunities to improve their quality of life.
• Economic development and improvement shall be in balance with the physical and
social environments of the island of Hawaii.
• The County of Hawaii shall strive for diversity and stability in its economic system.
• The County shall provide an economic environment which allows new, expanded, or
improved economic opportunities that are compatible with the County's natural and
social environment.
Discussion: The requested rezoning would foster the above-cited economic
goals of the Hawaii County General Plan by allowing for small-scale
farming on the ten pazcels of 1-acre in size pazcels, thereby making
diversified agriculture a feasible endeavor for the young family or resident
with limited income. The requested rezoning would also complement the
Background and County Environmental Report Page 4
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
A-la zoning and land use of adjacent pazcels, and help to retain the overall
rural ambience of the Nanawale Estates Subdivision, thereby promoting the
County's economic goals in harmony with its social and physical
environments.
Land Use Element:
Goal
• Designate and allocate land uses in appropriate proportions and mix and in keeping
with the social, cultural, and physical environments of the County.
Policies
• Zone urban- and rural-types of uses m areas with ease of access to community
services and employment centers and with adequate public utilities and facilities.
• Promote and encourage the rehabilitation and use of urban and rural areas which are
serviced by basic community facilities and utilifies.
• Allocate appropriate requested zoning in accordance with the existing or projected
needs of neighborhood, community, region and County.
• The county shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
Standard
• Zoning requests shall be reviewed with respect to General Plan designation, district
goals, regional plans, State Land Use District, compatibility with adjacent zoned
uses, availability of public services and utilities, access, and public need.
Discussion: The proposed rezoning would allocate land uses in keeping
with the General Plan goal by expanding the availability of 1-acre pazcels
for both agricultural and related residential uses. The proposed rezoning
would also be compatible with the above-cited standazd, given the
Property's ready access to public services and utilities, its proximity to
government and employment centers in Hilo, and its close proximity to
commercial complexes in the Puna azea.
Background and County Environmental Report Page 5
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
Land Use -Agriculture
Goals
• Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
• Assist in the further development of diversified agriculture in [he district.
Discussion: Diversified agricultural uses are highly desirable to Puna
residents as a way to maintain the rural character of their communities and a
rural lifestyle. Puna has many small-scale, developing, experimental and
independent growers and gardeners. Cultivation of anthuriums, papayas,
ornamental plants and guava aze viable options on the proposed lots. Many
of the one to three acres lots located in the Puna district aze increasingly
being developed for agricultural uses, such and floraculture and nursery
stock, small-scale livestock and tropical fruit tree orchards. The relatively
low-cost of many of these lots, provide opportunities for successful
intensive farming even though the soil quality is mazginal. The Nanawale
Estates Subdivision receives an average of 100" to 125" of rainfall annually
which makes individual rain catchment a feasible method of obtaining
potable water, thus eliminating the need for over-extension of the County
water system. The proposed rezoning would complement the
aforementioned goals by allowing for the development ofresidential-
agricultural activities such as small-scale farming, making diversified
agriculture a feasible endeavor for the young family or resident with limited
income. The proposed rezoning would also be an expansion of the existing
rural Puna community and would be in keeping with the "rural-style
residential-agricultural developments" cited above, since the requested
Residential and Agricultural 1-acre (RA-la) designation would limit
construction to one single-family dwelling per 1-acre lot.
2.4 HAWAII COUNTY ZONING AND SUBDIVISION
The existing County zoning designation for the Property is Open (O). The
Nanawale Estates Subdivision was granted final subdivision approval in
1962. Prior to the County's Interim Zoning Ordinance of
December 19, 1962, there was no zoning for the Puna district, and the
approval of the Subdivision predated the Zoning Ordinance of the County.
The developer in submitting final subdivision maps, designated certain
areas within the Tract for possible recreational and educational facilities.
Background and County Environmental Report Page 6
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
The County zoned the properties Open (O) since it existed as a lazge open
space.
Under Section 25-5-50, Hawaii County Code, the Residential and
Agricultural (RA) district provides for activities or use chazacterized by low
density residential lots in rural azeas where city-like concentrations of
people, structures, streets and urban level or services aze absent, and where
small farms are intermixed with low density residential lots. The proposed
rezoning would meet this criteria as both parcels are located in rural azeas
with low density residential lots, and where urbanization is absent.
2.5 PUMA COMMUNITY DEVELOPMENT PLAN
The Puna Cornmunity Development Plan (CDP) prepazed in January, 1992
is intended to provide direction in the implementing of the Hawaii County
General Plan, and is designed to void the gap between the general plan
policies and the specific concerns of the Puna community. The proposed
action would be consistent with the courses of action of the Housing
element of the CDP as follows:
Housing:
Courses of Action
• Aid and encourage the development of a wide variety of housing choice for this area.
• Encourage the maintenance and rehabilitation of the existing housing stock to
maintain the viability of existing communities.
Discussion: Puna's population has shown to be one of the fastest growing
areas in the State, doubling every ten yeazs. The 1990 Census figures
indicate a growth rate of 77% in the 1980s. This rapid growth in population
and the projected in-migration of population is due primarily to the
availability of vacant land and affordable housing as compazed to those in
the South Hilo district. The requested rezoning would foster the
above-cited housing courses of action of the CDP by encouraging the
development of the residential-agricultural lots, thereby providing a variety
of housing choices in the subdivision and by meeting the housing demands
in the Puna District.
Background and County Environmental Report Page 7
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
2.6 COASTAL ZONE MANAGEMENT AND SPECIAL MANAGEMENT
AREA
The Property is not located within the Special Management Area (SMA) of
the County of Hawaii.
3. ENVIRONMENTAL SETTING, IMPACTS & MITIGATION
MEASURES
3.1 PHYSICAL CHARACTERISTICS/ENVIRONMENTAL SETTING
3.1.1 Climate
Bettina Located on the wetter windwazd side of the island, the mean annual
rainfall is about 100 to 125". Relative humidity is generally stable and
mean annual temperature is about 73°F. Wind patterns aze diurnal--
dominant easterly tradewinds prevail during the day, while in the evening
cooler westerly winds sweep down the slopes of Mauna Loa. Seasonal
changes aze mild and fairly uniform.
Imnactsand Mitigation None. The proposed action will not alter the
microclimate of the region.
3.1.2 Topography and Soils
Bettina
The topography of the Property is relatively flat, with an average grade of
zero to 6%. The soils in this general azea aze classified as the Papai
extremely stony muck (rPAE) series, chazacterized by a surface layer
comprised ofwell-drained, thin, extremely stony organic soils over
fragmental A'a lava. Permeability is rapid, runoff is slow, and erosion
hazazd is slight. Papai soils aze usually used for woodland, with small azeas
used for pasture, orchazds and truck crops. Its overall productivity rating
for agricultural use is rated as "E", or "Very Poor", by the Land Study
Bureau. The State Department of Agriculture's Lands of Important to the
State of Hawaii (ALISH) map does not classify the azea as containing lands
of importance to agriculture.
Background and County Environmental Report Page 8
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Es[ates Co.
Impacts and Mitigation None. Compliance with the County requirements
would fiuther ensure minimal erosion and sedimentation impacts during
future development.
3.1.3 Natural Hazards
Settme
Flood and Coastal Hazards. The U. S. Corps of Engineers Flood Insurance
Rate Map (FIRM) designates the Property in Zone X, or outside the
500-yeaz flood plain. The Property is also located outside of the County of
Hawaii Civil Defense Agency's Tsunami Evacuation Zone.
Volcanic and Earthquake Hazards. According to the United States
Geological Survey maps, the Property is located within Lava Flow Hazazd
Zone 2, on a scale of ascending risk 9 to 1. Zone 2 areas include the areas
on both sides of the northeast and southwest rift zones, where lava flows
have covered approximately 20 percent of the azea during the past 750
years. The last recorded lava flow in the immediate vicinity occurred in
1840. The Building Code designates the entire island of Hawaii in
Earthquake Zone 3 and contains certain structural requirements to address
the relative seismic hazards.
Impacts and Mitigation. The Property is not within any flood or tsunami
hazazds zone. Although the Property is located in the azea flanked by
Kilauea volcano, and is subject to down sloping lava flows, the degree of
risk to human life is minimal. The Building Code requirements mitigate
potential earthquake hazards.
3.1.4 Air and Noise Quality
Settine
Air. The air quality in the Puna district is lazgely affected by air pollutants
from natural rather than vehiculaz sources. The most predominant source of
natural pollutants is from the Kilauea volcano's east rift eruption located
southwest of the Nanawale Estates Subdivision. Emissions from the
ongoing eruption can be seen in the form of a volcanic haze which
intermittently blankets the azea. Vehiculaz exhaust is a lesser source of air
pollutants.
Background and County Environmental Report Page 9
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
Noise. Noise in the general area is associated with vehiculaz sources within
the subdivision. Noise generated by additional traffic within the proposed
1-acre residential-agricultural lots should be minimal.
Impacts and Mitigation The proposed action will not alter the air quality of
the region. Fugitive dust specifically arising from future development can
be mitigated by observance of standazd industry practices for air quality
management.
