HomeMy WebLinkAboutCOM 0344.000 1998-2000 tY M
~c William G. Davis
Mawging Director
Stephen K. Yamashiro 1.
Mayor
Henry Cho
Depufy Managing Director
~IIllil<fk? II~ ~2I~Mit
25 Aupuni S[reet, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 ~j
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 n CG
(808) 329-5226 • Fax (808) 326-5663 L] ~ C
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June 21, 1999 3
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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:
State Land Use Boundary Amendment Application (SLU 99-004)
Request: Agricultural to Rural
Change of Zone Application (REZ 99-012)
Request: A-Sa to RA-2a
Applicant: Scott T. Nakahara and Susan Fujie Shimabuku Nakahaza
Tax Map Key: 6-2-9:10
Change of Zone Ordinance No. 684, (As Amended by Ordinances
No. 90-83 and 95-12) (REZ 388)
Applicant: Lanihau Partners, L.P.
Request: Deletion of Condition E
Tax Map Key: 7-5-04:7, 55 & 56
Change of Zone Application (REZ 99-006)
Applicant: Queen Liliuokalani Trust
Request: A-la and A-Sato CG-10
Tax Map Key: 7-4-08:63
Amend Hawaii County Code
Section 23-60 of Chapter 23 (Subdivision Code)
Initiator: Planning Director ~
Ap~3lication Fees for Subdivision Plans Comm. No• "7"
Ftile No. Z I`~ G ~KF~
(3~/~ 9~ lar Ref. ~'o:
Ref. Date ~FN 2 3 taaot
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
June 21, 1999
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.
erel ~
Stephen K. Yamashiro
Mayor
L060499.MAY
Enclosures
cc: Planning Department
Mi'~,Of y'•;1
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Stephen K. Yamashiro ~
Mayor •
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PLANNING COMMISSION
25 Aupani Stroet, Room 109 • Irilq H~r~ii %720-4252
(808) %18288 Fu (808) %1•%IS ~
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'JUN 2 1 1999 ~
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Honorable James Y. Arakaki, Chairman ~ w
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
State Land Use Boundary Amendment Application (SLU 99-004)
Request: Agricultural to Rural
Change of Zone Application (REZ 99-012)
Request: A-Sa to RA-2a
Applicant: Scott T. Nakahara and Susan Fujie Shimabuku Nakahara
Tax Map Key: 6-2-9:10
The Planning Commission, after a duly held public hearing on June 4, 1999, voted to
recommend for your approval the proposed legislative bills for approximately 5.588 acres of
land for a State Land Use Boundary Amendment from the Agricultural to the Rural District
and a Change of Zone to change the district classification from Agricultural (A-Sa) to
Residential and Agricultural (RA-2a). The property is located in Kanehoa Subdivision on the
south side of Ouli Street and approximately 1,400 feet southeast of its intersection with
Kawaihae Road, Ouli, South Kohala, Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the State Land Use Boundary Amendment and Change of Zone:
State Land Use Boundary Amendment
The approval of the reclassification from the State Land Use Agricultural to the
Rural District will not be violative of Section 205-2, Chapter 205, Hawaii Revised
Statutes, nor will it be inconsistent with the Land Use Commission Rules, the County
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
General Plan and the Hawaii State Plan. According to the Hawaii Land Use
Commission Rules, the following three standards shall apply when determining an area
for the Rural district boundazies:
(1) Areas consisting of small farms; provided that the azeas need not be included in
this district if their inclusion will alter the general chazacteristics of the areas;
(2) Activities or uses as characterized by low-density residential lots of not less than
one-half acre and a density of not more than one single-family dwelling, per
one-half acre in areas where "city-like" concentration of people, structures,
streets, and urban level of services are absent, and where small farms aze
intermixed with the low-density residential lots; and
(3) Generally, parcels of land not more than five acres; provided it may include
other pazcels of land which are surrounded by, or contiguous to this district,
and are not suited to low-density residential uses for small farm or agricultural
uses.
Surrounding lands are County zoned A-Sa and A-3a, and within the State Land
Use Agricultural district. Surrounding lands to the Kanehoa Subdivision include the
vacant State-owned lands to the south and zoned A-Sa; Kamuela Plantations, a 10-lot
subdivision, located immediately to the east and zoned A-Sa; Anekona Estates
Subdivision, a 36-lot subdivision, located to the west and zoned A-Sa; and Waimea
Landmark Estates, a 26-lot subdivision, located across the Kawaihae Road to the
northeast and zoned A-3a. These subdivisions include single-family residential and
agricultural uses and vacant lands. From October 1996 the County Council approved
State Land Use Boundary Amendments from an Agricultural to Rural District and
Change of Zone requests from A-Sa to RA-2a for six 5-acre parcels within the adjacent
Kamuela Plantations Subdivision, Anekona Estates and Kanehoa Subdivision. These
subdivisions include various single-family residential and agricultural uses.
Section 15-15-27 of the Hawaii Land Use Commission Rules determines the
Permissible uses within the Rural district. This states: "(a) Permissible uses within the
rural district shall include the following activities: (1) All uses permitted under
section 15-15-25 relating to agricultural uses and those uses that are compatible within
the agricultural district; (2) Low-density residential uses with a minimum lot size of
one-half acre. The commission for good cause may allow one lot of less than one-half
acre, but not less than 18,500 square feet, or an equivalent residential density, provided
all other lots in the subdivision have the minimum lot size of one-half acre. A petition
for variance may be processed under the special permit procedure pursuant to
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
subchapter 12. This exception shall apply to lots of record existing prior to January 1,
1977, and of not more than two acres. There shall be no more than one single-family
dwelling per one-half acre, except as may be provided for in this section."
The proposed boundary amendment is for similar agricultural land uses and uses
that are compatible to the Rural designation. The applicants have stated that the 5.588
acres will be subdivided into two residential\agricultural lots. Thus, the requested
boundazy amendment would be in the direction of fulfilling the permissible uses of the
rural designation.
The proposed Rural boundary amendment request would be consistent with the
Land Use Element of the General Plan. Land use is one of the principal focal points of
public concern and policy. The Land Use Element provides the primary basis for
direct control and guidance of publicly and privately owned resources. It is also
intended to be used as a policy guide for the coordinated growth and development of all
sectors of the County. It sets forth goals, policies, standards and courses of action to
accommodate growth without congestion, to designate and preserve the lands needed
for residential use, commercial and visitor services, industry, agriculture and open
space, and to coordinate these uses with the County's service and circulation systems.
The overall Land Use goals, policies and standards aze set forth to physically plan the
lands in the County in the best interest of the island's residents. These state the
following:
LAND USE
* 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 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 are 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.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
* The County shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social environment.
The proposed Rural boundary amendment request would also complement the
following goals, policies and standards of the Housing and Single Family Residential
Elements of the General Plan.
HOUSING
* Attain safe, sanitary, and livable housing for the residents of the County of
Hawaii.
* Attain a diversity of socio-economic housing mix throughout the different parts
of the County.
* Maintain a housing supply which allows a variety of choice.
* Develop better places to live in Hawaii County by creating viable communities
with decent housing and suitable living environments for our people.
* Improve and maintain the quality and affordability of the existing housing stock.
* Seek sufficient production of new affordable rental and fee-simple housing in
the County in a variety of sizes to satisfactorily accommodate the needs and
desires of families and individuals.
* Ensure that housing is available to all persons regardless of age, sex, marital
status, ethnic background, and income.
* The County shall encourage a volume of construction and rehabilitation of
housing sufficient to meet growth needs and correct existing deficiencies.
* The County shall protect residential property values from depreciating
influences.
SINGLE-FAMILY RESIDENTIAL
* To maximize choices of single-family residential lots and/or housing for
residents of the County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 5
* To ensure compatible uses within and adjacent to single-family residential zoned
areas.
* To provide single-family residential areas conveniently located to public and
private services, shopping, other community activities and convenient access to
employment centers.
* The County shall incorporate reasonable flexibility in codes and ordinances to
achieve a diversity of socio- economic housing mix and to permit aesthetic
balance between single-family residential structures and open spaces.
* 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 County shall review and amend if necessary land use ordinances and codes
to include considerations for rural-style residential subdivisions in appropriate
locations. Standards and criteria for the establishment of these aeeas shall be
developed.
The proposed Rural boundary request also conforms to the LUPAG Map which
designates the area for Extensive Agricultural The Extensive Agricultural designation
is consistent with the rural, low-density form depicted on the LUPAG Map for this
area of South Kohala. This request would allow a rural development Residential and
Agricultural uses. Based on the above findings, including the General Plan's goals and
policies, the granting of the Rural boundary amendment would complement and
implement the General Plan.
All utilities and services are available to the property which are essential to
accommodate rural development. Access to the subject property is off Kanehoa Street
which has aright-of-way width of 50 feet with approximately 20 feet wide agricultural
standard pavement. Kanehoa Subdivision has two accesses from Kawaihae Street, one
access point ('Ouli Street) serves 161ots and the other access (Kanehoa Street) serves
the remaining 10 lots. Kanehoa Street also connects into Anekona Estates Subdivision
which has one access point (Anekona Street) from Kawaihae Road. Water is provided
by a 6-inch County water line which fronts the project site. According to the
Department of Health, the property is situated within the Critical Wastewater Disposal
Area and therefore, the applicants would be required to dispose wastewater into a
septic tank system. Electrical service is available to the property from Hawaii Electric
Light Co. Inc., and telephone service is available from GTE Hawaiian Tel.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 6
The property has no severe geological or topographical problems which cannot
be properly rectified or which would render the land unusable. The Federal
Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the
property outside of the 500-year flood plain (Zone X).
While the subject property is within the State Land Use Agricultural and
County's Agricultural-Sa zoned districts, it is not currently being used for active
agricultural purposes. The property is unclassified by the Agricultural Lands of
Importance to the State of Hawaii (ALISH) System. Soils within the subject property
are classified as "E" (Very Poor) for agricultural productivity by the Land Study
Bureau. The surrounding properties are also in the County's Agricultural-Sa,
Agricultural-3a, and Residential and Agricultural-2a zoned districts, and State Land
Use Agricultural and Rural districts.
Furthermore, a Rural classification would complement the existing and future
residential-agricultural land use patterns of the surrounding properties in view of the
surrounding properties and permissible uses.
Finally, it should be noted that the reclassification action would also conform to
the following goals, objectives and/or policies articulated in the Hawaii State Plan
relating to Socio-cultural advancement -Housing objectives and policies:
(a) Planning for the State's socio-cultural advancement with regard to housing shall
be directed towards achievement of the following objectives:
(1) Greater opportunities for Hawaii's people to secure reasonably priced,
safe, sanitary, livable homes located in suitable environments that
satisfactorily accommodate the needs and desires of families and
individuals.
(2) The orderly development of residential areas sensitive to community
needs and other land uses.
(b) To achieve the housing objectives, it shall be the policy of this state to:
(1) Effectively accommodate the housing needs of Hawaii's people.
(2) Stimulate and promote feasible approaches that increase housing choices
for low-income, moderate-income and gap-group households.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 7
(3) Increase home ownership and rental opportunities and choices in terms
of quality, location, cost, densities, style, and size of housing.
(5) 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.
(6) Foster a variety of lifestyles traditional to Hawaii through the design and
maintenance of neighborhoods that reflect the cultures and values of the
community.
Based on the above, the approval of the State Land Use Boundary Amendment to the
Rural District complements the State Land Use District Regulations and is supportive of the
State of Hawaii Plan and the County of Hawaii General Plan.
Change of Zone
In order to consider an 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 growth
determined by the General Plan and related planning documents. The implications of
these evaluations and decisions must be also considered as they may have an impact on
similar areas in the County.
The Change of Zone Application from Agricultural-5 acres (A-Sa) to
Residential and Agricultural-2 acre (RA-2a) zoned district will conform to the
following goals, policies and standazds of the General Plan Land Use, Economic, and
Agricultural Elements. Land use is one of the principal focal points of public concern
and policy. The Land Use Element provides the primary basis for direct control and
guidance of publicly and privately owned resources. It is also intended to be used as a
policy guide for the coordinated growth and development of all sectors of the County.
It sets forth goals, policies, standazds and courses of action to accommodate growth
without congestion, to designate and preserve the lands needed for residential use,
commercial and visitor services, industry, agriculture and open space, and to
coordinate these uses with the County's service and circulation systems. The overall
Land Use goals, policies and standards aze set forth to physically plan the lands in the
County in the best interest of the island's residents. These state the following:
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 8
LAND USE
* Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
* Zoning request shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with
adjacent zone uses, availability of public services and utilities, access, and
public need.
* The compatibility of agricultural and non-agricultural uses should be carefully
reviewed and where appropriate, buffers required.
* Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
* Protect and encourage the intensive utilization of the County's important
agricultural lands.
* The county shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
* Agricultural land shall be used as one form of open space or green belt.
ECONOMIC
* 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.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 9
The applicants are proposing to create a two lot subdivision using a lot off of
Kanehoa Street and a flag lot adjacent to Keanuiomano Stream for residential/
agricultural purposes.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals and policies 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 form for areas within the County. The subject property
is designated Extensive Agricultural. However, the Kanehoa Subdivision as well as the
adjacent subdivisions are a mixture of residences and limited agricultural activities.
Therefore, it is determined that the request is consistent with the rural low-density
development form depicted on the LUPAG Map for this area of South Kohala.
While the potential for intensive and/or extensive agricultural uses may exist,
the project site is comprised of soils classified by the U.S. Department of Agriculture,
Soil Conservation Service, as Puu Pa extremely stony very fine sandy loam (PVD),
6 to 20 percent slopes. This surface layer is very dark brown extremely stony very
fine sandy loam about 6 inches thick. The next layer is dark-brown and dark,
yellowish-brown very fine sandy loam about 34 inches thick. It is underlain by
fragmental Aa lava. The reaction is medium acid to slightly acid in the surface layer
and neutral in the substratum. Permeability is moderately rapid, runoff is medium, and
the erosion hazard is moderate. These soils are used for pasture. Soils within the
subject property have been classified as "E" (Very Poor) for agricultural productivity
by the Land Study Bureau's Detailed Land Classification System. Finally, soils within
the subject property are "Unclassified" by the ALISH system.
Surrounding parcels are zoned A-Sa, A-3a, and RA-2a and within the State
Land Use Agricultural and Rural districts. Surrounding lands to the Kanehoa
Subdivision include the vacant State-owned lands to the south and zoned A-Sa;
Kamuela Plantations, a 10-lot subdivision, located immediately to the east and zoned
A-Sa; Anekona Estates Subdivision, a 36-lot subdivision, located to the west and zoned
A-Sa; and Waimea Landmark Estates, a 26-lot subdivision, located across the
Kawaihae Road to the northeast and zoned A-3a. These subdivisions include
single-family residential and agricultural uses and vacant lands. From Oc[ober 1996
the County Council approved State Land Use Boundary Amendments from an
Agricultural to Rural District and Change of Zone requests from A-Sa to RA-2a for six
5-acre parcels within [he adjacent Kamuela Plantations Subdivision, Anekona Estates
and Kanehoa Subdivision. Therefore, a favorable recommendation of this change of
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 10
zone request will be consistent with the surrounding land use pattern already
established within this portion of South Kohala.
Access to the subject property is provided by Kanehoa Street, atwo-lane private
roadway, which has an agricultural standazd pavement width of 20 feet within a 50 feet
right-of-way. Kanehoa Subdivision has two accesses from Kawaihae Road, one access
point ('Ouli Street) serves 16 lots and the other access (Kanehoa Street) serves the
remaining 10 lots. Kanehoa Street also connects into Anekona Estates Subdivision
which has one access point (Anekona Street) from Kawaihae Road. The Department of
Transportation has indicated that roadway improvements to Kawaihae Road is essential
since similaz changes of zone may occur throughout the Kanehoa Subdivision and the
creation of additional homesites placing additional traffic burdens on the roadway.
Conditions of approval have been included to ensure that the requested improvements
be planned for either through the ISTEA program or through the fair share contribution
towards roads.
Water for the proposed subdivision development will be provided by the
existing 6-inch line. According to the Department of Health, the property is situated
within the Critical Wastewater Disposal Area and therefore, the applicants would be
required to dispose wastewater into septic tank system. All other essential utilities and
services are or will be made available to support the proposed development.
Finally, because the subject property and surrounding areas have been
extensively altered with agricultural/urban development, it is not anticipated that
endangered or threatened candidate species of flora or fauna are located within the
subject property, nor has the area been identified as a significant botanical or biological
habitat. In addition, it is also not anticipated that the proposed development will have
any adverse impact on cultural or historical resources. The property is designated
Zone X, an area determined to be outside of the 500-year flood plain.
Based on the above findings, approval of the Change of Zone request from
Agricultural-5 acres (A-Sa) to Residential and Agricultural-2 acres (RA-2a) zoned
district would result in an appropriate land use pattern that will further the public
necessity and convenience and the general welfare.
For your favorable consideration, amendments [o State Land Use Boundaries Map H-25 for
the County of Hawaii and Section 25-8-7, the North and South Kohala Districts Zone Map, of
the County Zoning Code are transmitted.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 11
We are enclosing copies of the applications and a copy of the staff background for your
information.
Sincerely,
Leonard S. Tanaka, Chairman
Planning Commission
LNakah02.PC
Enclosures
cc: Mr. Gregory R. Mooers
Mr. Scott T. Nakahara
Department of Public Works
Department of Water Supply
West Hawaii Office
Department of Land & Natural Resources
Kazu Hayashida, Director/DOT-Highways, Honolulu
State Land Use Commission
i
HNata601.emm-05/07/99
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGRO RF.PnRT
SCOTT AND SUSAN NAKAHARA
STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 99-004)
~HANGF. OF PPi I ATION F7 99-012)
SCOTT AND SUSAN NAKAHARA have submitted applications for a State Land Use
Boundary Amendrnern from an Agricultural to Rural District and a Change of Zone by
changing the district classification from Agricultural (A-Sa) to Residential and .~ricultural
(RA-2a), for approximately 5.588 acres of Lmd. The property is located in the Kanehoa
Subdivision on the south side of Ouli Street and approximately 1,400 feet southeast of its
intersection with Kawaihae Road, Ouli, South Kohaht, Hawaii, TMK: 6-2-9:10.
1. Land Ownership: Scott Takeshi Nakahata and Susan Fujie Shimabuku Nakahara are
the owners of the subject property.
2. Reqaest: The applic~ts are proposing to change the existing Agricultural land use
designation to Rural and a Change of Zone by changing the district classification from
Agricultural (A-Sa) to Residential and Agricultural (RA-2a), for approximately 5.588
acres of Lud.
3. Objectlrves: "The applicant is proposing to create a two lot subdivision using a lot of
off Kanehoa Drive and a flag lot on Keamriomano Stream.
"The existing lot presently has an access points off of Kanehoa Drive that will
accommodate the two proposed lots. See accompanying rezoning exhibit map.
"Both of these lots are presently undeveloped.
"The applicams intend to build their home on one of the lots and market the other lot." ,
4. Sapportive Information: The applica~s have submitted the following in support of
the request: (See Exhibit A -State Land Use Boundary Amendment and Change of
Zone Applications dated Aprfl 5, 1999)
z
S"I'ATE A_xD coin~rl'v PL.AxS
s. SLU: Agricultural.
6. Hawaii State Plan Consistency: Economy, Socio-Ctiiltural Advancement (Housing)
objectives and policies.
7. General Plan Consistency: Economic, Housing, Land Use Residential Elements
goals, policies and courses of action for South I{ohaht.
8. General Plan Land Use Pattern Alloca$on Guide (LUPAG) Map: Extensive
Agricultural which allow uses for pasturage and range lands.
9. County Zouiog: The property is currently zoned Agricultural-s acre (A_sa).
10. SMA: The property is not situated within the Special Management Area.
11. Property: The subject property has a total area of s.s88 acres. The property is
rectangular shaped sod is presently undeveloped.
12. Surrounding Zoning/I.and Uses: Sorrounding lands to the I{anehoa Subdivision
includes the vacant State-owned lands to the south and zoned A-sa; I{amueht
PLuuations, a 10-lot subdivision, loc~tul immediately to the east and zoned A-sa;
Anekona Estates Subdivision, a 36-lot subdivision, located to the west and zoned A-Sa;
and Waimea Landmark Estates, a 26-lot subdivision, located across the Kawaihae Road
to the northeast and zoned A3a. These subdivisions include single-family residential
and agricultural uses and vacant lands. From October 1996 the County Council
approved State Land Use Boundary Amendments from an Agricultural to Rural District
and Change of Zone requests from A-sa to RA-2a for six s-acre parcels within the
adjacent Kamuela Plantations Subdivision, Anekona Estates and I{anehoa Subdivision.
13: Agricultural Lands of Importance to the State of Hawaii (ALISH) System: The
property is "Unclassified" on the State Department of Agriculture's Agricultural Lands
of Importance to~the State of Hawaii (ALISH) Map: ,
14. Land Study Bmrau's Detailed Land Classification System: Soils within the subject
. property are class5ad as "E" (Very Poor)..
_ -2_
t
4
15. U.S. So~1 Survey: The soils are classified as Puu Pa extremely stony very fine sandy
loam (PVD), 6 to 20 percent slopes. This surface layer is very dark brown extremely
stogy very fine sandy loam about 6 inches thick. The next layer is dazk-brown and
dazk, yellowish-brown very fine sandy loam about 34 inches thick. It is underlain by
fragmental Aa lava. The reaction is medium acid to slightly acid in the surface layer
and neutral in the substratum. Permeability is moderately rapid, runoff is medium, and
the erosion hazard is moderate. These soils aze used for pasture.
16. FIRM: The subject property is located within Zone X, azea determined to be outside
the 500-yeaz flood plain.
17. Flora/Fama Resources: Accordimg to the applicants' environmental report, the
natural vegetation occurring on the property consists of bermudagrass, swollen
fmgergrass, Lurtana, ilima and callus. No native fauna was observed on the site.
Common animal species in the area include field mice and mongoose. There aze no
known or recorded rare or endangered animal or plant life in the azea.
18. Archaeological Resources: According to the applicants' environmenW report, no
historic or archaeological sites were present on the parcel. The property has been
previously graded extensively and used for cattle grazing. Therefore, the proposed
action will not have any effect on sigaifirant historic sites. Nevertheless, a condition
will be included to require the notification of the Department of Land and Natural
Resources-Historic Preservation Division should a~+ archaeological sites be
encountered during the course of development..
P[_iRL•IG 1TR,i'ITR cF.RVICFC
19. Access: Access to the subject property is off Sanehoa Street which has aright-of-way
width of 50 fed with a 20-foot agriailpual standazd pavement. Kanehoa Subdivision .
has two accesses from Kawaihae Road, one access point ('t)uli Sued) serves 161ots ,
and the other access (Kanehoa Sired) serves the remaining 10 lots. 1{anehoa Stred
_ - _ - also cotes into Anekona Estates Subdivision which has one access point (Anekona .
. Sired) from Kawaihae Road. - '
1 _g_
20. Water: Water is provided by an existing 6-inch waterline that fronts the subject
ProP~Y•
21. Wastewater; There is ~ ~rnicipal sewer system in the area. The applicants would
dispose of wastewater through individual wastewater treatment systems. According to
the Department of Health, the property is situated within the Critical Wastewater
Disposal Area and therefore, the applicants would be required to dispose wastewater
i~o septic tart system.
22. Utilities: Elaxrical and telephoce service are or will be made available to the
PreP~Y• ~
AGENCIES' COIVIlYIENTS
23. Depsrtmmt d Public Works (April 20,1999 Memo):
"We have reviewed the subject application and offer the following comments:
1. Bw1diag shall codorm to all requirements of code and statutes pertaining to
bur7ding conshvction.
2. All developmem generated nmoff shall be disposed of on site and shall not be
directed toward a~ adjacent properties.
3. All paling and grubbing activities shall comply with Chapter 10 of the Hawaii
Cody Code.-
4. _ The rea portion of the parcel lies within a drainage easement." .
24. Police Deparbnent (Apn123, 1999 Memo):
"Staff has reviewed the above-referenood applications and found no adverse effect to
Public safety err traffic impact created by the proposed action."
25. Fire Department (April 22,1999 Memo):
"We have m comments on the above-rEferenced State Land Use Boundary Amtndment
- and Change~Z.one Applications." -
. _ - ; 26. Department d Land and Nstm~al Renonrces - 7.and Division (May 4, 1999 Letter):
. : - "We have reviewed the subject application and have no comments to offer regarding
the matter: - -
"Thank yon i6r the opporwnity w review this application."
. -4-
27. Department of Land and Natural Resources -1sstoric Preservation Division
(May 11, 1999 Letter):
"This is in reply to your Memorandum of April 15, 1999 with a request for our
comments on the subject applicatwm.
"The application notes that the subject parcel, which is located in the I{anehoa
Subdivision in the lands of Ouli, was graded in the past and subsequently used for
• cattle pasture. Based on this information and a review of the color photographs
included in the application, we believe that it is unlikely that any significant historic
sites would be found on this property. We thus believe that the proposed action will
have 'no effect' on significant historic sites."
28. Department of Health (April 23,1999 Memo):. `
"The subject lots are located in a Critical Wastewater Disposal Area restricting the use
of cesspools for lot sizes less than five acres. Aseptic tank system would be
required for wastewater disposal,'
Applicant's Response (May 11,1999 Letter):
"Your letter of May 7, 1999, hansmitted to me the comments from the Department .of -
Health pertaining to the applications identified above. I have reviewed these comments
with the applica~s and we agrec to comply with this requirement for the use of a septic
tank system for the disposal of wastewater.'
29. Land Use Commission (April 26,1999 Letter):
'We have reviewed tbe subject applicsitions forwarded by your transmittal dated April
15; 1999, a~ confirm that the subjecx parcel is designated within the State Land Use
Agricultural Districx.
"We have no further comme~ to offer at this time. We appreciate the opportunity to
cwmment on the subject app&c~iions.
30. Department of Water Supply: (See Fahibit B -May 12, 1999 Memo and
Applicant's Response -May 17,1999 Letter)
31: - Deparmmt of Transportation: (See EsW'bit C -May 18, 1999 Letter)
AGENCIES - NO ir. NCF. -
32. Department of Penance-Real Properly Taz, Mauna gea Soil and Water
Conservation District, and Department of Agriculture.
_5_
PUBLIC CObIl~ffiVTS
33. The Deparoment has not received any objections from the general public or adjacent
landowners on the subject applications.
-6-
. ~ ~
COUNTY OF HAWAII
• PLANNING DEPARTMENT , ~
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information) ~ ' , .