3.2 HISTORICAL/ARCHAEOLOGICAL RESOURCES
Settine The Property is not aznong those listed as historic properties in the
Hawaii Register, and has not been determined to be eligible for inclusion in
the National Register of Historic Places. As discussed earlier, the Nanawale
Estates Subdivision was graded upon its establishment in 1962, and is
currently undeveloped, vacant land.
Imnacts and Mitigation None. Because the entire Property has been
previously disturbed, any surface or subsurface azchaeological remains aze
unlikely.
3.3 NATURAL RESOURCES
3.3.1 Flora/Fauna
Settine Nanawale Estates Subdivision was originally graded upon its
establishment in 1962, and during construction of the subdivision roadways.
The Property is an unimproved parcel of land and is absent any agricultural
activity. The Property's existing terrain is marked by a dense overgrowth of
ground cover and mature trees, including ohia, pili grass, and by introduced
animal species, such as mongoose and rats.
Imnacts and Mitigation None. The Property has been entirely previously
disturbed, and is unlikely to adversely impact raze or endangered native
plants and/or species, since there remains no evidence of same within the
Property or the surrounding azea.
3.3.2 Scenic and Open Space Resources
Settine The Property has remained in its natural condition. The Property is
not listed as a distinctive and identifiable land form distinguished as
Background and County Environmental Report Page 10
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
landmazks or as having a frontyazd vista of distinctive feature as identified
in the General Plan within the Puna District.
Impacts and Mitigation The proposed action will not directly impact upon
vistas. Although the proposed action will remove the Property from its
current "open space" designation, the proposed 1-acre parcels, will continue
to serve as a form of "open space" in the area.
3.4 SOCIO-ECONOMIC RESOURCES
Settine Pupa's population has shown to be one of the fastest growing azeas
in the State, doubling every ten yeazs. The 1990 Census figures indicate a
growth rate of 77% in the 1980s. This rapid growth in population and the
projected in-migration is due primarily to the availability of vacant land and
affordable housing as compazed to those in the South Hilo district. The
requested rezoning would designate and allocate land uses in appropriate
proportions and in balance with the social, cultural and physical
environment of Puna.
Impacts and Mitigation None, as the proposed rezoning meets land use
plans, policies and controls which support the designation and allocation of
the Property in agricultural and very low density agriculturally-based
residential use in keeping with the social and cultural environment of the
Puna azea.
3.5 SURROUNDING AREAS
Settine
The Property abuts single-family residential lots zoned RS-10 along its
northern, southern, eastern and western boundazies. The Declazation of
Protective Restrictions, Conditions and Reservations for Unit No. 2,
Nanawale Estates ("Declazation") provides that the majority of the lots in
the tract shall be used for single-family residences. The proposed rezoning
is consistent with the Declazation and surrounding single-family residential
uses in the Nanawale Estates Subdivision as one single-family dwelling or
one farm dwelling will be permitted on any building site in conformance
with County zoning regulations. Therefore, no adverse impacts to
surrounding uses and properties aze anticipated as a result of the proposed
development of the Property.
Background and County Environmental Aeport Page 11
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
Imnacts and Mitigation None, as no adverse impacts to surrounding uses
and properties are anticipated as a result of the proposed development of the
Property.
4. INFRASTRUCTURE, PUBLIC FACILITIES AND SERVICES
4.1 Access
Settine The Pahoa-Kapoho Road intersects Nanawale Boulevazd, the
vehiculaz entrance route leading into the Nanawale Estates Subdivision.
Nanawale Boulevazd is a County owned and maintained road, which has a
40-foot wide paved roadway within a 60-foot wide right-of--way. Access to
the Property is along Holiday, Flower, and Seadrift Roads, which are
private subdivision roadways having a 40-foot wide right-of--way, owned
and maintained by the Nanawale Community Association.
Imnacts and Mitigation It is not anticipated that the proposed action will
generate any significant daily vehiculaz trip counts along the Pahoa-Kapoho
Road and Nanawale Boulevard which aze generated by subdivision
residents.
4.2 Water System
Settine County water service is currently not available to the properties.
The neazest County waterline is located along Nanawale Boulevazd, south
of the Property. The proposed lots will be serviced by private water
catchment systems to be installed by individual lot owners in compliance
with all applicable State and County regulations.
Imnacts and Mitigation None. Individual lot owners will install private
water catchment systems in compliance with all applicable State and
County regulations. The Nanawale Estates Subdivision receives an average
of 100" to 125" of rainfall annually which makes individual rain catchment
a feasible method of obtaining potable water and will be sufficient to meet
the needs of the residential-agricultural lots.
4.3 Wastewater System
Settine The Property is not serviced by a municipal system. Wastewater is
proposed to be managed by private septic systems installed by individual lot
owners in compliance with all applicable State and County regulations.
Background and County Environmental Report Page 12
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
Impacts and Mitigation None required since private septic systems will be
installed by individual lot owners in compliance with all applicable State
and County regulations. In addition, the Property is unlikely to contaminate
groundwater resources since the Property is not located along the lower
coastal resource azeas of Puna.
4.4 Police and Fire Protection and Medical Services
Settine Protective and emergency services are provided by the County of
Hawaii, with the police headquarters located at Keaau, fire substations
located in Pahoa and Keaau, and medical, surgical, acute caze and skilled
nursing facilities available at Hilo Medical Center in Hilo. In addition, the
Nanawale Community Association has organized an association patrol in
support of its neighborhood and community.
Impacts and Mitigation None required as adequate police and fire
protection and medical services are available.
4.5 Utilities
Settine Electrical power is available from the Hawaii Electric Light
Company, and telephone service from GTE Hawaiian Tel.
Impacts and Mitigation None required since adequate utility services aze
available.
5. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
5.1 Relationship Between Short-Term and Long-Term Uses and
Maintenance of Long-Term Productivity
The proposed action will enhance the long-term productivity of the Property
by: (1) placing the land into viable residential-agricultural lots and
providing opportunities for successful intensive farming while maintaining
the rural chazacter of the community and rural lifestyle, and (2) fostering the
housing courses of action of the CDP by encouraging the development of
the residential-agricultural lots, thereby providing a variety of housing
choices in the subdivision and meeting the housing demands in the Puna
District.
Background and County Environmental Report Page 13
Application for Change of Zone (TMK: (-4-47-87) Nanawale Estates Co.
5.2 Irreversible and Irretrievable Commitment of Resources
As with any development, the proposed action will result in commitment of
land, capital, material, public services, and utilities. However, the low
density of the proposed action should mitigate the extent to which these
resources are encumbered.
6. ALTERNATIVES CONSIDERED
6.1 No Action Alternative
Under the "No Action" alternative, the Property would continue to remain
unimproved, and would not help to implement the objectives of the Puna
CDP, which encourages the development of a wide variety of housing
choice for Puna district. In addition, the Nanawale Community
Association, Inc., through its Boazd of Directors, supports the proposed
action. Keeping the azea in status quo would be contrary to the goals,
policies and standazds of the Puna CDP which is intended to provide
direction in the implementing of the Hawaii County General Plan policies
and the specific concerns of the Puna community.
7. AGRICULTURAL ZONING QUESTIONNAIRE
The Applicant has completed and attached the Planning Depaztment's
Agricultural Zoning Questionnaire as Exhibit 4.
8. LIST OF SURROUNDING OWNERS
A list of the names, addresses and tax map keys of all owners and lessees of
record of slxrrounding properties is attached hereto as Exhibit 5.
Background and County Environmental Report Page 14
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LOCATION MAP
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ATTACHMENT
Agricultural Rezoning
PLEu'VNING DEPART`fENT
COUNTY" OF HAWAII
?~'PLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide the subject
land in accordance with the aporoved change of zone? Yes
If yes, please answer the rest of puestion 1 and then to question 3.
Entire arcel
a. How many acres of the requested area do you intend co subdivide? p
b. Into what 1oC sizes? Ten (10) 1-acr
c. If your request is aporoved, approximately how long after the
date of approval do you expect to submit your subdivision plans
to the Planning Department for preliminary approval? Within one year
d. Do cou intend to build houses on the newly created lots? NO
If ves, please answer the following questions:
On how many of those lots?
At what approximate price range? House
Lot
Total
Approximately how long, after approval o*" the subdivision,
would the first house be available for occupancy?
If you intend to subdivide, please submit a preliminary schematic
subdivision plan together with your change of zone application See Exhibit 1,
form. Site Plan
2. If you have no firm plans of subdividing the subject area, do you
intend to:
a. Se11 or lease the land to someone who has firm plans?
b. Sell or lease the land to someone who has tentative plans?
c. Se11 or lease the land co someone who has no plans?
d. Keep it?
e. Other (please state)
EXHIBIT 4
P.D. 2 5/84 ZONINGOUESTIONNAIRE
f. If you intend to do either a, b, c, please elaborate on the kind
of plans the other party has. 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.
3. Do you think that your request and your further plans for the land
will alleviate the local housing situation? Yes
gown By expanding the availability of 1-acre parcls for both
diversified agricultural and related residential uses.