APPLICANT: Scott T. Nakahara anAd Susan~F~uj/ie Shimabulcu~jNa~kahara ~ •
APPLICANT'S SIGNATURE: s//re~.~/[,41.vc+~ ~/(9lC DATE: April 5, 1999
ADDRESS: P•o. Box 235
Honokaa, Hawaii 96727
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRII~TCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Btts.) 775-7794 (Res.) 776-1440 (Fax) 77s-7294
LANDOWNER(S): a Na ara and Susan Fu ie Shi buku
..ANDOWNER SIGNATURE(S): G^' DATE: April s. 1999
(May be by le[[er)
rANDOWNER(S) ADDRESS: P.o. Box 235 Honokaa, Hawaii 96727
~Q~$•j'; Agricultural 5-acre (A-Sa) TG Residential-Agricultural 2-acre (RA-2a)
(Existing mninp~ (Proposed Zoning)
CAX MAP KEY: 6-2- : io
iTREET ADDRESS OF PROPERTY: Ranehoa Drive, Ouli, South Kohala, Hawaii
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 5.588 acres
1GENT: Gregory R. Mooers Mooers Enterprises
~DDRES$: P.O. Box 1101
Kamuela, Hawaii 96743
~ELEPHONE:(Bus.) 885-6839 (Res.) 885-7126 (Fax) 885-1574
lease indicate to whom original cotTespondence and copies should be sent.
iRIGINAL: Mooers COPIES: Nakahara
~~1~~
A' '
•
(See Instructions on Reverse Side)
ATT Act~~:rr
Agricultural Rezoning
PLANNING DEPART`IENT
COUNTY OF HASdAIl
APPLICATION FOR CHA."IGE 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 please answer the rest of question 1 and then to question 3.
a. How many acres of the requested area do you intend to subdivide? 5.5RR acres
b. Into what lot sizes? a~rPs
c. If your request is approved, approximately how long after the
date of approval do you expect to submit your subdivision plans
to the Planning Department for preliminary approval? 5 m~-,rt,~
d. Do you intend to build houses on the newly created lots? ~n pro lot
If please answer the following questions:
On how many of those lots? ,,,,e
At what approximate price range? House IIOD
Lot
Total
Approximately how long, after approval of the subdivision,
would the first house be available for occupancy? 18 months
If you intend to subdivide, please submit a preliminary schematic
subdivision plan together with your change of zone application
form. enclosed
2. If you have no firm plans of subdividing the subject area, 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. Reep it?
e. Other (please state)
P.D. 2 5/84'
r
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 far the land
will alleviate the local housing situation? Yes
How?
The proposed action will create one additional residential-agricultural
lots in this highly desirable South Kohala district. One lot will be
kept by the applicant and one will be sold.
4. Are there any buildings an 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.
6. Was your request to allow for the creation of smaller agricultural
lOCS? Wn
If so, did your plan include the following considerations?
a. Commodity to be produced?
What kinds of commodity?
b. Suitablility of the proposed lot-size for that commodity?
c. Sufficient farm size [o allow reasonable chance of success in
commercial agriculture?
_Z_
r
d. Agricultural leases or other forms of assurance that potential
buyers or leases would put the subject area into some form of
agricultural use?
Please state the proposed type of arrangement.
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 to subdivide the subject land for some sort of
agricultural purpose, please state your other reasons.
7. To your knowledge, has there been any flooding and/or drainage problem
on the subject area? N~
If so, please describe the problem.
g. Do you think that the roads leading to the subject area needs
improvements?
Zf so, what kind?
Is the road adequate for the proposed traffic volume or load? Yes
9. Hhat sort of governmental assistance and/or improvements do you feel will
be needed in the subject area when developed?
Yes :]o
a. Schools R
b. Roads R
c. Sewer R
d. Drainage %
_3_
r
Ies \o
e. Police Protection X
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: ° ~'~i49( (//[~/'~lrhPi-.-.
Address: P.O. Box 235 Honokaa, Hawaii 96727
Telephone: 775-7294 business 776-1440 home
Date: April 5, 1999
_4_
STATE LAND USE DESIGNATION RECLASSIFICATION FROM
AGRICULTURAL TO RURAL
CHANGE OF ZONE REQUEST RECLASSIFICATION FROM
AGRICULTURAL 5-ACRES, PREVIOUSLY UNPLANNED TO '
RESIDENTIAL-AGRICULTURAL 2-ACRES
PETITIONERS: SCOTT TAKESHI NAKAHARA AND
SUSAN FUJIE SHIMABUKO NAKAHARA
TAX MAP KEY (3) 6-2-09:10
Kanehoa Subdivision
Ouli, South Kohala, Island of Hawaii, Hawaii
We are requesting a reclassification of the subject property from the State LandTJse
Agricultural District to the Rural District and a Change of Zone from the Agricultural five-
acre (A-Sa) zone to the Residential-Agricultural two-acre (RA-2a) zone. The subject
property (5.588 acres) is located in the Kanehoa Subdivision on the south side of
Kawaihae Road approximately across from the 63 mile marker in Ouli, South Kohala,
Hawaii TMK: 6-2-09:10.
GENERAL INFORMATION
1. Scott Takeshi Nakahaza and his wife Susan Fujie Shimabuku Nakahara are the fee
owners of the subject property.
PROPOSED DEVELOPMENT
2. The applicant is proposing to create a two lot subdivision using a lot off of Kanehoa
Drive and a flag lot on Keanuiomano Stream.
3. The existing lot presently has an access points off of Kanehoa Drive that will
accommodate the two proposed lots. See accompanying rezoning exhibit map.
4. Both of these lots are presently undeveloped.
5. Electrical, telephone and cable television service aze available to both lots through the
underground utility system of the Kanehoa subdivision.
6. The applicants intend to build their home on one of the lots and market the other iot..
APPLICANT'S STATEMENT
7. In support of this application, the applicants have submitted the following: (See
attached statement.)
STATE AND COUNTY PLANNING
8. The present State Land Use district designation is Agriculture.
9. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the
property as Low Density Urban Development. This allows for single family residential
in character, ancillary community and public uses, and convenience type commercial
uses. .
10. The property is located within the County's Agricultural 5-acre zone, previously
known as Unplanned.
11. The property is not located within the Special Management Area of the County of
Hawaii.
DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA
12. The property is a 5.588 acre pazcel located on the south side of Kanehoa Drive
approximately one-quarter of a mile south of Kawaihae Road.
13. The site is undeveloped. Since the site has been previously grazed by cattle and
extensively graded for development, it is expected that no azchaeological features exist
on the property or that it provides a habitat for endangered plants or animal species.
14. There is no evidence of historical or cultural features on the parcel, nor did the records
in the Planning Department disclose any significant findings attributable to the subject
property.
15. Common animal species in the area include field mice and mongoose. There is no
known or recorded raze or endangered animal or plant life in the area.
16. The topography of the site is fairly level with slopes less than 10%.
17. The average annual rainfall is 20 - 35 inches.
18. The United States Department of Agriculture Soil Survey identifies the soil type to be
of the Puu Pa Soil series. The Puu Pa series consists ofwell-drained stony very fine
looms that formed in volcanic ash. The soils are gently sloping and most areas are
extremely stony. They are on uplands at an elevation ranging from 1,000 to 2,500 feet
and receive between 20 to 35 inches of rainfall annually. Their mean soil temperature
is between 69 degrees and 71 degrees. The natural vegetation consists of
bermudagrass, swollen fingergrass, Lantana, ilima and cactus. These soils and
Kamakoa, Kawaihae, Waikoloa and Waimea soils are in the same general area. Puu
Pa soils aze used for pasture. Puu Pa extremely stony very fine sandy loam, 6 to 20
slopes (PVD). This soil is found low on the leeward side ofHualalai, Mauna Kea, and
the Kohala Mountains. In a representative profile the surface layer is very dark brown
extremely stony very fine sandy loam about 6 inches thick. The next layer is dark
brown and dazk yellowish brown very stony very fine sandy loam about 34 inches
thick. It is underlain by fragmental Aa lava. The reaction is medium acid to slightly
acid in the surface layer and neutral in the substratum. In places the surface layer is
silty loam. Permeability is rapid, runoffis medium and the erosion hazard is moderate.
Roots penetrate to the fragmental Aa lava.
19. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH)
classification system, the property is not classified.
20. The Land Study Bureau Overall Productivity for this azea is "E", Very Poor.
21. The Army Corps of Engineer's Flood Insurance Rate Map (FIRM) has designated the
property as Zone X, outside of the 500 year flood plain.
22. The surrounding properties are located in the State's Agricultural District and in the
County's Agricultural 5-acre and 1-acre zones. Kamuela Plantations, A-Sa, is east of
the subdivision and Anekona Estates subdivision, A-Sa, is immediately west. The Ouli
subdivision, A-la, located to the west of the site is undeveloped at this time.
23. There is a small State Urban district azea located below the site that hosts an
affordable housing project, Ouli Ekahi.
24. The uses of the property in the immediate area are ruraVresidential in character with
minimal agricultural activities.
25. Twenty-five of the lots within the Kanehoa and Anekona subdivisions have subdivided
through the Condominium Property Regime (CPR) process. In addition other lots
have added residential units through the ohana process. There have been six
properties within the Kanehoa and Anekona Estates Subdivisions that have re-
districted to the Rural District and re-zoned to RA-2a as the applicants propose.
PUBLIC FACILTTIES AND UTILITIES
27. The property is located on Kanehoa Drive a private 50' wide right-of--way with 20' of
asphalt paving and grass swales.
28. The site is serviced by Department of Water Supply water.
29. Electrical, telephone and cable service are provided to the project site via the
underground utility service of the Anekona Estates subdivision.
30. This azea is not serviced by a municipal sewer system. All lots in this area dispose of
wastewater through individual wastewater treatment systems. The applicant proposes
that any structures built on the new lots would use an individual wastewater treatment
system meeting with the standards and requirements of the State Department of
Health.
31. The nearest police station is located six miles east of the site in Waimea.
32. The nearest fire station is located six miles east of the site in Waimea.
33. The nearest public recreation facility is Waimea Park and Anuenue Playground located
5ve miles east of the site. Hapuna Beach Park is eight miles to the west of the site.
Spencer Beach Park is located six miles west of the site.
34. Public schools (five miles east) and private schools (three miles east) provide
educational services to the area.
APPLICANT'S STATEMENT FOR
RECLASSIFICATION FROM AGRICULTURAL TO RURAL
CHANGE OF ZONE REQUEST RECLASSIFICATION FROM
AGRICULTURAL 5-ACRES, PREVIOUSLY UNPLANNED, TO
RESIDENTIAL-AGRICULTURAL 2-ACRES
PETITIONERS: SCOTT TAKESHI NAKAHARA AND
SUSAN FUJIE SHIMABUKO NAKAHARA
TAX MAP KEY (3) 6-2-09:10
1. The applicants believe the approval of the reclassification from the State Land
Use Agricultural to the Rural District will not be violative of Section 205-2,
Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land
Use Commission Rules, the County General Plan and the Hawaii State Plan.
According to the Hawaii Land Use Commission Rules, the following three
standards shall apply when determining an area for the Rural district boundaries:
(1) Areas consisting of small farms; provided that the areas need not be
included in this district if their inclusion will alter the general characteristics
of the areas;
(2) Activities or uses as characterized by low-density residential lots of not less
than one-half acre and a density of not more than one single-family
dwelling, per one-half acre in areas where "city-like" concentration of
people, structures, streets, and urban level of services are absent, and
where small farms are intermixed with the low-density residential lots; and
(3) Generally, parcels of land not more than five acres; provided it may include
other parcels of land which are surrounded by, or contiguous to this district,
and are not suited to low-density residential uses for small farm or agricultural
uses.
2. The applicants believe the proposed redistricting is consistent with §15-15-27 of
the Hawaii Land Use Commission Rules that determines the Permissible uses
within the Rural district. This states: "(a) Permissible uses within the rural district
shall include the following activities: (])All uses permitted under section 15-15-25
relating to agicultural uses and those uses that are compatible within the agricultural
district; (2) Low-density residential uses with a minimum lot size of one-half acre.
The commission for good cause may allow one lot of less than one-half acre, but not
less than 18,500 square feet, or an equivalent residential density, provided all other
lots in the subdivision have the minimum lot size of one-half acre. A petition for
variance maybe processed under the special permit procedure pursuant to subchapter
12. This exception shall apply to lots of record existing prior to January 1, 1977, and
of not more than two acres. There shall be no more than one single-family dwelling
per one-half acre, except as may be provided for in this section." The proposed
boundary amendment is for a similar agricultural land uses and uses that are
compatible to the Agricultural designation. The proposed reclassification is also
compatible with the statutory definition ofLow-density residential lots of more than
one dwelling house. The applicant would like to construct Single Family Dwellings.
However, Chapter 205, Hawau Revised Statutes, does not authorize residential
dwellings as a permissible use in the Agricultural District unless the dwelling is related
to an agricultural activity or is a "farm dwelling". Farm dwelling is defined in Section
205-4.5(a)(4), HRS, as "a single family dwelling located on and used in conjunction
with a farm, including clusters of single-family farm dwellings permitted within
agricultural pazks developed by the State, or where agricultural activity provides
income to the family occupying the dwelling." Thus, the requested boundary
amendment would be in the direction of fulfilling the permissible uses of the rural
designation.
3. The applicants believe that the reclassification action would also conform to the
following goals, objectives and/or policies articulated in the Hawaii State Plan
relating to Sociocultural advancement -Housing objectives and policies:
(a) Planning for the State's socio-cultural advancement with regazd to
housing shall be directed towards achievement of the following
objectives:
(1) Greater opportunities for Hawaii's people to secure reasonably
priced, safe, sanitary, livable homes located in suitable
environments that satisfactorily accommodate the needs and desires
of families and individuals.
(2) The orderly development of residential azeas sensitive to
community needs and other land uses.
(b) To achieve the housing objectives, it shall be the policy of this state
to:
(1) Effectively accommodate the housing needs of Hawaii's people.
(2) Stimulate and promote feasible approaches that increase housing
choices for low-income, moderate-income and gap-group
households.
(3) Increase home ownership and rental opportunities and choices in
terms of quality, location, cost, densities, style, and size of housing.
(4) 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.
(5) Foster a variety of lifestyles traditional to Hawaii through the
design and maintenance of neighborhoods that reflect the cultures
and values of the community.
4. The applicants believe the proposed boundary amendment and change of zone
would conform to the following goals and policies of the General Plan:
LAND USE
• 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.
• Promote and encourage the rehabilitation and use of urban and rural areas which are
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 wunty shall encourage the development and maintenance of communities meeting
the needs of its residents in balance with the physical and social environment.
HOUSING
• Attain safe, sanitary, and livable housing for the residents of the County of Hawaii.
• Attain a diversity of socio-economic housing mix throughout the different parts of the
County.
• Maintain a housing supply which allows a variety of choice.
• Develop better places to live in Hawaii County by creating viable communities with
decent housing and suitable living envirotunents for our people.
• Improve and maintain the quality and affordability of the existing housing stock.
• Seek sufficient production of new affordable rental and fee-simple~housing in the
County in a variety of sizes to satisfactorily accommodate the needs and desires of
families and individuals.
• Ensure that housing is available to all persons regardless of age, sex, marital status,
ethnic background, and income.
• The County shall encourage a volume of construction and rehabilitation of housing
suffisent to meet growth needs and coma existing deficiencies.
• The County shall protect residential property values from depreciating influences.
AGRICULTURE
• Rural-style residential-agricultural developments, such as new small-scale rural
comnarnities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
SINGLE-FAMII.Y RESIDENTIAL
• To maximize choices of single-family residential lots and/or housing for residents of
the County.
• To ensure compatible uses within and adjacent to single-family residential zoned areas.
• To provide single-family residential areas conveniently located to public and private
services, shopping, other community activities and convenient access to employment
centers.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mix and to permit aesthetic balance
between single-family residential structures and open spaces
• T'he County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
• To assure the orderly use ofsingle-family residential zoned areas and to curb
speciilation and resale of undeveloped lots, the County may impose incremental and
conditional zoning which would be based on performance requirements. This is to
assure that a certain percentage of buildings will be constructed.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mix and to permit aesthetic balance between
singlesfamily residential structures and open spaces.
• 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 County shall review and amend if necessary land use ordinances and codes to •
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
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. It is also a graphic depiction of the physical relationship between the
various land uses. The LUPAG Map establishes the basic urban and non-urban
form for areas within the County. The proposed Rural boundary request also
conforms to the LUPAG Map which designates the area for Low Density Urban
Development. Low Density Urban Development allows for Single Family
Residential in character, ancillary community and public uses, and convenience
type commercial uses. This request would allow rural development. The area
under consideration is consistent with the rural form established for this section of
the South Kohala District as depicted on the LUPAG Map. Based on the above
findings, including the General Plan's goals and policies, the granting of the rural
boundary amendment would complement and implement the General Plan.
5. The applicants believe the purpose and applicability of the RA district as defined
in section 25-5-50 of the zoning code is met by this proposal. The location of the
subject property is in an already established "Rural area of South Kohala.
Section 25-5-50 states:
"The RA district provides 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 the state land use rural or urban districts."
6. The applicants believe that the removal of this particular 5 acres of land from
the State Land Use "Agriculture" district will not jeopardize the Agricultural
land inventory of the State or the County, as a result of the poor land quality
conditioms of the subject property. While the subject property is within the State
Land Use Agricultural and County's Agricultural zoned districts, it is not currently
being used for active agricultural purposes. There is an absence of any major and/or
commercial agricultural activity in the existing and neighboring subdivisions. The
State of Hawaii ALISH Map does not classify the subject property in any category.
The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the
area is "E" or Very Poor. Furthermore, a Rural classification would complement the
existing and future residential land use patterns of the surcounding properties in view
of the land quality ofthe surrounding properties and permissible uses.
7. The applicants believe the proposed reduction of lot size to two acres is
consistent with the surrounding properties in the Kanehoa and Anekona Estates
subdivisions. The subject property is adjacent to 5-acre zoned parcels as it is part of
the Kanehoa Subdivision which was approved by the County of Hawaii within the
Unplanned zoned district. The Unplanned district applies to areas which were not
subjected to sufficient studies to adopt specific district classification and the minimum
building site area in this district is five acres. With the passage of the new zoning code
in December 1996, this unplanned zone was eliminated and all land within this zone
became Agricultural 5-acre. Twenty-five of these lots have been subdivided to the
two acre size via the CPR process without the benefit of review by the County of
Hawau and the subdivision code. Additional units have also been added by the Ohana
home process. The applicants believe the proposed density of two acres is consistent
with the surrounding properties and that the subdivision process is a preferred process
in comparison to the CPR process.
8. The applicants believe all utilities and services are available to the property
which are essential to accommodate rural development. Access to the subject
property is offKawalhae Road which has aright-of--way width of 60 feet with
approximately 20 feet wide pavement and Kanehoa Dri~te with a 50' right-of--way and
20' of pavement. Water is provided by a 6-inch county water line which fronts the
project site. Electrical service is available to the property from Hawaii Electric Light
Co. Inc., and telephone service is available from GTE Hawaiian Tel.
9. The applicants believe the property has no severe geological or topographical
problems which cannot be properly rectified or which would render the land
unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM)
designates the property outside of the 500-year flood plain (Zone X).
Based on the above, the applicants believe the approval of the State Land Use
Boundary Amendment to the Rural District and the Change of Zone from
Agricultural 5-acre to Residential-Agricultural 2-acre complements the State Land
Use District Regulations and is supportive of the State of Hawaii Plan and the
County of Hawaii General Plan.
Therefore, the applicants request that these applications for a State Land Use
Boundary Amendment from Agricultural to Rural District and the Change of Zone
from Agricultural 5-acre to Residential-Agricultural 2-acre be given a favorable
consideration. -
ENVIRONMENTAL REPORT FOR
RECLASSIFICATION FROM AGRICULTURAL TO RURAL
CHANGE OF ZONE REQUEST FROM AGRICULTURAL 5-ACRES
TO RESIDENTIAL-AGRICULTURAL 2-ACRES ~ '
PETITIONERS: SCOTT TAKESHI NAKAHARA
SUANA FUIE SHIMABUKU NAKAHARA
TAX MAP KEY (3) 6-2-09:10
A. SUBTECT REQUEST:
The applicants are proposing to change the State Land Use District from the Agricultural
district to the Rural district and change the County Zoning from Agricultural 5-acres (A-
Sa), previously Unplanned, to Residential-Agricultural 2-acres (RA-2). The request is to
allow for a two lot subdivision of the applicants property in Kanehoa subdivision to allow
for agricultural and residential uses of the property that are not presently allowed in the
State agricultural district. The lot is 5.588 acres and will be subdivided to create two lots,
of 2+ acres. The proposed lots are presently vacant but will be developed at some time in
the future for use as residential agricultural lots.
The present lot has access points on Kanehoa Drive that provides access to each of the
proposed lots. The present lot is serviced by the County of Hawau Department of Water
Supply. It is proposed that all structures will use individual wastewater treatment systems
that comply with all rules of the State Departrnent of Health.
B. CONFORMANCE WITH STATE AND COUNTY PLANS:
The State Land Use District is Agricultural.
The General Plan Designation is Low Density.
The County Zoning is Agricultural 5-acre (A-Sa).
There are no Community Development Plans for this area.
The property is not ?ocated within the County of Hawau's Special Management Area.
1. The applicants believe the approval of the reclassification from the State Land
Use Agricultural to the Rural District will not be violative of Section 205-2,
Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land
Use Commission Rules, the County General Plan and the Hawaii State Plan.
According to the Hawau Land Use Commission Rules, the following three
standards shall apply when determining an area for the Rural district boundaries:
(1) Areas consisting of small farms; provided that the areas need not be
included in this district if their inclusion will alter the general characteristics
of the areas;
(2) Activities or uses as characterized by low-density residential lots of not less
than one-half acre and a density of not more than one single-family
dwelling, per one-half acre in areas where "crty-like" concentration of
people, structures, streets, and urban level of services are absem, and
where small farms are intermixed with the low-density residential lots; and
(3) Generally, parcels of land not more than five acres; provided it may include
other parcels of land which are surrounded by, or contiguous to this district,
and are not suited to low-density residential uses for small farm or agricultural
uses.
2. The applicants believe the proposed redistricting is consistent with §15-15-27 of
the Hawaii Land Use Commission Rules that determines the Permissible uses
within the Rural diatrict, This states: •(a) Permissible uses within the rural district
shall include the following activities: (1)All uses permitted under section 15-15-25
relating to agriadUrral uses and those uses that are compatible within the agricultural
district; (2) Low-density residential uses with a atinimum lot size of one-half acre.
The commission for good cause may allow one lot of less than one-half acre, but not
less than 18,500 square feet, or an equivalent residential density, provided all other
lots in the subdivision have the minimum lot size of one-half acre. A petition for
variance may be processed under the special permit procedure pursuant to subchapter
12. This exception shall apply to lots of record existing prior to January 1, 1977, and
of not more than two acres. There shall be no more than one single-family dwelling
per one-hall aae, except as may be provided for in this section." The proposed
boundary amendment is for a similar agricultural land uses and uses that aze
compatible to the Agricultural designation. The proposed reclassification is also
compatible with the statutory definition of I,ow-density residential lots of more than
one dwelling house. The applicant has and would like to construct Single Family
Dwellings. However, Chapter 205, Hawau Revised Statutes, does not authorize
residential dwellings as a permissible use in the Agricultural District unless the
dwelling is related to an agricultural activity or is a "farm dwelling". Farm dwelling is
defined in Section 205-4.5(a)(4), HRS, as "a single family dwelling located on and
used in conjunction with a farm, including clusters of single-family farm dwellings
permitted within agricultural parks developed by the State, or where agricultural
activity provides income to the family occupying the dwelling." Thus, the requested
boundary amendmem would be in the direction of fidfilling the permissible uses of the
Waal designation.
3. The applicants believe that the reclassification action would aL4o conform to the
following gosh, objectives sud/or policies articulated in the Hawaii State Plan
relating to Socio-cultural advancement -Housing objectives and policies:
(a) Planning for the State's socio-cultural advancement with regard to
housing shall be directed towards achievement ofthe following
objectives:
(I) Greater opportunities for Hawaii's people to secure reasonably
priced, safe, sanitary, livable homes located in suitable
emironmertts that satisfactorily accommodate the needs and desires
offamilies and individuals.
(2) The orderly development of residential areas sensitive to
community needs and other land uses.
(b) To acirieve the housing objectives, it shall be the policy of this state
to:
(I) Effectively accommodate the housing needs of Hawan's people.
(2) Stimulate and promote feasible approaches that increase-housing
choices for low-income, moderate-inwme and gap-group
households.
(3) Increase home ownership and rental opportunities and choices in
terms of quality, location, cost, densities, style, and size of housing.
(4) 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.
(5) Foster a variety of lifestyles traditional to Hawaii through the
design and maintenance of neighborhoods that reflect the cultures
and values ofthe community.
4. The applicants believe the proposed boundary amendment and change of zone
would conform to the following goals and policies of the General Plsn:
LAND USE
• Designate and allocate land uses in appropriate proportions and mix and in keeping
with the social, cultural, and physical environmems ofthe County.
• Zone urban- and rural- types of uses in areas with ease of access to community
services and employment cemers 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 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 residems in balance with the physical and social environment.
HOUSING
• Attain safe, sanitary, and livable housing for the residents ofthe Courny of Hawaii.
• Attain a diversity of socao-economic housing mix throughout the different parts ofthe
Coumy.
• Maintain a housing supply which allows a variety of choice.
i.
• Develop better places to live in Hawaii Courriy by creating viable communities with
decem housing and suitable living environmerns for our people.
• Improve and maintain the quality and affordability of the existing housing stock.
• Seek sufficient production of new affordable rental and fee-simple housing in the
County in a variety of sizes to satisfacxorily accommodate the needs and desires of
families and individuals.
• Ensure that housing is available to all persons regazdless of age, sex, marital status,
ethnic background, and income.
• The County shall encourage a volume of wnstruction and rehabilitation of housing
sufficient to meet growth needs and correct existing deficiencies.
• The County shall protect residential property values from depreciating influences.
AGRICUI.TU~ .
• Rural-style residential-agricultural developments, such as new smatl,scate rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
SINGLE-FAMILY RE ENTIAT
• To maximize choices of single-fam~y residential lots and/or housing for residents of
the County.
• To ensure compatible uses within and adjacent to single-family residential zoned areas.
• To provide single-family residential areas conveniently located to public and private
services, shopping, other community activities and conveniem access to employment
centers.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing moc and to permit aesthetic balance between
single-family residential structures and open spaces
• The County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standazds and criteria for the establishment of these areas shall be developed.
• To assure the orderly use of single-f~Y residential zoned areas and to curb
speculation and resale of undeveloped lots, the County may impose incremental and
conditional zoning which would be based on performance requirements. This is to
assure that a certain percemage of buildings will be constructed.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mnc and to permit aesthetic balance between
single-family residential structures and open spaces.
• Rural-style residemial-agricultural developments, such as new small scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
• The County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
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
dwelling, per one-half acre in areas where "city-like" concentration of
people, sttucdrres, streets, and urban level of services are absent, and
where small farms are irnermixed with the low-density residential lots; and
(3) Generally, parcels of land not more than five acres; provided it may include
other parcels of land which are surrounded by, or comiguous to this district,
and are not suited to low-density residenial uses for small farm or agricultural
uses.
2. The applicants believe the proposed redistricting fs consistent with §15-15-27 of
the Hawaii Land Use Commission Rules that determines the Permissible uses
within the Rural dfstricL This states: "(a) Pemrissible uses within the rural district
shall include the following activities: (1)All uses permitted under section 1 S 15-25
relating to agricultural uses and those uses that are compatible within the agricultural
district; (2) Low-density residernial uses with a minimum lot size of one-half acre.