4. ire there any buildings on the subject area? No
If so, what kind?
What do you intend to do with those buildings if your request is
approved?
5. Is the subject land currently being used for any agricultural activity? No
If so, please list the kinds of products grown and on how many
square feet or acres of land per product.
o. Was your request to z11ow for the creation of smaller agricultural
lots? Yes
Zf so, did your plan include the following considerations? No
a. Commodity to be produced? Yes
What kinds of commodity? Floraculture and nursery stock, small-scale
livestock and tropical fruit tree orchards.
b. Suitablili[y of the proposed iot-size for that commodity? 1-acre
c. Sufficient farm size co allow reasonable chance of success in 1-acre
commercial agriculture?
-2-
d. Agricultural leases or other forms of assurance that potential
buyers or leases would put the subject area into some form of
agricultural use? Yes
Please state the proposed type of arrangement.
Lot owners will comply with applicable State and County zoning laws
related to agricultural uses.
Please submit your agricultural plans for the subject area and
present evidence of consideration of the above requirements together
with your request for a change of zone.
If you do not intend [o subdivide the subject land for some sort of Subject propert
agricultural purpose, please state your other reasons. to be subdivide
7. T_o your knowledge, has there been any flooding and/or drainage problem
on the subject area? No
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs
improvements? Nn
If so, what kind? Access to the proposed parcels will be off of
Holiday, Flower and Seadrift Roads, which are
privately owned and maintained by the Nanawale
Community Association, having a 40' wide ROW.
Is the road adequate for the proposed traffic volume or load? Yes
9. What sort of governmental assistance and/or improvements do you feel will
be needed in the subject area when developed?
Yes No
a. Schools X
b. Roads X
c. Sewer X
X
d. Drainage
-3-
Yes No
X
e. Police Protection
f. Fire Protection X
g. Recreational Facilities X
h. Public Utilities X
i. Other X
For those checked "yes," please elaborate what type or kinds of improvements
and/or assistance are needed.
Signature: See attached authorization letter
Address: P.O. Box 3006, Bakersfield, CA 93385
Telephone: (510) 527-3729
Date: November 24, 1998
-4-
Names and addresses of owners and/or lessees
of land within 300 feet of the perimeter boundary
of
TMK: (3) 1-4-47-87
1-4-49-1 Geraldine H. Lau Trust
4356 Kilauea Avenue
Honolulu, HI 96816
I-4-49-2 Colin Y.B. Lee
47-704 Alawiki Street
Kaneohe, HI 96744
I-4-49-3 Leslie W.R. Perkins
c/o Esher May Perkins
IS Wattlepark Lane
Robina 4226 Queensland
Australia
1-4-49-4 Keith Baggerly
7490 Brompton #271
Houston, TX 77025
1-4-49-5 Chare & Supapom Vathanaprida
13016 14th Place NE
Seattle, WA 98125
1-4-49-35 Henry H. Hamilton
1100 Dolores
Bakersfield, CA 93305
1-4-49-36 Ray Lin Sun Loo
Clarissa Mee Quon Chun
c/o Leatrice Loo
S. Kukui Sheet, #514
Honolulu, HI 96813
1-4-49-37 Elaia Enriquez Faauly Tmst
960 Komomala Drive
Hilo, HI 96720
1-4-48-6 Gary N. Tanaka Trust
1-4-48-33 Akiko Tanaka Trust
P. O. Box 147
Keaau, HI 96749
1-4-48-7 Edward A. K. & Lucia R, Lee
1-4-48-8 347 Kalili Street
Hilo, HI 96720
1-4-48-9 Wayne & Barbara Perkins
25 Song Sparrow
Irvine, CA 92714
EXHIBIT 5
LIST OF SURROUNDING OWNERS
1-4-48-10 Reiko C. Tuttle
1-4-48-11 P.O. Box 6
1-4-48-12 Whiting, VT 05778
1-4-48-13 Nobuo & Alice Y. Nakamatsu
94-484 Hinu Hinu Way
Waipahu, HI 96797
1-4-48-14 Luka Veloria
c/o Teddy Pau
P. O. Box 1929
Pahoa, HI 96778
I-4-48-15 Daniel Chang
7290 Bassano Drive
Goleta, CA 93117
1-4-48-16 Thomas A. Brodahl
4626 Center Lane NE
Olympia, WA 98506
1-4-48-17 Community Chapel World Outreach
12400 Srudebaker Road
Norwalk, CA 90650
1-4-48-18 Emest Stevens Ahr
171 County Road
Demarest, NJ 07627
1-4-48-19 Harold W.K. Lam Trust
Chew Y.J. Lam Trust
1239 Mamalu Street
Honolulu, HI 96817
1-4-48-20 Robert J. Rupnow
P. 0. Box 1586
Kaneohe, HI 96744-1586
1-4-48-21 Norbert A. Bassin
200 Niles Street
Bakersfield, CA 93305
1-4-48-22 Norma F. Lamberti
1840 154th Avenue NE #C-127
Bellevue, WA 98007
1-4-48-23 Herminio & Gliceria B. Cabanting
P.O. Box 977
Pahoa, HI 96778
1-4-48-24 Hale Aloha 0 Hilo Habitat
109 Haili Stteet
Hilo, HI 96720
I-4-48-25 Walter Seneshen
103-423 Pendy Grasse Road
Saskatoon Sask S7M 4Z2
Canada
1-4-48-26 Ralph Gordon Campbell
35677 Scarborough Drive
Newark, CA 94560
1-4-48-27 Erich R. & Ursula De Vries
1469 Flicker Way
Sunnyvale, CA 94086
1-4-48-28 Marie C. Lindsay
3574 Marks Avenue
San Jose, CA 95118
1-4-48-29 James A. & Ruth Moore Trust
Deedri P. Veehala
973 Komomala Drive
Hilo, HI 96720
1-4-48-30 Archie J. & Norine D. O'Donnell
7646 Ventura Avenue
Van Nuys, CA 91402
1-4-48-31 Mano & Katherine Kaghazi
3708 W. 244th Street
Torrance, CA 90505
1-4-48-32 Mansoor & Fariba Ghaneeian
425 Via EI Chico
Redondo Beach, CA 90277
1-4-50-1 Francis Moniz Trust
Elizabeth Lou Moniz Trust
2002 Ala Mahamoe Place
Honolulu, HI 96819
1-4-50-2 John L. & Noriko T. Anderson
368 Clearlake Drive West
Nashville, TN 37217
1-4-50-3 Jung Sung Dudley
c/o Jung Sung Wendland
3531 Heather Circle
Seal Beach, CA 90740
I-4-50-4 Zofia Molinari-Parente
1-4-50-34 4350 37th Avenue North
I-4-50-35 St. Petersberg, FL 33713-1149
1-4-50-36 Helmut Hans Emst & Karin H. Hoffmann
RR 1 Box 23 Durrell Road
Quesnel BC V2J 3H5
Canada
1-4-50-37 William H.W. & 7udie Y.Y. Chu
45 Old English Lane
Thornhill L3T 2V2
Canada
1-4-50-39 Pasquale L. Parente
1-4-50-40 4350 37th Avenue N.
St. Petersburg, FL 33717
Pasquale L. Parente
305 Long Highway
Little Compton, RI 02837
1-4-50-41 Clement M. & Beatrice E. Oshiro
95-452 Kakae Place
Mililani Town, HI 96789
1-4-50-42 G & G, Inc.
4245 Papu Circle
Honolulu, HI 96815
1-4-50-43 Robert K. & Doreen Y.Ikeno
76-6289 Kupuna Street
Kailua-Kona, HI 96740
1-4-50-72 John D. & Caroline C. Alexander
P.O. Box 2504
Livermore, CA 94551-2504
1-4-50-73 George W. Edge
619 Wan'en Avenue, Apt. 5
East Providence, RI 02914
1-4-50-74 Jutaro & Takiko K. Usagawa
237 Mohouli Street
Hilo, HI 96720
1-4-50-75 MDM Hawaii, Inc.
1-4-47-26 P. O. Box 2837
1-4-47-27 Aiea, HI 96701-8279
I-4-50-76 George D. & Chong S. Kim
PSC 303 Box 42
APO AP 96204
1-4-50-77 Eloisa A. Davis, Felicia Y. Davis & Angelica Q. Davis
9218 3rd Avenue
Inglewood, CA 90305
1-4-60-78 Douglas D. & Rosemaary Colson
11427 Crestwood Drive South
Seattle, WA 98178
1-4-50-79 Vitt P. & Mary E. Ferrucci
P. O. Box 277
Puyallup, WA 98371
1-4-60-80 Shizuo & Yoshifurni Matsumoto
210 Matsubara Ibo Cho
Tatsuno
Japan
1-4-60-81 Catherine Westbrooks
65 School Street, #1FL
Everett, MA 02149-3406
1-4-50-110 William H. Wise, III
1-4-47-44 3748 Manoa Road
Honolulu, HI 96822
1-4-50-1 I I Jan Van Den Brink
47715 Ballam Road, RR3
Chilliwack, BC Canada
1-4-50-112 George S. B. Walters
RR2 Box 2354
Pahoa, HI 96778
1-4-50-113 Antonia R. Marquez
I-4-50-114 5658 Irvine Avenue
I-4-60-149 North Hollywood, CA 91601
1-4-50-115 Merrill H. & Lucille F. Gilmore
1941 Glacier Highway
Juneau, AK 99801
1-4-50-116 Ronald & Abigail Gonzalez
P. O. Box 300
Pahoa, HI 96778
1-4-50-117 Kay T. Dresser
140 N Locus[ Avenue
Agoura Hills, CA 91301
1-4-50-I 18 Albert & May Agnes Dresser
140 N Locust Avenue
Agoura Hills, CA 91301
1.4-50-119 Alden & Gladys L. Smith
Susan A. Fryman
P.O. Box 10887
Hilo, HI 96721
1-4-50-148 Doreen Haley
1800 South Valley View
Las Vegas, NV 89102
1-4-50-150 Leroy W. & Yvonne B. Evans
?6045 Carme] Knolls Drive
Carmel, CA 93923
1-4-50-151 Howard L. & Dana L. Jones
1-4-47-11 9150 Holly Hill Drive
Salinas, CA 93907
1-4-50-152 Elvin D. & Ruth R.M. Stipp
1333 Jackie Lane
Minden, NV 89423-9070
1-4-47-6 William H. & Vivian E. Schmidt
11240 Pecos River Court
Rancho Cordova, CA 95670-2918
1-4-47-7 Harold A. Short Estate
c/o Public Administration
401 Mazshall Street, 3rd Floor
Redwood City, CA 94063
1-4-47-8 David W. & Kimiko Schreiber
c/o Fred Cadiz
8-1742 Kaahumanu Street, # B
Pearl City, HI 96782
1-4-47-9 Lucia Eldridge
Tahita R. Kremer
P.O. Box 756
Crockett, CA 94525
1-4-47-10 David W. Silva
c/o Ramona Silva
1622-A Lusitana Street
Honolulu, HI 96813
1-4-47-12 Edward & Sun Cha Thomas
1-4-47-13 723 W. 142nd Street
Gazdena, CA 90247-2117
3-1-4-47-14 Theodore Smyklo
3-1-4-47-15 43153 Continental Drive
Fremont, CA 94538
t-4-47-16 Kenneth A. Brown, Joseph Berandy & Mazk Marsing
P. O. Box 142
Marysville, WA 98270
1-4-47-17 Maurice & Patsy Y. Galante
16 Belmont
San Francisco, CA 941 t 7
I-4-47-18 Power B. & Rosetta M. Sogo
HC 3 Box 10008
Keaau, HI 96749
1-4-47-19 Margot L. Prusman
3150 Pahoa Avenue
Honolulu, HI 96816
1-4-47-20 Donald K.C. & Misako K. Ng
2719 Grandview Drive
San lose, CA 95133
1.4-47-21 Samuel W. Booth
3245 Kittwake Circle
Norcross, GA 30092
Bryan D. Booth
P.O. Box 914
Oviedo, CA 32765
I-4-47-22 Hee Soon McGill
1-4-47-23 144 N Orange Drive
Los Angeles, CA 90036
1-4-47-24 David Y. & Denise L. Murakami
867 N. Burroughs Avenue
Oak Hazbor, WA 98277
1-4-47-28 Gregory C. Nourigat
P.O. Box 923
Snohomish, WA 98290
I-4-47-29 Tanya Lee
13-1339 Leilani Boulevard
Pahoa, HI 96778
1-4-47-30 David K. Palumbo
P. O. Box 377
Ashford, WA 98304
1-4-47-31 Kimberley S. & Kevin S. Baird
19928 Chase Street, #22
Winnetka, CA 91306
1-4-47-32 Erle & Mary Frady Trust
9 Marbella Drive
Rancho Mirage, CA 92270
1-4-47-33 Ruth Louise Graner
1-4-47-34 P. O. Box 503
Burbank, CA 91503
I-4-47-45 Larry Knudsen
I-4-47-46 2021 I NE 38th Ct.
Redmond, WA 98053
1-4-47-47 Florence Shore Trust
1-4-47-48 3334 E Coast Highway #288
Corona Del Mar, CA 92625
1-4-47-49 Hiroshi Kitamura
1-4-47-50 457 N. Canon Drive
Beverly Hills, CA 90210
1-4-47-51 Theresa L. Kangas
Jamie B. Dockerwiller
Leslie V. Dockerwiller-Fujita
24563 Redwood Highway
Kerby, OR 97531
1-4-47-52 Raymond T. Reiner
c/o Jeanne Chazleton, Executrix
18045 E. Evans Creek Road
Rogue River, OR 97537
I-4-47-53 Barry J. Orlando
P. O. Box 2156
Pahoa, HI 96778
1-4-47-62 Patricia J. & Andrew Starkie
1080 Maple Street
Arroyo Grande, CA 93420
I-4-47-63 John M. Larrecou & Maureen M. Smith
1956 Brittan Avenue
San Cazlos, CA 94070
1-4-47-64 Henry W. & Pacita E. Saint Onge
29-575 E Trancas Drive
Cathedral City, CA 92234
1-4-47-65 William B.Medeiros
1458 Uluhala Place
Kailua, HI 96734
1-4-47-66 Janet Helen Erickson
P.O. Box 1509
Pahoa, HI 96778
1-4-47-67 Leroy E. & Louisa J. Wilson
RR2 Box 2215
Pahoa, HI 96778
1-4-47-69 Martin James Lanfranco
231 Tumberry Road
Half Moon Bay, CA 94019
1-4-47-70 Curtis & Bazabara Mann Trust
1-4-47-71 Muriel D. Mann
1551 N. Upland Circle
Mesa, AZ 85201
1-4-47-82 Liliana Biala
1-4-47-83 c/o Di Curizo Maurizio
Via Di Monteverde 51-A, 00151 Roma
Italy
1-4-47-84 Robert B. & Susan K. Odencrantz
19635 Victory Blvd.
Reseda, CA 91335
1-4-47-86 Leo L. Tomas
846 Kanoa Street, #G
Honolulu, HI 96817
1-4-47-86 Octavio Diehl Trust
1972 Yolanda Way
Tustin, CA 92680-5916
1-4-47-87 Title Guazanty Escrow Services, Inc.
do Nanawale Estates
P.O. Box 3006
Bakersfield, CA 93385
1-4-47-88 Edwazd M. & Jeanne P. Lachance
360 Kauila Street, #110
Hilo, HI 96720
1-4-47-89 Annie Guron Corpuz
99-565 Hoio Street
Aiea, HI 96701
1-4-47-90 Michi Yoko Taylor
c/o Donna Taylor
3300 Meridian Avenue N., #207
Seattle, WA 98103
1-4-47-91 Stacy Fischer
22525 Sherman Way,#803
West Hills, CA 91307-2369
1-4-47-92 Addie W. Kaplan
424 South 44th Street
Philadelphia, PA 19104
Meryl Kaplan
2130 Skye Street
Cambria, CA 93428
-
BNaoawOl.pld-2/2/99
COUNTY OF HAWAII PLANNING DEPARTMENT
BACK RO REPORT
NANAWALE ESTATES CO.
C AN OF APP I ATION F 9$ 271
NANAWALE ESTATES CO. has submitted an application for a Change of Zone by
changing the district classification from Open (O) to Residential and Agricultural (RA-la) for
approximately 10.995 acres of land. The property is located within the Nanawale Estates
Subdivision bordered by Holiday Road, Flower Road and Seadrift Road at Puua, Puna,
Hawaii, TMK: 1-47:87.
GENERAL INFO MATION
1. Landowner: The landowner of the subject.property is Title Guaranty Escrow
Services, Inc. By letter of authorization, Title Guazanty Escrow Services, Inc. has
given permission to Nanawale Estates Co. to apply for the change of zone.
APPi,i('ANT'. F.OiTF,~
2. Request: The applicant is requesting the Residential and Agricultural (RA-la)
designation in order to develop an agricultural subdivision limited to ten (10) buildable
lots, with an average lot size of 1 acre. According to Section 25-5-50, Hawaii County
Zoning Code, the Residential and Agricultural District (RA) would allow a mix of
residential and agricultural uses. The intent is to provide for activities or uses
characterized by low density residential lots in rural areas where city-like
concentrations of people, structures, streets, and urban level of services are absent, and
where small farms are intermixed with low density residential lots. The RA district is
intended to be only within areas designated as being in the state land use rural or urban
districts.
3. Additional Information: The applicant has submitted a Change of Zone application in
support of the request. (See Exhibit A -Change of Zone Application)
STATE O 1NTV P . N
4. (See Exhibit A -Pages 4 through 8)
5. State Land Use: Urban
6. GP LUPAG MAP: Low Density Urban Development. This designation allows for
single family residential in character, ancillary community and public uses and
convenience type commercial uses.