The commission for good cause may allow one lot of less than one-half acre, but not
less than 18,500 square feet, or an equivalent residential density, provided all other
lots in the subdivision have the minimum lot size of one-half acre. A petition for
variance may be processed under the special permit procedure pursuant to subchapter
12. This exception shall apply to lots of record existing prior to January 1, 19'77, and
of not more than two acres. There shall be no more than one single-family dwelling
per one-half acre, except as may be provided for in this section." The proposed
boundary amendmern is for a similar agricultural land uses and uses that are
compatible to the Agricultural designation. The proposed reclassification is also
compatible with the statutory definition ofLow-density residential lots of more than
one dwelling house. The applicant has and would like to construct Single Family
Dwellings. However, Chapter 205, Hawaii Revised Statutes, does not authorize
residenial dwellings as a permissible use in the Agricultural District unless the
dwelling is related to an agricultural activity or is a "farm dwelling". Farm dwelling is
defined in Section 205-4.5(a)(4), HRS, as "a single family dwelling located on and
used in conjunction with a farm, including clusters of single-family farm dwellings
permitted within agricultural parks developed by the State, or where agricultural
activity provides income to the family occupying the dwelling." Thus, the requested
boundary amendmem would be in the direction of fulfilling the permissible uses of the
rural designation.
3. The applicants believe that the reclassification action would also conform to the
following goals, objectives and/or policies articulated in the Hawaii State Plan
relating to Socio-cultural advancement -Housing objectives and policies:
(a) Planning for the State's socio-cultural advancement with regard to
housing shall be directed towazds achievement of the following
objectives:
(1) Greater opportunities for Hawaii's people to secure reasonably
priced, safe, sanitary, livable homes located in suitable
environments that satisfactorily accommodate the needs and desires
of families and individuals.
(2) The orderly development of residential azeas sensitive to
wmmunity needs and other land uses.
(b) To achieve the housing objectives, it shall be the policy of this state
to:
(1) Effectively accommodate the housing needs of Hawaii's people.
(2) Stimulate and promote feasible approaches that increase arousing
choices for low-incxrme, moderate-income and gap-group
households.
(3) Increase home ownership and rental opportunities and choices in
terms of quality, location, cost, densities, style, and size of housing.
(4) 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.
(5) Foster a variety of lifestyles traditional to Hawaii through the
design and maintenance of neighborhoods that reflect the cultures
and values of the community.
4. The applicants believe the proposed boundary amendment and change of zone
would conform to the following goah and policies of the General Plan:
LAND USE
• Designate and allocate land uses in appropriate proportions and mix and in keeping
with.the social, cultural, and physical em+ironmerns 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.
• 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 residents in balance with the physical and social environment.
HOUSING
• Attain safe, sanitary, and livable housing for the residents of the County of Hawau.
• Attain a diversity of socio-economic housing mix throughout the different parts of the
Couny.
• Maintain a housing supply which allows a variety of choice.
• Develop better places to live in Hawaii County by creating viable communities with
decent housing and suitable living environments for our people.
• Improve and maintain the quality and affordability of the existing housing stock.
• Seek sufficient production of new affordable rental and fee-simple housing in the
County in a variety of sizes to satisfactorily accommodate the needs and desires of
families and individuals.
• Ensure that housing is available to all persons regardless of age, sex, marital status,
ethnic background, and income.
• The County shall encourage a volume of construction and rehabilitation of housing
su$icient to meet growth needs and correct existing deficiencies.
• The County shall protect residential property values from depreciating influences.
AGRICULTURE
• Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing neat communities, shall be encouraged in
appropriate locations.
SINGLE-FAl~ Y RESID Ai
• To maximize choices of single-family residential lots and/or housing for residents of
the County.
• To ensure compatible uses within and adjacent to single-family residential zoned areas.
• To provide single-family residential areas convenierrtly located to public and private
services, shopping, other community activities and convenient access to employment
centers.
• The Coumy shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mix and to permit aesthetic balance between
single-family residential structures and open spaces
• The County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
• To assure the orderly use of single-family residential zoned areas and to curb
speculation and resale of undeveloped lots, the County may impose incremental and
conditional zoning which would be based on performance requirements. This is to
assure that a certain percentage of buildings will be constructed.
• The Coumy shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mbr and to permit aesthetic balance between
single-family residential structures and open spaces.
• Rural-style residential-agricultural developments, such as new small scale rural
oonununities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
• The County shall review and amend if necessary land use ordinances and codes to
include considerations for Waal-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
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. It is also a graphic depiction of the physical relationship between the
various land uses. The LUPAG Map establishes the basic urban and non-urban
form for areas within the County. The proposed Rural boundary request also
conforms to the LUPAG Map which designates the area for Low Density Urban
Developmem. Low Density Urban Development allows for Single Family
Residential in character, ancillary community and public uses, and convenience
type commercial uses. This request would allow rural development. The area
under wnsideration is consistent with the rural form established for this section of
the South Kohala District as depicted on the LUPAG Map. Based on the above
findings, including the General Plan's goals and policies, the granting of the rural
boundary amendment would complemem and implement the General Plii3?.
5. The applicants believe the purpose and applicability of the RA district as defined
in section 25-5-50 of the zoning code is met by this proposal. The location of the
subject property is in an akeady established "Rural area of South Kohala.
Section 25-5-50 states:
"The RA district provides for activities or uses characterized by low density
residential lots in rural azeas where "city-like" concentrations of people, structures,
streets, and urban level of services are absem, and where small fazms are
intermixed with low density residential lots. The RA district is intended to be only
within the state land use rural or urban districts.°
6. The applicants believe that the removal of this particular 5 acres of land from
the State Laad Use "Agriculture" district will not jeopardize the Agricultural
land inventory of the State or the County, as a result of the poor land quality
conditions of the subject property. While the subject property is within the State
Land Use Agricultural and County's Agricultural zoned districts, it is not currently
being used for active agricultural purposes. There is an absence of arty major and/or
commercial agricultural activity in the existing and neighboring subdivisions. The
State of Hawaii ALISH Map does not classify the subject property in any category.
The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the
area is "E" or Very Poor. Furthermore, a Rural classification would complement the
existing and firture residential land use patterns of the sun:
ounding properties in view
of the land quality of the surrounding properties and permissible uses.
7. The applicants believe the proposed reduction of lot siu to two acres is
oonaiatent with the surroueding properties in the Kanehoa and Anekona Estates
subdivisions. The subject property is adjacent to 5-acre zoned parcels as it is part of
the Kanehoa Subdivision which was approved by the County of Hawaii within the
Unplanned zoned district. The Unplanned district applies to areas which were not
subjected to sufficient studies to adopt specific district classification and the minimum
building site area in this district is five acres. With the passage of the new zoning code
in December 1996, this unplanned zone was eliminated and all land within this zone
became Agricultural 5-acre. Twenty-five of these lots have been subdivided to the
two acre size via the CPR process without the benefit of review by the County of
Hawaii and the subdivision code. Additional units have also been added by the Ohana
home process. The applicants believe the proposed density of two acres is consistent
with the surrounding properties and that the subdivision process is a preferred process
in comparison to the CPR process.
' 8. The applicants believe a0 nt0ities and services are available to the property
which art essential to accommodate rural development. Access to the subject
property is off Kawaihae Road which has aright-of--way width of 60 feet with
approximately 20 feet wide pavemern and Kanehoa Drive with a 50' right-of--way and
20' of pavement. Water is provided by a 6-inch coumy water line which fronts the
project site. Electrical service is available to the property from Hawaii Electric Light
Co. Inc., and telephone service is available from GTE Hawanan Tel.
9. The applicants believe the property has no severe geological or topographical
problems which cannot be properly rectified or which would render the land
unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM)
designates the property outside of the 500-year flood plain (Zone X).
Based on the above, the applicants believe the approval of the State Land Use
Boundary Amendment to the Rural District and the Change of Zone from
Agricultural 5-acre, previously Unplanned, to Residential-Agricultural 2-acre
complements the State Land Use District Regulations and is supportive of the State
of Hawaii Plan and the County of Hawaii General Plan.
C. PHYSICAL CHARACTERISTICS AND ENVIItONMENTAL SETTING OF
THE PROPERTY AND SURROUNDING AREA•
1. The property is a 5.588 acre parcel located on the south side of Kanehoa Drive
approximately one-quarter of a mile south of Kawaihae Road.
2. The property is located six miles east ofthe ocean.
3. The site is undeveloped and is barren except for a few grasses and weeds, see the
attached plant list.
4. Since the site has been previously grazed by cattle, it is expected that no
archaeological features exist on the property or that it provides a habitat for
endangered plants or animal species.
5. There is no evidence of historical or cultural features on the pazcel, nor did the records
in the Planning Department disclose any significant findings attributable to the subject
property.
6. Common animal species in the area include field mice and mongoose. There is no
known or recorded rare or endangered animal or plant life in the azea.
7. The topography of the site is fairly level with slopes less than 10%.
8. The average annual rainfall is 20 - 35 inches.
9. The entire Big Island is subject to geologic hazards, especially lava flows arty
earthquakes. The Seismic Probability Rating is 3 on an ascending risk of 1 to 4. Major
damage corresponding to a score of 7 or above on the Modified Mercalli Scale is
posst'ble. The Hazard Zone for Lava is 8 on a descending risk scale of 1 to 9, only a
few percent of this azea has been covered by lava in the past 10,000 years.
10. The United States Department of Agriculture Soil Survey identifies the soil type to be
of the Puu Pa Soil series. The Puu Pa series consists ofwell-drained stony very fine
loams that formed in volcanic ash. The soils aze gently sloping and most areas are
extremely stony. They are on uplands at an elevation ranging from 1,000 to 2,500 feet
and receive between 20 to 35 inches of rainfall annually. Their mean soil temperature
is between 69 degrees and 71 degrees. The natural vegetation consists of
bermudagrass, swollen fingergrass, Lantana, ilima and cactus. These soils and
Kamakoa, Kawaihae, Waikoloa and Waimea soils are in the same general area. Puu
Pa soils are used for pasture. Puu Pa extremely stony very fine sandy loam, 6 t0 20
slopes (PVD). This soil is found low on the leewazd side ofHualalai, Mauna Kea, and
the Kohala Mournains. Tn a representative profile the surface layer is very dark brown
extremely stony very flee sandy loam about 6 inches thick. The next layer is dark
brown and dark yellowish brown very stony very fine sandy loam about 34 inches
thick. It is underlain by fragmental Aa lava. The reaction is medium acid to slightly
acid in the surface layer and neutral in the substratum. In places the surface layer is
silty loam. Permeability is rapid, runoffis medium and the erosion hazard is moderate.
Roots penetrate to the fragmental Aa lava.
11. According to the Agricultural Lands of Importance to the State of Hawaii (ALISITJ
classification system, the property is not classified.
12. The Land Study Bureau Overall Productivity for this azea is "E", Very Poor.
Y
13. The Army Corps of Engineer's Flood Insurance Rate Map (FIItM) has designated the
property as Zone 7sy outside of the 500 year flood plain.
14. The surrounding properties are located in the State's Agricultural District and in the
Coumy's Agricultural 5-acre and 1-acre zones. Kamuela Plantations, A-Sa, is
immediately east of the Kanehoa subdivision and Anekona subdivision, A-Sa, is
immediately west of Kanehoa. The Ouli subdivision, A-la, located to the west of the
site is undeveloped at this time.
15. There is a small parcel that is looted within the State Land Use Urban district located
below the subject parcel where an affordable housing project, Ouli Ekahi, is sited.
16. The uses of the property in the immediate area are ruraUresidential in character with
mirrimal agricultural activities.
17. Twenty-5ve of the lots within the Kanehoa and Anekona subdivisions have subdivided
through the Condominium Property Regime (CPR) process. In addition other lots
have added residential units through the ohana process. There have been six
properties within the Kanehoa and Anekona Estates subdivisions that have re-
districted to the Rural District and re-zoned to the RA-2a zone as the applicants
Propose.
18. A plants list is attached as Exlu'bit °A".
D. PUBLIC FACII.I'TIES AND SIERVICES•
1. The property is located on Kanehoa Drive a private 50' wide right-of--way with 20' of
asphalt paving and grass swales.
2. The site is serviced by Department of Water Supply.
3. Electrical, telephone and cable service are provided to the project site via the
underground utility service of the Kanehoa subdivision.
4. This area is not serviced by a municipal sewer system. A]] lots in this area dispose of
wastewater through individual wastewater treatment systems. The applicants propose
that any structures built on the new lots would use an individual wastewater treatment
system meeting with the standards and requirements of the State Department of
health.
5. The nearest police station is located six miles east of the site in Waimea.
6. The nearest Sre station is located six miles east of the site in Waimea.
7. The nearest public recreation fiuti7ity is Waimea Park and Anuenue Playground located
5ve miles east of the site. Hapuna Beach Park is seven miles to the west of the site.
Spencer Beach Park is located six miles west of the site.
8. Public schools (five miles east) and private schools (three miles east) provide
educational services to the area.
E. ENVIILONMENTAL ASSESSMENT AND ANALYSIS•
1. The proposed action does not involve any immediate additional development of the
I~pe?ty
2. The entire property has been graded and utilized for the pasturing of cattle in the past.
3. Further developmerrt of the property will help to stabilize the environment by planting
vegetation that will prevem soil erosion by wind and water.
4. No rue or threatened or endangered species are present on the parcel, nor are there
unique or valuable wildlife habitats.
5. The parcel does not appear prone to flooding and is classified as Zone "X" by the
federal FIltM maps.