7. County Zoning: Open (O). The Open district applies to azeas that contribute to the
general welfare, the full enjoyment, or the economic well-being of open land type use
which has been established or is proposed. The subject property was zoned to its Open
(O) designation on December 20, 1967 (Ordinance No. 111) when the Zoning Maps
for the Puna District were initially adopted. Prior to that date, zoning within the Puna
District did not exist. The Nanawale Estates Subdivision received Final Subdivision
Approval on January 22, 1969. Therefore, the property was zoned Open prior to it
being created as part of the Nanawale Estates Subdivision. Preliminary subdivision
plans were on file with this department when the original zoning maps for the Puna
District were adopted in 1967, and the subject parcel was designated for school use by
the developers; however, neither the County nor State has sanctioned such a use. Two
other properties within Nanawale Estates, TMK: 1-4-59:77 and TMK: 1-4-76:38, are
also zoned Open and were designated for school use/higher education reserve by the
developers.
8. County Council Resolution 247-94: Effective July 20, 1994, County Council
Resolution 247-94 provided criteria for reviewing zoning requests in Urban designated
azeas without the necessary infrastructure for water. The resolution requires all parcels
for rezoning in Urban areas be reviewed in accordance with seven criteria.
DES iPTION OF PROP .RTY 1RR0 IN RF,A
9. (See Exhibit A -Pages 8 thorough il)
10. AL1SH: Existing Urban Development.
11. Subject Property: The subject property is an approximate 10.995-acre rectangular
parcel with a frontage along Flower Road of approximately 844 feet and frontages
along Holiday and Seadrift Roads of approximately 512 feet. The property is a portion
-2-
of Unit I of the 4,289-lot Nanawale Estates Subdivision which received Final
Subdivision Approval on January 22, 1969. Final Subdivision Approval for Unit I was
granted on November 1, 1960. Lot sizes within the subdivision range from 8,000 to
16,000 square feet, with the average lot size approximately 8,040 squaze feet. Since
the majority of the lots within the subdivision aze less than 1 acre, Utey are non-
conforming in size. The subject parcel was designated for school use by the
developers; however neither the County nor State has endorsed such a use.
12. Surrounding Zoning/I,and Uses: Surrounding properties aze zoned RS-10, mostly
vacant, and approximately 8,040 square feet in size. There is a dwelling across the
property on Seadrift Road to the northeast, and another dwelling adjacent to the
property on Holiday Road.
P fR .I .RVICF FA .IT
13. (See Exhibit A -Pages 12 and 13)
14. Water: According to the Department of Water Supply, a new 8-inch waterline
extension on Kehau Road between Nanawale Boulevard and Maui Road is scheduled
for completion in February, 1999. However, the subject property will be served by a
private catchment system.
AGENCIES' COMMENTS
15. Real Property Tax Office (December 16, 1998 Memo):
"Status of real property taxes: Current. Real Property taxes are paid [through]
December 31, 1998.
"We would like to point out a misstatement in this application. Pg 1. 1.2 General Site
Description states: "...consists of approximately 4,389 residential sized lots, ranging in
size from .25-acre to 1-acre.
"Most of the residential lots in Nanawale Estates are approximately 8,000 squaze feet
in size."
16. Department of Water Supply (January 4, 1999 Memo):
"We have reviewed the subject change of zone application and have no comments as
the proposed rezoned lots will be serviced by private water catchment systems."
-3-
17. Police Department (December 14, 1998 Memo):
"We have ~ objections to the proposed change of zone. However, we do not feel that
many residents of lower Puna subdivisions would agree with the applicant's description
of available police, £ue, and medical services as "adequate.""
18. Department of Transportation, Honolulu (December 16, 1998 Memo):
"The proposed agricultural subdivision will not impact our State transportation
facilities. "
19. Department of Land and Natural Resources (December 30, 1998 Letter):
"We have reviewed the subject applications and confum that the proposed project is
located in Zone X, an area determined to be outside the 500-year flood plain."
20. Department of Public Works, Engineering Division: (See Exhibit B -December
17, 1998 Memo)
21.. Department of Health: (See Exhibit C -December 16, 1998 Memo)
A EN - NO O .NTS
22. Fire Department, Parks and Recreation, DLNR State Historic Preservation
Division, DLNR Land Management, DOT Hilo, Department of Agriculture,
Natural Resources Soil Conservation Services, Nanawale Community Association.
-4-
APPLICATION FOR CHANGE OF ZONE
Puua, District of Puna, Hawaii
TMK: (3)1-4-47-87
0
Prepared for:
Nanawale Estates Co., a California corporation -
w
r-:
Prepared by:
Steven S. C. Lim
Carlsmith Ball
121 Waianuenue Avenue
Hilo, Hawaii 96720
Telephone: (808) 935-6644
November, 1998
EXHIBIT
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT: NANAWALE ESTATES CO.
APPL ICANT'S SIGNATURE: See attached authorization DA1~.-_:
ADDRESS: P.O. Box 3006
Bakersfield, CA 93385
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Nancy Duff, CEO,
Carol Brendt, CFO, and Tom Franconi, Secretary
PHONE:(Bus.) 510-527-3729 (Res.) (Fax)
LANDOWNER(S): Title. Guaranty Escrow Services, Inc.
LANDOWNER SIGNATURE(S): See attached authorization DATE:
(May be by letter)
LANDOWNER(S) ADDRESS: 235 Queen Street, First Floor, Honolulu, HI 96813
REQUEST: open (O) TO RA-la
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: (3) 1-4-47-87 _
STREET ADDRESS OF PROPERTY:
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 10.995 acres
AGENT: Steven S.C. Lim
ADDRESS: Carlsmith Ball
121 Waianuenue Avenue
Hilo, HI 96720
TELEPHONE:(Bus.) 935-6644 (Iles.) (Fyx) 935-7975
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Steven S.C. Lim COPIES: Nanawale Estates Co.
(See Instructions on Reverse Side)
THIS CIi_4NGE OF ZONE 'LIGATION iV1UST BE ACCONIP ED BY THE FOLLO~tiZ~iG:
1. A filing fee of five hun...ed dollars (500) plus twenty-five da.,ars (S25) per lot or unit
proposed by the amendment. (Checks shall be made payable to the County Director of
Finance)
2. An original and twenty (20) copies of this completed application and the appropriate
Departmental Zoning Questionnaire.
3. An original and twenty (20) copies of a Backeround and County Environmental Report to
include information as listed on the attached form. Note: A County Environmental Report
shall not be required for an application where an Environmental Impact Statement or
Environmental Assessment have been completed and filed with the Office of Environmental
Quality Control in compliance with HRS, Chapter 343, Environmental Impact Statements.
4. Art original and twenty (ZO) copies of a Location map.
An original and twenty (20) copies of a scale-drawn plot plan of the property showing
property Imes; all existing and proposed structures, uses and improvements; proposed
subdivision; and reference points such as roadways, shoreline, etc.
6. One copy of a full-size (2' x 3') scale-drawn plot plan of Item ~ for presentation purposes.
i. A list of the names, addresses and tax map keys of all owners and lessees of record of
surrounding properties who are required to receive nonce.
Note: Legal description of the property in map and written form by metes and bounds as certified
by a surveyor shall be submitted to the Planning Department, promptly, upon receipt of the
notice from the Planning Directar that a public hearing has been scheduled.
FORMS - 4/15/97 (f:\wp60\formslpd\zoneapol.skg)
APPL.ICANT'S LETTER OF AUTHORIZATION
Tax Map Key: (3) 1-4-47-87
Puua, District of Puna
Island, County and State of Hawaii
The undersigned applicant hereby authorizes Carlsmith Ball, to apply
for, execute and process any and all County, State and federal governmental permit
applications, and to participate in proceedings related to said real property.
A photostatic or facsimile copy of this executed authorization shall also
be considered as effective and valid as the original.
NAN E EST TES CO.
By
Nancy Duff
Its C~ F.
Address: 1730 Sonoma
Berkeley, CA 94707
Subscribed and sworn to efore me this
~j'`
y day of ~ , 1998.
Cc'~~e_L~CCc[X
Name: A ~7ooiX;~.ni
Notary Public in and for the State of California
My commission expires: ~ ~ .~~o /
,yam, ~ 597
Cc '
m_ Ea',o i~i~J~~' Y
l~
FEE OWNER'S LETTER OF AUTHORIZATION
Tax Map Key: (3) 1-4-47-87
Puua, District of Puna
Island, County and State of Hawaii
The undersigned is the fee owner of the real property above-identified,
and hereby authorizes Carlsmith Ball, to apply for, execute and process any and all
County, State and federal governmental permit applications, and to participate in
proceedings related to said real property.
A photostatic or facsimile copy of this executed authorization shall also
be considered as effective and valid as the original.
TITLE GUARANTY ESCROW
SERVICES, INC.
By y
Hewn t amp., t-?a
ItS PRESIDENT
Address: 235 Queen Street
First Floor
Honolulu, Hawaii 96813
Subscribed and sworn to before me this
day of ~ ~ rs, , 1998.
Name:
Notary Public, State of Hawaii
VAIERiE KP. TANAKA
My commission expires: Expiration Date: May 21, 2000
APPLICATION FOR CHANGE OF ZONE
BACKGROUND and COUNTYENVIRONMENTAL REPORT
Applicant: Nanawale Estates Co.
Tax Map Key No.: (3) 1-4-47-87
Puua, District of Puna
Island and County of Hawaii
1. PROPOSED DEVELOPMENT
1.1 Ownership
Applicant Nanawale Estates Co., is a California corporation, authorized to
do business in the State of Hawaii. Ownership of the subject property is
held by Title Guazanty Escrow Service, Inc. in trust for Applicant Nanawale
Estates Co.
1.2 General Site Description
The 10.995-acre rectangulaz-shaped, unimproved parcel of land is bordered
by Holiday Road along its southern boundary, Flower Road along its
western boundary, Seadrift Road along its northern boundary, and
single-family residential lots zoned RS-10 along its eastern boundary. The
property is located within the Nanawale Estates Subdivision, which was
developed in 1962, prior to the adoption of the County's present
Subdivision Control, and consists of approximately 4,289 residential sized
lots, ranging in size from .25-acres to 1-acre. The property is more
particulazly described as Lot 837, being a portion of Royal Patent No. 7788,
Land Commission Awazd No. 8452, Apana 15 to A. Keohokalole, and is
situated at Nanawale Estates Subdivision, Unit 1, File Plan 700, at Puua,
District of Puna, Island and County of Hawaii ("Property") (see Exhibit 2,
"Location Map", and Exhibit 3, "Tax Map").
1.3 Statement of Objectives
The Applicant is seeking a Change of Zone for the approximately
10.995-acre Property from Open (O) designation to RA-la (Residential and
Agricultural 1-acre) designation to develop an agricultural subdivision
limited to ten (10) buildable lots, with an average lot size of 1-acre (see
Exhibit 1, "Site Plan".)
Background and County Environmental Report Page I
Application for Change of Zone (TMK: 1.4-47-87) Nanawale Estates Co.
2. RELATIONSHIP TO LAND USE PLANS, POLICIES AND CONTROLS
2.1 STATE PLAN
The Hawaii State Plan consists of goals, objectives, policies and priority
directions to guide the future long-range development of the State. The
proposed action conforms with the applicable policies discussed below.
Slate Goal
Section 226-4, HRS sets forth three components to this plan:
(1) To 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;
(2) To achieve a desired physical environment, characterized by beauty, cleanliness, quiet,
stable natural systems, and uniqueness, that enhances the mental and physical well-being
of the people;
(3) To achieve physical, social, and economic well-being, for individuals and families in
Hawaii, that nourishes a sense of community responsibility, of caring, and of participation
in community life.
Discussion: The Hawaii State Plan encourages choice and mobility that
instue that individuals and groups attain self-reliance and
self-determination. Approval of the requested rezoning should satisfy all of
the foregoing objectives, by fulfilling an increasing demand for housing for
present and future generations of Hawaii residents, thereby increasing the
real property tax base in the Puna district.
Objectives and policies for socio-economic advancement -housing
Objective:
• The orderly development of residential areas sensitive to community needs and other
land uses.
Policies:
• Promote design and location of housing developments taking into account the
physical setting, accessrbility to public facilities and services, and other concerns of
existing communities and surrounding aeeas.
• Facilitate the use of available vacant, developable, and underutilized urban lands for
housing
Background and County Environmrntal Report Page 2
Application for Change of Zone (TMK: I.4-47-g'n Nanawale Estates Co.
Discussion: The Hawaii State Plan, Socio-Economic Advancement-
Housing, encourages the orderly development of residential azeas sensitive
to community needs and other land use and the promotion of housing
developments taking into account the physical setting, accessibility to
public facilities and services, and other concerns of existing communities
and surrounding azeas. Approval of the requested rezoning should satisfy
the foregoing socio-economic objective and policies relating to housing, by
utilizing vacant, developable lands for housing for the continually growing
Puna District.
Objectives and policies for the economy -Agriculture
Objectives
• Growth and development of diversified agriculture throughout the State.
• An agricultural industry that continues to constitute a dynamic and essential
component of Hawaii's strategic, economic, and social well-being.
Policies
• Assure the availability of agricultural suitable lands with adequate water to
accommodate present and future needs.
• Increase the attractiveness and opportunities for an agricultural education and
livelihood.
• Expand Hawaii's agricultural based by promoting growth and development of
flowers, tropical fruits and plants, livestock, feed grains, forestry, food crops,
aquaculture and other potential enterprises.
Discussion: The Hawaii State Plan, Economy-Agriculture encourages the
growth and development of diversified agriculture throughout the State by
making available agriculttual suitable lands with adequate water to
accommodate present and future needs. Approval of the requested rezoning
should satisfy the foregoing economic objectives and policies relating to
agriculture, by utilizing vacant, developable lands and providing
opportunities for small-scale agricultural activities.
Background and County Environmental Report Page 3
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
2.2 State Land Use Law
The State Land Use Law provides for the classification of all lands within
the State into one of four land use districts: Urban, Rural, Agricultural or
Conservation. The Property is situated in the State Land Use Urban
District.
Pursuant to Section 25-5-50, of the Hawaii County Code, the RA district is
intended to be only within azeas designated as being in the State Land Use
Rural or Urban district. The proposed action will be improved small-scale
lots, with residential/fazm dwelling and accessory uses, which use is not
contrary to the purposes of the State Land Use Law designation for the
Property.
2.3 Hawaii County General Plan
The General Plan provides for the long-range comprehensive development
and balanced growth within the County, and includes the Land Use Pattern
Allocation Guide ("LUPAG'~ Map which designates land utilization for the
County. The LUPAG map designates the property as Open. The proposed
action would be consistent with the goals, policies and standazds of several
functional azeas or elements of the General Plan as follows:
Economic Element:
Goals
• Provide residents with opportunities to improve their quality of life.
• Economic development and improvement shall be in balance with the physical and
social environments of the island of Hawaii.
• The County of Hawaii shall strive for diversity and stability in its economic system.
• The County shall provide an economic environment which allows new, expanded, or
improved economic opportunities that aze compatible with Ute County's natural and
social environment.
Discussion: The requested rezoning would foster the above-cited economic
goals of the Hawaii County General Plan by allowing for small-scale
farming on the ten pazcels of 1-acre in size parcels, thereby making
diversified agriculture a feasible endeavor for the young family or resident
with limited income. The requested rezoning would also complement the
Background and County Environmrntal Report Page 4
Application for Change of Zone ('CMK: 1-4-07-87) Nanawale Estates Co.
A-la zoning and land use of adjacent parcels, and help to retain the overall
rural ambience of the Nanawale Estates Subdivision, thereby promoting the
County's economic goals in harmony with its social and physical
environments.
Land Use Element:
Goal
• Designate and allocate land uses in appropriate proportions and mix and in keeping
with the social, cultural, and physical environments of the County.
Policies
• Zone ttrban- and [oral-types of uses in azeas with ease of access to community
services and employment centers and with adequate public utilities and facilities.
• Promote and encourage the rehabilitation and use of urban and rural areas which aze
serviced by basic community facilities and utilities.
• Allocate appropriate requested zoning in accordance with the existing or projected
needs of neighborhood, community, region and County.
• The county shall encourage the development and maintenance of communities
meeting the needs of its residenu in balance with the physical and social
environment.
Standazd
• Zoning requests shall be reviewed with respect to General Plan designation, district
goals, regional plans, State Land Use District, compatibility with adjacent zoned
uses, availability of public services and utilities, access, and public need.
Discussion: The proposed rezoning would allocate land uses in keeping
with the General Plan goal by expanding the~availability of 1-acre parcels
for both agricultural and related residential uses. The proposed rezoning
would also be compatible with the above-cited standazd, given the
Property's ready access to public services and utilities, its proximity to
government and employment centers in Hilo, and its close proximity to
commercial complexes in the Puna area.
Background and County Environmental Report Page 5
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
Land Use -Agriculture
Goals
• Rtual-style residential-agricultural developments, such as new stnall-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
• Assist in the further development of diversified agriculture in the district.
Discussion: Diversified agricultural uses aze highly desirable to Puna
residents as a way to maintain the rural chazacter of their communities and a
rural lifestyle. Puna has many small-scale, developing, experimental and
independent growers and gazdeners. Cultivation of anthuriums, papayas,
ornamental plants and guava aze viable options on the proposed lots. Many
of the one to three acres lots located in the Puna district aze increasingly
being developed for agricultural uses, such and floraculture and nursery
stock, small-scale livestock and tropical fruit tree orchards. The relatively
low-cost of many of these lots, provide opportunities for successful
intensive farming even though the soil quality is mazginal. The Nanawale
Estates Subdivision receives an average of 100" to 125" of rainfall annually
which makes individual rain catchment a feasible method of obtaining
potable water, thus eliminating the need for over-extension of the County
water system. The proposed rezoning would complement the
aforementioned goals by allowing for the development of residential-
agricultural activities such as small-scale famung, making diversified
agriculture a feasible endeavor for the young family or resident with limited
income. The proposed rezoning would also be an expansion of the existing
rtual Puna community and would be in keeping with the "rural-style
residential-agricultural developments" cited above, since the requested
Residential and Agricultural 1-acre (RA-la) designation would limit
construction to one single-family dwelling per 1-acre lot.