6. Any short tenor generation of noise and dust during construction will be offset by the
long team enhancement to the area in keeping with the character of the surrounding
aria and land uses.
7. Noise during the constnrction period will be mitigated by regulating the time.of day of
construction activities.
8. Dust generated during the construction period will be mitigated by standard
construction dust control measures.
9. The proposed action will result in slightly greater density of residential uses and would
thus generate additional noise and av pollution. Such increases would be negligible in
the context of existing conditions and merit no special mitigation measures.
10. The proposed action is unlikely to adversely affect scenic views. The newly created
lot is within an area of existing residential and agrcuhural uses.
11. The proposed action will lead to the addition of one agricultural-residential unit in the
South IZohala area. The magnitude of this addition is not substantial considering the
district population
12. Because adjacent parcels have land uses and densities similar to those proposed, there
would be little impact to the character of the neighborhood.
13. Because of the poor quality of soil and the existing use of the property, removing this
parcel from the inventory of available agricultural lands will not impact the agricultural
potential of the State or County ofHawan.
14. The proposed one additional residential unit would create only negligible new
demands on public facilities and services, all of which could be accommodated with
existing facilities.
15. The ahemative to the proposed action, redistricting the property from the Agricultural
district to the Rural district and changing the zone from A-Sato RA
2a, would be to
utr7ize the CPR process that 25 of the applicants' neighbors have. This would also
allow the developmem of the property as requested in this proposal without the benefit
of the County's review for compliance to the subdivision code.
16. In terms of the relationship between short-tern use of man's environment and the
maintenance and enhancement oflong-tenor productivity, no short-term exploitation of
resources that would entail negative long-term consequences has been identified for
the proposed action. The construction of one additional residential unit would involve
the irteversible and irretrievable commitment of only negligible quantities of natural
resources.
EXHIBIT "A"
PLANTS LIST FOR
TAX MAP KEY (3) 6-2-09:10
KANEHOA SUBDIVISION
OULI, SOUTH KOHALA, ISLAND OF HAWAII, HAWAII
Plants
HAWAIIAN NAME SCIENTIFIC NAME COMMON NAME
Parini Opuntia tuna cactus
Bothriochloa babinodis Bu®e grass
Pennisetum sataceum Fountain grass
Ilima Sida fallax
Desmodium uncinatum Spanish Clover
Indigofera aril Indigo plant
Cassia mimosoides Partridge pea
Argemone glauca Prickly poppy
Psidium gaujava Yellow Guava
SITE PHOTOGRAPHS
_ `;y-
u~i+i:°
•j
mew looking south-east showing the grasslands and neighboring
properties.
. 4
r
i'
r ~ ~ it
d. •'r'. r
rte:. ~ ~
mew looking south showing the property.
li
tr • y
1
! ~
r
274'pl'40' 298.81' '
N
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s
yy~
h~ 3
p
~ ~
U ~ ~H 0 V~Q
M
' Q $.i
o ~
~ ~So
Q
f ~ n,Q ~ i ~n~~~
~ o
1 ~
rtt a ; ~ ~
~ ~
0 ~ i
z
~ ~ ~ _,_~_-if-------------
r _ - j
" ~ ~
~a
26~ _'}42~00__.~~ry'~ b~~A i 7
_ r - aa.~~ ~ 1 ~ D
1----`- I~N4JJIOP4YJ0 `
A
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UIQ
fy-I
u ~i
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
4y~~~~~"`1~~, 25 AUPUNI STREET HILO, HAWAII 96720
TELEPHONE (806) 987-8880 fAX (808) 961-6667
MAy 12, 1999
T0: Planning Department
FR011: Milton D. Pavao. Manager
SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU 99-004) ~ -
REWEST: AGRICULTURAL TO RURAL - -
CHANGE OF ZONE APPLICATION (REZ 99-012) - -
APPLICANTS - SCOTT T. NAKAHARA AND SUSAN FUJIE SHIMABUKU NAKAHARA
REQUEST: A-5a TO RA-2a
TAX MAP KEY: 6-2-009:010
We need to revise our comments on these two applications so please disregard the comments in
our May 5. 1999 memorandum.
We have reviewed the subject application for the proposed State land use boundary amendment and
charge of zone and have the following comments.
Water can be made available from an existing 6-inch waterline within the road fronting the
property. The parcel currently has two service laterals; one lateral has a meter while the
other does not. This being the case, the parcel has sufficient water for the proposed
applications. .
By a copy of this letter. the applicant is reminded that each'S/B-inch meter is restricted to a
daily maximum of 600 gallons. Also. should the applicant propose to conduct any agricultural
activities from either of the two water services. then the respective service will need a
backflow preventer (reduced pressure type). A copy of our backflow preventer handout is being
forrlarded to the applicant to help them understand this requirement.
S ld there be any questions, please call our Water Resources and Planning Branch at 961-8660.
Mr ton D Pavao. P.E.
Manager
BCM:goS
copy - (w/att.) Mr. Scott T. Nakahara and Ms. Susan Fujie Shimabuku Nakahara E X H 1 B 1 T
.(w/o att.) Mooers Enterprises
- Customer Service Sections (Hilo, Waimea. Kona, Ka'u)
Mr. Michael Watanabe. Micro Lab ~a 1Gz~4;YA
MOOERS ENTERPRISES
P.O. Box 1 101
KAMUELA, HAWAII 96743
May 17, 1999
c
Y
Ms. Virginia Goldstein _
Director ~ '
Planning Department
County of Hawaii -
25 Aupuni Street - "
Il"do, Hawaii 96720
Re: State Land Use Boundary Amendment Application (SLU 99-004)
Request: Agricultural to Rural
Change of Zone Application (SUB 99-012)
Request: Agricultural (A-Sa) to ResidentiahAgricultural (RA-2a)
Applicant: Scott T. Nakahara and Susan Shimabuku Nakahara
Taa Map Key: 6-2-9:10
Dear Ms. Goldstein:
We received a copy of the revised comments from the Department of Water Supply, dated May
12, 1999. We agree with the revision that the facilities charges have been paid and the service
laterals have been installed.
It is not our intent to conduct any agricultural activities on the site at this time. If this changes the
applicant will comply with the requirements for a bacl~low preventer.
If you or you sta$'have an~+ questions, or if addi~onsl in.`orr.;atiai. is required, please contact me
at 885-6839. Thank you for your prompt attention to these applications.
Sin ,
Mooers
Presideirt
G1tM:sp
_ ~~a2.~
PHONE: (808) 8856639
FA1C (808) 885-1574
EMAIL' GMOOERS@IBM.NET
BENJAMIN J. CAYETANO KAZU HAVASHIDA
~ ~ M
GOYERM7R ,eee ~ ± DIRECTOR
~ ljV~'
DEPUTY DIRECTORS
BRIAN K. MINAAI
i S GLENN M. OKIMOTO
~~..0
STATE OF HAWAII IN REPLY REFER TO:
DEPARTMENT OF TRANSPORTATION HWY-PS
869 PUNCHBOWL STREET 2.3800
HONOLULU, HAWAII 968135097
MAY 18 19,99
Ms. Virginia Goldstein ~ -
Director -
Planning Department
County of Hawaii
25 Aupuni Street, Room 109
Hilo, Hawaii 96720
Dear Ms. Goldstein:
Subject: State Land Use Boundary Amendment Application (SLU 99-004)
Request: Agricultural to Rural, Change of Zone Application (REZ 99-012)
Request: A-Sato RA-2a, Applicant: Scott T. Nakahara and
Susan Fujie Shimabuku Nakahara, TMK: (r2-9: 10
Thank you for your transmittal of April 15, 1999, requesting our review and comments regazding the above
subject application.
We have the following comments:
1. The proposed 2-lot subdivision by itself should not result in any significant impacts on our State
highway facilities.
However, we view the application as a precedent leading to greater housing density and vehicular
traffic. If more of these 2-lot subdivisions are permitted, their cumulative effects will result in
increased traffic and safety impacts at the intersections of our Waimea-Kawaihae Road with
Anekona and Kanehoa Streets.
2. We understand that you are awaze of this problem and are presently investigating the possibility of
having all of the subdivision owners share the cost of any needed highway improvements such as
channelizing and illuminating intersections.
3. For further information in determining the needed roadway improvements, please contact and
coordinate with our District Office in Hilo.
Very truly yours,
KAZU HAYASHIDA
Director of Transportation '
EXHIBIT
G ~ 004R ~.8~
MOOERS ENTERPRISES
F.O. BOX i i O 1
KAMUELA, HAWAII 96743
STATE LAND USE 1301TNIDARi' AMENDMENT
Agricultural to Rural
CHANGE.OF ZONE APPLICATION
Agricultural 5-acre to Residential r9.gricultural 2-acre
Scott '~akeshi Nakahara and
Susan Fujie Shimabuku 1~Takahara
TMK: (3) 6-2-09:10
Kanehoa Subdivision
Ouli, Scuth Kohala, Island of Hawaii, Hawaii
Submitted bv:
Gregory R. Mooers
A.pri15, 1999 '
PHONE: (808) 8856839
FAX: (8U8) 885-1574
EMAIL' GMUOFJiSb?IBM.NET
COUNTY OF HAWAII PLANNING DEPARTMENT
APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT
(15 ACRES OR LESS)
APPLICANT: Scott T. Nakahara and/JSusan/~F~ujie Shimabuku N/,akahara - li
APPLICANT'S SIGNATURE: ~~e71~-(~.. ~ ~(afu.jic~i
MAILING ADDRESS: P.O. Box 235 Honokaa, Hawaii 96727
TELEPHONE: (BUS) 775-72 Q4 (HOME) 77(,_440
LANDOWNER-
I,ANDOhTNER'S SIGNATURE: //Gy~/L~~ U ~l~Qn,
e
TAX MAP KEY: 6-2-09:10
LAND AREA: 5.588 acres
CURRENT STATE LAND USE DISTRICT CLASSIFICATION: -Agricultural
REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Rural
THE APPLICANT SHALL SUBMIT THE FOLLOWING:
A. Non-refundable filing and processing fee of two hundred dollars.
B. Original and fifteen copies of:
1. Application form.
2. Location map.
3. Preliminary site plan, drawn to scale, with all existing
and proposed structures and improvements shown thereon.
4. Reasons for the requested change and written description of
the property and proposed development, including but not
limited to: -
a. The extent to which the proposed reclassification
conforms to. the applicable goals, policies, standards,
and courses of action of the General Plan and
implementing ordinances, plans and documents; and
b. The extent to which the proposed reclassification
conforms to the applicable district standards.
C. A minimum 2-foot by 3-foot presentation map requested under B.3,
above.
0400q
COUNTY OF HAWAII
• PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION ` ~:1 r ~
(Type or legibly print the requested information)
- ;J
APPLICANT: Scott T. Nakahara and Susan~Fu~ie Shimabuku~jNa~kahara
APPLICANT'S SIGNATURE:_ ~ rc~.~/~L.ver~ ~/(9lC DATE: April 5, 1999
ADDRESS: P•o. sox 23'5
Honokaa, Hawaii 96727
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRII~TCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Bus:) 775-7?94 (Res.) 776-1440 (Fax) 775-7294
LANDOWNER(S): o e i Nakahara and Susan Fu"ie Shima uku
LANDOWNER SIGNATURE(S): DATE: April 5. 1999
LANDOWNERS ADDRESS: P. o. Box 235 (x okaay letter)
Hawaii 96727
REQjJE$'I'; Agricultural 5-acre (A-Sa) TO Residential-Agricultural 2-acre (RA-2a)
(Existin zoning) (Proposed Zoning)
TAX MAP KEY: 6-z-t~:lo
STREET ADDRESS OF PROPERTY: Kanehoa Drive, ouli, South Kohala, Hawaii
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 5.588 acres
AGENT: GreQOrv R. Mooers, Mooers Enterprises
4DDRESS: F•o. sox 1101
Kamuela, Hawaii 96743
I'ELEPHONE:(Bus.) 885-6839 (Res.) 885-7126 (Fax) 885-1574
?lease indicate to whom original correspondence and copies should be sent.
ORIGINAL: Mooers Nakahara
COPIES:
(See Instructions on Reverse Side)
ATTACtL*tENT
Agricultural Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE 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 Yes, please answer the rest of question 1 and then to question 3.
a. How many acres of the requested area do you intend to subdivide? 5.588 acres
b. Into what lot sizes? awes
c. If your request is approved, approximately how long after the
date of approval do you expect to submit your subdivision plans
to the Planning Department for preliminary approval? f, mnnrh~
d. Do you intend to build houses on the newly created lots? nne lot
If ves, please answer the following questions:
On how many of those lots?
At what approximate price range? House ~~O
Lot
Total
Approximately how long, after approval of the subdivision,
would the first house be available for occupancy? 18 months
If you intend to subdivide, please submit a preliminary schematic
subdivision plan together with your change of zone application
form. enclosed
2. If you have no firm plans of subdividing the subject area, 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)
P.D. 2 5/64
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
How?
The proposed action will create one additional residential-agricultural
lots in this highly desirable South Kohala district. One lot will be
kept by the applicant and one will be sold.
4. Are 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?
S. 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.
6. Was your request to allow for the creation of smaller agricultural
lots? No
If so, did your plan include the following considerations?
a. Commodity to be produced?
What kinds of commodity?
b. Suitablility of the proposed lot-size for that commodity?
c. Sufficient farm size to allow reasonable chance of success in
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?
Please state the proposed type of arrangement.
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 to subdivide the subject land for some sort of
agricultural purpose, please state your other reasons.
7. To your knowledge, has there been any flooding and/or drainage problem
on the subject area? N~
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs
improvements?
If so, what kind?