2.4 HAWAII COUNTY ZONING AND SUBDIVISION
The existing County zoning designation for the Property is Open (O). The
Nanawale Estates Subdivision was granted final subdivision approval in
1962. Prior to the County's Interim Zoning Ordinance of
December 19, 1962, there was no zoning for the Puna district, and the
approval of the Subdivision predated the Zoning Ordinance of the County.
The developer in submitting final subdivision maps, designated certain
areas within the Tract for possible recreational and educational facilities.
Background and County Environmental Report Page 6
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
The County zoned the properties Open (O) since it existed as a large open
space.
Under Section 25-5-50, Hawaii County Code, the Residential and
Agricultural (RA) district provides for activities or use chazacterized by low
density residential lots in rural azeas where city-like concentrations of
people, structures, streets and urban level or services aze absent, and where
small farms aze intermixed with low density residential lots. The proposed
rezoning would meet this criteria as both pazcels aze located in rural azeas
with low density residential lots, and where urbanization is absent.
2.5 PUNA COMMUNITY DEVELOPMENT PLAN
The Puna Community Development Plan (CDP) prepazed in January, 1992
is intended to provide direction in the implementing of the Hawaii County
General Plan, and is designed to void the gap between the general plan
policies and the specific concerns of the Puna community. The proposed
action would be consistent with the courses of action of the Housing
element of the CDP as follows:
Housing:
Courses of Action
• Aid and encourage the development of a wide variety of housing choice for this area.
• Encourage the maintenance and rehabilitation of the existing housing stock to
maintain the viability of existing communities.
Discussion: Puna's population has shown to be one of the fastest growing
areas in the State, doubling every ten years. The 1990 Census figures
indicate a growth rate of 77% in the 1980s. This rapid growth in population
and the projected in-migration of population is due primarily to the
availability of vacant land and affordable housing as compazed to those in
the South Hilo district. The requested rezoning would foster the
above-cited housing courses of action of the CDP by encouraging the
development of the residential-agricultural lots, thereby providing a variety
of housing choices in the subdivision and by meeting the housing demands
in the Puna District.
Background and County Environmental Report Page 7
Application for Change of Zone (TMK: 1-4-47-87) Nanawale Estates Co.
2.6 COASTAL ZONE MANAGEMENT AND SPECIAL MANAGEMENT
AREA
The Property is not located within the Special Management Area (SMA) of
the County of Hawaii.
3. ENVIRONMENTAL SETTING, IMPACTS & MITIGATION
MEASURES
3.1 PHYSICAL CHARACTERISTICS/ENVIRONMENTAL SETTING
3.1.1 Climate
$g~jng Located on the wetter windwazd side of the island, the mean aztnual
rainfall is about 100 to 125". Relative humidity is generally stable and
mean aztnual temperature is about 73 °F. Wind patterns aze diurnal--
dominant easterly tradewinds prevail during the day, while in the evening
cooler westerly winds sweep down the slopes of Mauna Loa. Seasonal
changes aze mild and fairly uniform.
Impacts and MitiEation None. The proposed action will not alter the
microclimate of the region.
3.1.2 Topography and Soils
SettinS
The topography of the Property is relatively flat, with an average grade of
zero to 6%. The soils in this general azea aze classified as the Papai
extremely stony muck (rPAE) series, chazacterized by a surface layer
comprised ofwell-drained, thin, extremely stony organic soils over
fragmental A'a lava. Permeability is rapid, runoff is slow, and erosion
hazard is slight. Papai soils aze usually used for woodland, with small azeas
used for pasture, orchazds and truck crops. Its overall productivity rating
for agricultural use is rated as "E", or "Very Poor", by the Land Study
Bureau. The State Department of Agriculture's Lands of Important to the
State of Hawaii (ALISH) map does not classify the azea as containing lands
of importance to agriculture.
Background and County Environmental Report Page 8
Application for Change of Zone (TMK: t-4-07-87) Nanawale Estates Co.
impacts and Mitigation None. Compliance with the County requirements
would further ensure minunal erosion and sedimentation impacts during
future development.
3.1.3 Natural Hazards
~lling
Flood and Coastal Hazards. The U. S. Corps of Engineers Flood Insurance
Rate Map (FIRM) designates the Property in Zone X, or outside the
500-yeaz flood plain. The Property is also located outside of the County of
Hawaii Civil Defense Agency's Tsunami Evacuation Zone.
Volcanic and Earthquake Hazards. According to the United States
Geological Survey maps, the Property is located within Lava Flow Hazazd
Zone 2, on a scale of ascending risk 9 to 1. Zone 2 azeas include the azeas
on both sides of the northeast and southwest rift zones, where lava flows
have covered approximately 20 percent of the azea during the past 750
years. The last recorded lava flow in the immediate vicinity occurred in
1840. The Building Code designates the entire island of Hawaii in
Earthquake Zone 3 and contains certain structural requirements to address
the relative seismic hazards.
Impacts and Mitigation. The Property is not within any flood or tsunami
hazazds zone. Although the Property is located in the area flanked by
Kilauea volcano, and is subject to down sloping lava flows, the degree of
risk to human life is minimal. The Building Code requirements mitigate
potential earthquake hazazds.
3.1.4 Air and Noise Quality
S
Air. The air quality in the Puna district is largely affected by air pollutants
from natural rather than vehicular sources. The most predominant source of
natural pollutants is from the Kilauea volcano's east rift eruption located
southwest of the Nanawale Estates Subdivision. Emissions from the
ongoing eruption can be seen in the form of a volcanic haze which
intermittently blankets the azea. Vehiculaz exhaust is a lesser source of air
pollutants.
Background and County Environmental Report Page 9
Application for Change of Zone (TMK: 1.4-47-87) Nanawale Estates Co.
Noise. Noise in the general azea is associated with vehiculaz sources within
the subdivision. Noise generated by additional traffic within the proposed
1-acre residential-agricultural lots should be minimal.
Imnacts and Mitigation The proposed action will not alter the air quality of
the region. Fugitive dust specifically arising from future development can
be mitigated by observance of standazd industry practices for air quality
management.
3.2 HISTORICAL/ARCHAEOLOGICAL RESOURCES
Silting The Property is not among those listed as historic properties in the
Hawaii Register, and has not been determined to be eligible for inclusion in
the National Register of Historic Places. As discussed eazlier, the Nanawale
Estates Subdivision was graded upon its establishment in 1962, and is
currently undeveloped, vacant land.
Imnacts and Mitigation None. Because the entire Property has been
previously disturbed, any surface or subsurface azchaeological remains are
unlikely.
3.3 NATURAL RESOURCES
3.3.1 Flora/Fauna
S,.g~ing Nanawale Estates Subdivision was originally graded upon its
establishment in 1962, and during construction of the subdivision roadways.
The Property is an unimproved pazcel of land and is absent any agricultural
activity. The Property's existing terrain is marked by a dense overgrowth of
ground cover and mature trees, including ohia, pili grass, and by introduced
animal species, such as mongoose and rats.
Imnacts and Mitigation None. The Property has been entirely previously
disturbed, and is unlikely to adversely impact raze or endangered native
plants and/or species, since there remains no evidence of same within the
Property or the surrounding azea.
3.3.2 Scenic and Open Space Resources
Setting The Property has remained in its natural condition. The Property is
not listed as a distinctive and identifiable land form distinguished as
Background and County Environmrntal Report Page 10
Application for Change of Zone (TMK: I-4.47-87) Nanawale Estates Co.
landmazks or as having a frontyazd vista of distinctive feature as identified
in the General Plan within the Puna District.
Imnacts and Mitigation The proposed action will not directly impact upon
vistas. Although the proposed action will remove the Property from its
current "open space" designation, the proposed 1-acre pazcels, will continue
to serve as a form of "open space" in the area.
3.4 SOCIO-ECONOMIC RESOURCES
$g>~yg Puna's population has shown to be one of the fastest growing azeas
in the State, doubling every ten yeazs. The 1990 Census figures indicate a
growth rate of 77% in the 1980s. This rapid growth in population and the
projected in-migration is due primarily to the availability of vacant land and
affordable housing as compazed to those in the South Hilo district. The
requested rezoning would designate and allocate land uses in appropriate
proportions and in balance with the social, cultural and physical
environment of Puna.
Imnacts avnd Mitigation None, as the proposed rezoning meets land use
plans, policies and controls which support the designation and allocation of
the Property in agricultural and very low density agriculturally-based
residential use in keeping with the social and cultural environment of the
Puna azea.