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 %
b. Roads R
c. Sewer R
d. Drainage R
-3-
Yes ~o
e. Police Protection X
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: _~Gia v~~Qi+p( (~~/~~ut-•-
Address: P.O. Box 235 Honokaa, Hawaii 96727
Telephone: 775-7294 business 776-1440 home
Dace: April 5, 1999
-4-
STATE LAND USE DESIGNATION RECLASSIFICATION FROM
AGRICULTURAL TO RURAL
CHANGE~OF ZONE REQUEST RECLASSIFICATION FROM
AGRICULTURAL 5-ACRES, PREVIOUSLY UNPLANNED TO
RESIDENTIAL-AGRICULTURAL 2-ACRES
PETITIONERS: SCOTT TAKESHI NAKAHARA AND
SUSAN FUJIE SHIMABUKO NAKAHARA
TAX MAP KEY (3) 6-2-09:10
Kanehoa Subdivision
Ouli, South Kohala, Island of Hawaii, Hawaii
We are requesting a reclassification of the subject property from the State Land Use
Agricultural District to the Rural District and a Change of Zone from the Agricultural five-
acre (A-Sa) zone to the Residential-Agricultural two-acre (RA-2a) zone. The subject
property (5.588 acres) is located in the Kanehoa Subdivision on the south side of
Kawaihae Road approximately across from the 63 mile marker in Ouli, South Kohala,
Hawau TMK: 6-2-09:10.
GENERAL INFORMATION
1. Scott Takeshi Nakahara and his wife Susan Fujie Shimabuku Nakahara are the fee
owners of the subject property.
PROPOSED DEVELOPMENT
2. The applicant is proposing to create a two lot subdivision using a lot off of Kanehoa
Drive and a flag lot on Keanuiomano Stream.
3. The.existing lot presently has an access points off ofKanehoa Drive that will
accommodate the two proposed lots. See accompanying rezoning exhibit map.
4. Both of these lots are presently undeveloped.
5. Electrical, telephone and cable television service are available to both lots through the
underground utility system of the Kanehoa subdivision.
6. The applicants intend to build their home on one of the lots and market the other lot..
APPLICANT'S STATEMENT
7. In support of this application, the applicants have submitted the following: (See
attached statement.)
STATE AND COUNTY PLANNING
8. The present State Land Use district designation is Agriculture.
9. The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the
property as Low Density Urban Development. This allows for single family residential
in chazacter, ancillary community and public uses, and convenience type commercial
uses.
10. The property is located within the County's Agricultural 5-acre zone, previously
known as Unplanned.
11. The property is not located within the Special Management Area of the County of
Hawau.
DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA
12. The property is a 5.588 acre parcel located on the south side of Kanehoa Drive
approximately one-quarter of a mile south of Kawaihae Road.
13. The site is undeveloped. Since the site has been previously grazed by cattle and
extensively graded for development, it is expected that no archaeological features exist
on the property or that it provides a habitat for endangered plants or animal species.
14. There is no evidence of historical or cultural features on the parcel, nor did the records
in the Planning Department disclose any significant findings attributable to the subject
property.
15. Common animal species in the azea include field mice and mongoose. There is no
known or recorded rare or endangered animal or plant life in the area.
16. The topography of the site is fairly level with slopes less than 10%.
17. The average annual rainfall is 20 - 35 inches. '
18. The United States Department of Agriculture Soil Survey identifies the soil type to be
of the Puu Pa Soil series. The Puu Pa series consists ofwell-drained stony very fine
loams that formed in volcanic ash. The soils aze gently sloping and most areas are
extremely stony. They aze on uplands at an elevation ranging from 1,000 to 2,500 feet
and receive between 20 to 35 inches of rainfall annually. Their mean soil temperature
is between 69 degrees and 71 degrees. The natural vegetation consists of
bermudagrass, swollen fingergrass, Lantana, ilima and cactus. These soils and
Kamakoa, Kawaihae, Waikoloa and Waimea soils are in the same general azea. Puu
Pa soils are used for pasture. Puu Pa extremely stony very fine sandy loam, 6 to 20
slopes (PVD). This soil is found low on the leeward side of Hualalai, Mauna Kea, and
the Kohala Mountains. In a representative profile the surface layer is very dark brown
extremely stony very fine sandy loam about 6 inches thick. The next layer is dark
brown and dazk yellowish brown very stony very fine sandy loam about 34 inches
thick. It is underlain by fragmental Aa lava. The reaction is medium acid to slightly
acid in the surface layer and neutral in the substratum. In places the surface layer is
silty loam. Permeability is rapid, runoff is medium and the erosion hazard is moderate.
Roots penetrate to the fragmental Aa lava.
19. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH)
classification system, the property is not classified.
20. The Land Study Bureau Overall Productivity for this area is "E", Very Poor.
21. The Army Corps of Engineer's Flood Insurance Rate Map (FIRM) has designated the
property as Zone X, outside of the 500 year flood plain.
22. The surrounding properties are located in the State's Agricultural District and in the
County's Agricultural 5-acre and 1-acre zones. Kamuela Plantations, A-Sa, is east of
the subdivision and Anekona Estates subdivision, A-Sa, is immediately west. The Ouli
subdivision, A-la, located to the west of the site is undeveloped at this time.
23. There is a small State Urban district area located below the site that hosts an
affordable housing project, Ouli Ekahi.
24. The uses of the property in the immediate area are ruraVresidential in chazacter with
minimal agricultural activities.
25. Twenty-five of the lots within the Kanehoa and Anekona subdivisions have subdivided
through the Condominium Property Regime (CPR) process. In addition other lots
have added residential units through the ohana process. There have been six
properties within the Kanehoa and Anekona Estates Subdivisions that have re-
districted to the Rural District and re-zoned to RA-2a as the applicants propose.
PUBLIC FACILITIES AND UTILITIES
27. The property is located on Kanehoa Drive a private 50' wide right-of--way with 20' of
asphalt paving and grass swales.
28. The site is serviced by Department of Water Supply water.
29. Electrical, telephone and cable service aze provided to the project site via the
underground utility service of the Anekona Estates subdivision.
30. This azea is not serviced by a municipal sewer system. All lots in this area dispose of
wastewater through individual wastewater treatment systems. The applicant proposes
that any structures built on the new lots would use an individual wastewater treatment
system meeting with the standards and requirements of the State Department of
Health.
31. The nearest police station is located six miles east of the site in Waimea.
32. The nearest fire station is located six miles east of the site in Waimea.
33. The nearest public recreation facility is Waimea Park and Muenue Playground located
five miles east of the site. Hapuna Beach Park is eight miles to the west of the site.
Spencer Beach Park is located six miles west of the site.
34. Public schools (five miles east) and private schools (three miles east) provide
educational services to the area.
APPLICANT'S STATEMENT FOR
RECLASSIFICATION FROM AGRICULTURAL TO RURAL
CHANGE' OF ZONE REQUEST RECLASSIFICATION FROM
AGRICULTURAL 5-ACRES, PREVIOUSLY UNPLANNED, TO
RESIDENTIAL-AGRICULTURAL 2-ACRES
PETITIONERS: SCOTT TAKESHI NAKAHARA AND
SUSAN FUJIE SHIMABUKO NAKAHARA
TAX MAP KEY (3) 6-2-09:10
1. The applicants believe the approval of the reclassification from the State Land
Use Agricultural to the Rural District will not be violative of Section 205-2,
Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land
Use Commission Rules, the County General Plan and the Hawaii State Plan.
According to the Hawaii Land Use Commission Rules, the following three
standards shall apply when determining an area for the Rural district boundaries:
(1) Areas consisting of small farms; provided that the areas need not be
included in this district if their inclusion will alter the general chazacteristics
of the areas;
(2) Activities or uses as characterized by low-density residential lots of not less
than one-half acre and a density of not more than one single-family
dwelling, per one-half acre in azeas where "city-like" concentration of
people, structures, streets, and urban level of services are absent, and
where small farms are intermixed with the low-density residential lots; and
(3) Generally, pazcels of land not more than five acres; provided it may include
other parcels of land which are surrounded by, or contiguous to this district,
and are not suited to low-density residential uses for small farm or agricultural
uses.
2. The applicants believe the proposed redistricting is consistent with §15-15-27 of
the Hawaii Land Use Commission Rules that determines the Permissible uses
within the Rural district. This states: "(a) Permissible uses within the rural district
shall include the following activities: (1)All uses permitted under section 15-15-25
relating to agricultural uses and those uses that aze compatible within the agricultural
district; (2) Low-density residential uses with a minimum lot size of one-half acre.
The commission for good cause may allow one lot of less than one-half acre, but not
less than 18,500 square feet, or an equivalent residential density, provided all other
lots in the subdivision have the minimum lot size of one-half acre. A petition for
variance may be processed under the special permit procedure pursuant to subchapter
12. This exception shall apply to lots of record existing prior to January 1, 1977, and
of not more than two acres. There shall be no more than one single-family dwelling
per one-half acre, except as may be provided for in this section." The proposed
boundary amendment is for a similar agricultural land uses and uses that are
compatible to the Agricultural designation. The proposed reclassification is also
compatible with the statutory definition ofLow-density residential lots of more than
one dwelling house. The applicant would like to construct Single Family Dwellings.
However, Chapter 205, Hawaii Revised Statutes, does not authorize residential
dwellings as a permissible use in the Agricultural District unless the dwelling is related
to an agricultural activity or is a "farm dwelling". Farm dwelling is defined in Section
205-4.5(a)(4), HRS, as "a single family dwelling located on and used in conjunction
with a farm, including clusters of single-family farm dwellings permitted within
agricultural parks developed by the State, or where agricultural activity provides
income to the family occupying the dwelling." Thus, the requested boundary
amendment would be in the direction of fulfilling the permissible uses of the rural
designation.
3. The applicants believe that the reclassification action would also conform to the
following goals, objectives and/or policies articulated in the Hawaii State Plan
relating to Socio-cultural advancement -Housing objectives and policies:
(a) Planning for the State's socio-cultural advancement with regard to
housing shall be directed towards achievement of the following
objectives:
(1) Greater opportunities for Hawaii's people to secure reasonably
priced, safe, sanitary, livable homes located in suitable
environments that satisfactorily accommodate the needs and desires
of families and individuals.
(2) The orderly development of residential areas sensitive to
community needs and other land uses.
(b) To achieve the housing objectives, it shall be the policy of this state
to:
(1) Effectively accommodate the housing needs of Hawaii's people.
(2) Stimulate and promote feasible approaches that increase housing
choices for low-income, moderate-income and gap-group
households.
~(3) Increase home ownership and rental opportunities and choices in
terms of quality, location, cost, densities, style, and size of housing.
(4) 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.
(5) Foster a variety of lifestyles traditional to Hawaii through the
design and maintenance of neighborhoods that reflect the cultures
and values of the community.
4. The applicants believe the proposed boundary amendment and change of zone
would conform to the following goals and policies of the General Plan:
LAND USE
• 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.
• Promote and encourage the rehabilitation and use of urban and rural areas which are
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 residents in balance with the physical and social environment.
HOUSING
• Attain safe, sanitary, and livable housing for the residents of the County of Hawaii.
• Attain a diversity of socio-economic housing mix throughout the different parts of the
County.
• Maintain a housing supply which allows a variety of choice.
• Develop better places to live in Hawaii County by creating viable communities with
decent housing and suitable living environments for our people.
• Improve and maintain the quality and affordability of the existing housing stock.
• Seek sufficient production of new affordable rental and fee-simple housing in the
County in a variety of sizes to satisfactorily accommodate the needs and desires of
families and individuals.
• Ensure that housing is available to all persons regardless of age, sex, marital status,
ethnic background, and income.
• The County shall encourage a volume of construction and rehabilitation of housing
sufficient to meet growth needs and correct existing deficiencies.
• The County shall protect residential property values from depreciating influences.
AGRICULTURE
• Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
SINGLE-FAMII.Y RESIDENTIAL
• To maximize choices of single-family residential lots and/or housing for residents of
the County.
• To ensure compatible uses within and adjacent to single-family residential zoned areas.
• To provide single-family residential areas conveniently located to public and private
services, shopping, other community activities and convenient access to employment
centers.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mix and to permit aesthetic balance
between single-family residential structures and open spaces
• The County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
• To assure the orderly use of single-family residential zoned areas and to curb
speculation and resale of undeveloped lots, the County may impose incremental and
conditional zoning which would be based on performance requirements. This is to
assure that a certain percentage of buildings will be constructed.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mix and to permit aesthetic balance between
single-family residential structures and open spaces.
• 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 County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
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. It is also a graphic depiction of the physical relationship between the
various land uses. The LUPAG Map establishes the basic urban and non-urban
form for areas within the County. The proposed Rural boundary request also
conforms to the LUPAG Map which designates the area for Low Density Urban
Development. Low Density Urban Development allows for Single Family
Residential in chazacter, ancillary community and public uses, and convenience
type commercial uses. This request would allow rural development. The area
under consideration is consistent with the rural form established for this section of
the South Kohala District as depicted on the LUPAG Map. Based on the above
findings, including the General Plan's goals and policies, the granting of the rural
boundary amendment would complement and implement the General Plan.
5. The applicants believe the purpose and applicability of the RA district as deTined
iu section 25-5-50 of the zoning code is met by this proposal. The location of the
subject property is in an already established "Rural area of South Kohala.
Section 25-5-50 states:
"The RA district provides 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 the state land use rural or urban districts."
6. The applicants believe that the removal of this particular 5 acres of land from
the State Land Use "Agriculture" district will not jeopardize the Agricultural
land inventory of the State or the County, as a result of the poor land quality
conditions of the subject property. While the subject property is within the State
Land Use Agricultural and County's Agricultural zoned districts, it is not currently
being used for active agricultural purposes. There is an absence of any major and/or
commercial agricultural activity in the existing and neighboring subdivisions. The
State of Hawaii ALISH Map does not classify the subject property in any category.