3.5 SURROUNDING AREAS
Setting
The Property abuts single-family residential•lots zoned RS-10 along its
northern, southern, eastern and western boundaries. The Declazation of
Protective Restrictions, Conditions and Reservations for Unit No. 2,
Nanawale Estates ("Declazation") provides that the majority of the lots in
the tract shall be used for single-family residences. The proposed rezoning
is consistent with the Declazation and surrounding single-family residential
uses in the Nanawale Estates Subdivision as one single-family dwelling or
one farm dwelling will be permitted on any building site in conformance
with County zoning regulations. Therefore, no adverse impacts to
surrounding uses and properties are anticipated as a result of the proposed
development of the Property.
Background and County Environmental Report Page 11
Application for Change of Zone (TMK: I-4-47-87) Nanawale Estates Co.
Imnacts and Mitigation None, as no adverse impacts to surrounding uses
and properties aze anticipated as a result of the proposed development of the
Property.
4. INFRASTRUCTURE, PUBLIC FACILITIES AND SERVICES
4.1 Access
$gjljIIg The Pahoa-Kapoho Road intersects Nanawale Boulevazd, the
vehiculaz entrance route leading into the Nanawale Estates Subdivision.
Nanawale Boulevazd is a County owned and maintained road, which has a
40-foot wide paved roadway within a 60-foot wide right-of--way. Access to
the Property is along Holiday, Flower, and Seadrift Roads, which are
private subdivision roadways having a 40-foot wide right-of--way, owned
and maintained by the Nanawale Community Association.
I~lpacts and Mitigation It is not anticipated that the proposed action will
generate any significant daily vehicular trip counts along the Pahoa-Kapoho
Road and Nanawale Boulevard which aze generated by subdivision
residents.
4.2 Water System
Bettina County water service is currently not available to the properties.
The nearest County waterline is located along Nanawale Boulevazd, south
of the Property. The proposed lots will be serviced by private water
catchment systems to be installed by individual lot owners in compliance
with all applicable State and County regulations.
Imnacts and Mitigation None. Individual lot owners will install private
water catchment systems in compliance with all applicable State and
County regulations. The Nanawale Estates Subdivision receives an average
of 100" to 125" of rainfall annually which makes individual rain catchment
a feasible method of obtaining potable water and will be sufficient to meet
the needs of the residential-agricultural lots.
4.3 Wastewater System
SsS1inE The Property is not serviced by a municipal system. Wastewater is
proposed to be managed by private septic systems installed by individual lot
owners in compliance with all applicable State and County regulations.
Background and Counry Environmental Report Page l2
Application for Change of Zone ('rMK: 1-4-47-87) Nanawale Estates Co.
Imnacts and Mitigation None required since private septic systems will be
installed by individual lot owners in compliance with all applicable State
and County regulations. In addition, the Property is unlikely to contaminate
groundwater resources since the Property is not located along the lower
coastal resource azeas of Puna.
4.4 Police and Fire Protection and Medical Services
$gljjtlE Protective and emergency services aze provided by the County of
Hawaii, with the police headquarters located at Keaau, fire substations
located in Pahoa and Keaau, and medical, surgical, acute caze and skilled
nursing facilities available at Hilo Medical Center in Hilo. In addition, the
Nanawale Community Association has organized an association patrol in
support of its neighborhood and community.
Impacts and Mitigation None required as adequate police and fire
protection and medical services aze available.
4.5 Utilities
SgltiIIg Electrical power is available from the Hawaii Electric Light
Company, and telephone service from GTE Hawaiian Tel.
jmpacts and Mitigation None required since adequate utility services are
available.
5. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
5.1 Relationship Between Short-Term and Long-Term Uses and
Maintenance of Long-Term Productivity
The proposed action will enhance the long-term productivity of the Property
by: (1) placing the land into viable residential-agricultural lots and
providing opportunities for successful intensive farming while maintaining
the rural chazacter of the community and rural lifestyle, and (2) fostering the
housing courses of action of the CDP by encouraging the development of
the residential-agricultural lots, thereby providing a variety of housing
choices in the subdivision and meeting the housing demands in the Puna
District.
Background and County Environmrntal Report Page l3
Application for Change of Zone (TMK: ]-4-47-87) Nanawale Estates Co.
5.2 Irreversible and Irretrievable Commitmeut of Resources
As with any development, the proposed action will result in commitment of
land, capital, material, public services, and utilities. However, the low
density of the proposed action should mitigate the extent to which these
resources aze encumbered.
6. ALTERNATIVES CONSIDERED
6.1 No Action Alternative
Under the "No Action" alternative, the Property would continue to remain
unimproved, and would not help to implement the objectives of the Puna
CDP, which encourages the development of a wide variety of housing
choice for Puna district. In addition, the Nanawale Community
Association, Inc., through its Boazd of Directors, supports the proposed
action (see Exhibit 6, Nanawale Community Association letter.) Keeping
the azea in status quo would be contrary to the goals, policies and standards
of the Puna CDP which is intended to provide direction in the implementing
of the Hawaii County General Plan policies and the specific concerns of the
Puna community.
7. AGRICULTURAL ZONING QUESTIONNAIRE
The Applicant has completed and attached the Planning Department's
Agricultural Zoning Questionnaire as Exhibit 4.
8. LIST OF SURROUNDING OWNERS
A list of the names, addresses and tax map keys of all owners and lessees of
record of surrounding properties is attached hereto as Exhibit 5.
Background and County Environmrntal Report Page I
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EXHIBIT 1
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lYanawale Estates
PUUA,PUNA,HAWAI I
TM.K.~-4-36-66,75-77, 79-89
Q, Surveying ana r.nanwng
EXHIBIT 2
LOCATION MAP
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ATTACHMENT
Agricultural Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
A°PLZCATZON FOR CA4NGE OF ZONE
1. If your request is approved, do you intend to subdivide the subject
land in accordance with the approved change of zone? Yes
If vies, please answer the rest of question 1 and then to question 3.
a. How many acres o: the requested area do you intend to subdivide? Entire parcel
b. Into what lot sizes? Ten (10) 1-acr
c. Zf your request is approved, approximately how long after the
date of approval do you expert to submit your subdivision plans
to the Planning Department for preliminary approval? Within one year
d. Do you intend to build houses on the newly created lots? No
If ves, please answer the following questions:
On how many of those lots?
At what approximate price range? House
Lot
Total
Approximately how long, after approval of the subdivision,
would the first house be available for occupancy?
If you intend to subdivide, please submit a preliminary schematic
subdivision plan together with your change of zone application See Exhibit 1,
form. Site Plan
2. If you have no firm plans of subdividing the subject aria, do you
intend to:
a. Sell or lease the land to someone who has firm plans?
b. Sell or lease the land to someone who has tentative plans?
c. Sell or lease the land to someone who has no plans?
d. Keep it? '
e. Other (please state)
EXHIBIT 4
P.D. 2 5/84 ZONINGOUESTIONNAIRE
f. If you intend to do either a, b, c, please elabo_dte on the kind
of plans the other party has. 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.
3. Do you think that your request and your further plans for the land
will alleviate the loca'_ housing situation? Yes
flow? BY expanding the availability of 1-acre parcls for both
diversified agricultural and related residential uses.
G. 9re there any buildings on the subject area? No
If so, what kind?
GTnat do you intend to do with those buildings if your request is
approved?
5. Is the subject land currently being used for any agricultural activity? No
If so, please list the kinds of products grown and on how many
square feet or acres of land per product.
o. Was your request to allow for the creation of smaller agricultural
lots? Yes
Ii so, did your plan include the following considerations? No
a. Commodity to be produced? Yes
What kinds of commodity? Floraculture and nursery stock, small-scale
livestock and tropical fruit tree orchards.
b. Suitablilicy of the proposed lot-size for that commodity? 1-acre
c. Sufficient farm size to allow reasonable chance of success in 1-acre
commercial agriculture?
_2_
d. Agricultural leases or other forms of assurance _nat potential
buyers or leases would put the subject area into some form of
agricultural use? Yes
Please state the proposed type of arrangement.
Lot owners will comply with applicable State and County zoning laws
related to agricultural uses.
Please submit your agricultural plans for the subject area and
present evidence of consideration of the above requirements together
with your request for a change of zone.
If you do not incend to subdivide the subject land for some sort of Subject propert
agricultural purpose, please state your other reasons. to be subdivide
7. To your knowledge, has there been any flooding znd/or drainage problem
on the subject area? No
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs
improvements? N^
If so, what kind? Access to the proposed parcels will be off of
Holiday, Flower and Seadrift Roads, which are
privately owned and maintained by the Nanawale
Community Association, having a 40' wide ROW.
Is the road adequate for the proposed traffic volume or load? Yes
9. What sort of governmental assistance and/or improvements do you feel will
be needed in the subject area when developed?
Yes No
a. Schools X
b. Roads X
c. Sewer X
X
d. Drainage
-3-
Yes No
X
e. Police Protection
f. Fire Protection X
g. Recreational Facilities X
h. Public Utilities X
i. Other X
For those checked "yes," please elaborate what type or kinds of improvements
and/or assistance are needed.
Signature: See attached authorization letter
Address: P.O. Box 3006, Bakersfield, CA 93385
Telephone: (S 10) 527-3729
Date: November 24, 1998
-4-