The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the
area is "E" or Very Poor. Furthermore, a Rural classification would complement the
existing and future residential land use patterns of the surrounding properties in view
of the land quality of the surrounding properties and permissible uses.
7. The applicants believe the proposed reduction of lot size to two acres is
consistent with the surrounding properties in the Kanehoa and Anekona Estates
subdivisions. The subject property is adjacent to 5-acre zoned parcels as it is part of
the Kanehoa Subdivision which was approved by the County of Hawaii within the
Unplanned zoned district. The Unplanned district applies to areas which were not
subjected to sufficient studies to adopt specific district classification and the minimum
building site area in this district is five acres. With the passage of the new zoning code
in December 1996, this unplanned zone was eliminated and all land within this zone
became Agricultural 5-acre. Twenty-five of these lots have been subdivided to the
two acre size via the CPR process without the benefit of review by the County of
Hawaii and the subdivision code. Additional units have also been added by the Ohana
home process. The applicants believe the proposed density of two acres is consistent
with the surrounding properties and that the subdivision process is a preferred process
in comparison to the CPR process.
8. The applicants believe all utilities and services are available to the property
which are essential to accommodate rural development. Access to the subject
property is offKawaihae Road which has aright-of--way width of 60 feet with
approximately 20 feet wide pavement and Kanehoa Drive with a 50' right-of--way and
20' of pavement. Water is provided by a 6-inch county water line which fronts the
project site. Electrical service is available to the property from Hawaii Electric Light
Co. Inc., and telephone service is available from GTE Hawaiian Tel.
9. The applicants believe the property has no severe geological or topographical
problems which cannot be properly rectiTied or which would render the land
unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM)
designates the property outside of the 500-year flood plain (Zone X).
Based on the above, the applicants believe the approval of the State Land Use
Boundary Amendment to the Rural District and the Change of Zone from
Agricultural5-acre to Residential-Agricultural 2-acre complements the State Land
Use District Regulations and is supportive of the State of Hawaii Plan and the
County of Hawaii General Plan.
Therefore, the applicants request that these applications for a State Land Use
Boundary Amendment from Agricultural to Rural District and the Change of Zone
from Agricultural 5-acre to Residential-Agricultural 2-acre be given a favorable
consideration.
ENVIRONMENTAL REPORT FOR
RECLASSIFICATION FROM AGRICULTURAL TO RURAL
CHANGE OF ZONE REQUEST FROM AGRICULTURAL 5-ACRES
TO RESIDENTIAL-AGRICULTURAL 2-ACRES
PETITIONERS: SCOTT TAKESHI NAKAHARA
SUANA FUIE SHIMABUKU NAKAHARA
TAX MAP KEY (3) 6-2-09:10
A. SUBJECT REQUEST:
The applicants are proposing to change the State Land Use District from the Agricultural
district to the Rural district and change the County Zoning from Agricultural 5-acres (A-
Sa), previously Unplanned, to Residential-Agricultural 2-acres (RA-2). The request is to
allow for a two lot subdivision of the applicants property in Kanehoa subdivision to allow
for agricultural and residential uses of the property that are not presently allowed in the
State agricultural district. The lot is 5.588 acres and will be subdivided to create two lots,
of 2+ acres. The proposed lots are presently vacant but will be developed at some time in
the future for use as residential agricultural lots.
The present lot has access points on Kanehoa Drive that provides access to each of the
proposed lots. The present lot is serviced by the County of Hawaii Department of Water
Supply. It is proposed that all structures will use individual wastewater treatment systems
that comply with all rules of the State Department of Health.
B. CONFORMANCE WITH STATE AND COUNTY PLANS:
The State Land Use District is Agricultural.
The General Plan Designation is Low Density.
The County Zoning is Agricultural 5-acre (A-Sa).
There are no Community Development Plans for this area.
The property is not located within the County of Hawaii's Special Management Area.
1. The applicants believe the approval of the reclassification from the State Land
Use Agricultural to the Rural District will not be violative of Section 205-2,
Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land
Use Commission Rules, the County General Plan and the Hawaii State Plan.
According to the Hawaii Land Use Commission Rules, the following three
standards shall apply when determining an area for the Rural district boundaries:
(1) Areas consisting of small farms; provided that the azeas need not be
included in this district if their inclusion will alter the general characteristics
of the areas;
(2) Activities or uses as characterized by low-density residential lots of not less
than one-half acre and a density of not more than one single-family
dwelling, per one-half acre in azeas where "city-like" concentration of
people, structures, streets, and urban level of services are absent, and
where small farms are intermixed with the low-density residential lots; and
(3) Generally, pazcels of land not more than five acres; provided it may include
other pazcels of land which aze surrounded by, or contiguous to this district,
and are not suited to low-density residential uses for small farm or agricultural
uses.
2. The applicants believe the proposed redistricting is consistent with §15-15-27 of
the Hawaii Land Use Commission Rules that determines the Permissible uses
within the Rural district. This states: "(a) Permissible uses within the rural district
shall include the following activities: (1)All uses permitted under section 15-15-25
relating to agricultural uses and those uses that aze compatible within the agricultural
district; (2) Low-density residential uses with a minimum lot size of one-half acre.
The commission for good cause may allow one lot of less than one-half acre, but not
less than 18,500 squaze feet, or an equivalent residential density, provided all other
lots in the subdivision have the minimum lot size of one-half acre. A petition for
variance may be processed under the special permit procedure pursuant to subchapter
12. This exception shall apply to lots of record existing prior to January 1, ] 977, and
of not more than two acres. There shall be no more than one single-family dwelling
per one-half acre, except as maybe provided for in this section." The proposed
boundary amendment is for a similaz agricultural land uses and uses that aze
compatible to the Agricultural designation. The proposed reclassification is also
compatible with the statutory definition ofLow-density residential lots of more than
one dwelling house. The applicant has and would like to construct Single Family
Dwellings. However, Chapter 205, Hawaii Revised Statutes, does not authorize
residential dwellings as a permissible use in the Agricultural District unless the
dwelling is related to an agricultural activity or is a "farm dwelling". Farm dwelling is
defined in Section 205-4.5(a)(4), HRS, as "a single family dwelling located on and
used in conjunction with a farm, including clusters ofsingle-family farm dwellings
permitted within agricultural parks developed by the State, or where agricultural
activity provides income to the family occupying the dwelling." Thus, the requested
boundary amendment would be in the direction of fulfilling the permissible uses of the
rural designation.
3. The applicants believe that the reclassiTcation action would also conform to the
following goals, objectives and/or policies articulated in the Hawaii State Plan
relating to Socio-cultural advancement -Housing objectives and policies:
(a) Planning for the State's socio-cultural advancement with regard to
housing shall be directed towards achievement of the following
objectives:
(1) Greater opportunities for Hawaii's people to secure reasonably
priced, safe, sanitary, livable homes located in suitable
environments that satisfactorily accommodate the needs and desires
of families and individuals.
(2) The orderly development of residential areas sensitive to
community needs and other land uses.
(b) To achieve the housing objectives, it shall be the policy of this state
to:
(1) Effectively accommodate the housing needs of Hawaii's people.
(2) Stimulate and promote feasible approaches that increase housing
choices for low-income, moderate-income and gap-group
households.
(3) Increase home ownership and rental opportunities and choices in
terms of quality, location, cost, densities, style, and size of housing.
(4) 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.
(5) Foster a variety of lifestyles traditional to Hawaii through the
design and maintenance of neighborhoods that reflect the cultures
and values of the community.
4. The applicants believe the proposed boundary amendment and change of zone
would conform to the following goals and policies of the General Plan:
LAND USE
• 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.
• Promote and encourage the rehabilitation and use of urban and rural areas which are
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 residents in balance with the physical and social environment.
HOUSING
• Attain safe, sanitary, and livable housing for the residents of the County of Hawaii.
• Attain a diversity of socio-economic housing mix throughout the different parts of the
County.
• Maintain a housing supply which allows a variety of choice.
• Develop better places to live in Hawaii County by creating viable communities with
decent housing and suitable living environments for our people.
• Improve and maintain the quality and affordability of the existing housing stock.
• Seek sufficient production of new affordable rental and fee-simple housing in the
County in a variety of sizes to satisfactorily accommodate the needs and desires of
families and individuals.
• Ensure that housing is available to all persons regazdless of age, sex, marital status,
ethnic background, and income.
• The County shall encourage a volume of construction and rehabilitation of housing
sufficient to meet growth needs and correct existing deficiencies.
• The County shall protect residential property values from depreciating influences.
AGRICULTURE
• Rural-style residential-agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
SINGLE-FAMILY RESIDENTIAL
• To maximize choices of single-family residential lots and/or housing for residents of
the County.
• To ensure compatible uses within and adjacent to single-family residential zoned areas.
• To provide single-family residential areas conveniently located to public and private
services, shopping, other community activities and convenient access to employment
centers.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mix and to permit aesthetic balance between
single-family residential structures and open spaces
• The County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
• To assure the orderly use of single-family residential zoned areas and to curb
speculation and resale of undeveloped lots, the County may impose incremental and
conditional zoning which would be based on performance requirements. This is to
assure that a certain percentage of buildings will be constructed.
• The County shall incorporate reasonable flexibility in codes and ordinances to achieve
a diversity of socio- economic housing mix and to permit aesthetic balance between
single-family residential structures and open spaces.
• 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 County shall review and amend if necessary land use ordinances and codes to
include considerations for rural-style residential subdivisions in appropriate locations.
Standards and criteria for the establishment of these areas shall be developed.
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. It is also a graphic depiction of the physical relationship between the
various land uses. The LUPAG Map establishes the basic urban and non-urban
form for areas within the County. The proposed Rural boundary request also
conforms to the LUPAG Map which designates the azea for Low Density Urban
Development. Low Density Urban Development allows for Single Family
Residential in character, ancillary community and public uses, and convenience
type commercial uses. This request would allow rural development. The azea
under consideration is consistent with the rural form established for this section of
the South Kohala District as depicted on the LUPAG Map. Based on the above
findings, including the General Plan's goals and policies, the granting of the rural
boundary amendment would complement and implement the General Plan.
5. The applicants believe the purpose and applicability of the RA district as deTined
in section 25-5-50 of the zoning code is met by this proposal. The location of the
subject property is in an already established "Rural azea of South Kohala.
Section 25-5-50 states:
"The RA district provides for activities or uses characterized by low density
residential lots in rural azeas 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 the state land use rural or urban districts."
6. The applicants believe that the removal of this particular 5 acres of land from
the State Land Use "Agriculture" district will not jeopardize the Agricultural
land inventory of the State or the County, as a result of the poor land quality
conditions of the subject property. While the subject property is within the State
Land Use Agricultural and County's Agricultural zoned districts, it is not currently
being used for active agricultural purposes. There is an absence of any major and/or
commercial agricultural activity in the existing and neighboring subdivisions. The
State of Hawaii ALISH Map does not classify the subject property in any category.
The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the
area is "E" or Very Poor. Furthermore, a Rural classification would complement the
existing and future residential land use patterns of the surrounding properties in view
of the land quality of the surrounding properties and permissible uses.
7. The applicants believe the proposed reduction of lot size to two acres is
consistent with the surrounding properties in the Kanehoa and Anekona Estates
subdivisions. The subject property is adjacent to 5-acre zoned parcels as it is part of
the Kanehoa Subdivision which was approved by the County of Hawaii within the
Unplanned zoned district. The Unplanned district applies to areas which were not
subjected to sufficient studies to adopt specific district classification and the minimum
building site area in this district is five acres. With the passage of the new zoning code
in December 1996, this unplanned zone was eliminated and all land within this zone
became Agricultural 5-acre. Twenty-five of these lots have been subdivided to the
two acre size via the CPR process without the benefit of review by the County of
Hawaii and the subdivision code. Additional units have also been added by the Ohana
home process. The applicants believe the proposed density of two acres is consistent
with the surrounding properties and that the subdivision process is a preferred process
in comparison to the CPR process.
8. The applicants believe all utilities and services are available to the property
which are essential to accommodate rural development. Access to the subject
property is offKawaihae Road which has aright-of--way width of 60 feet with
approximately 20 feet wide pavement and Kanehoa Drive with a 50' right-of--way and
20' of pavement. Water is provided by a 6-inch county water line which fronts the
project site. Electrical service is available to the property from Hawaii Electric Light
Co. Inc., and telephone service is available from GTE Hawaiian Tel.
9. The applicants believe the property has no severe geological or topographical
problems which cannot be properly rectified or which would render the land
unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM)
designates the property outside of the 500-year flood plain (Zone X).
Based on the above, the applicants believe the approval of the State Land Use
Boundary Amendment to the Rural District and the Change of Zone from
Agricultural 5-acre, previously Unplanned, to Residential-Agricultural 2-acre
complements the State Land Use District Regulations and is supportive of the State
of Hawaii Plan and the County of Hawaii General Plan.
C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF
THE PROPERTY AND SURROUNDING AREA:
1. The property is a 5.588 acre parcel located on the south side of Kanehoa Drive
approximately one-quarter of a mile south of Kawaihae Road.
2. The property is located six miles east of the ocean.
3. The site is undeveloped and is barren except for a few grasses and weeds, see the
attached plant Gst.
4. Since the site has been previously grazed by cattle, it is expected that no
azchaeological features exist on the property or that it provides a habitat for
endangered plants or azumal species.
5. There is no evidence of historical or cultural features on the parcel, nor did the records
in the Planning Department disclose any significant findings attributable to the subject
property.
6. Common animal species in the area include fieldmice and mongoose. There is no
known or recorded rare or endangered animal or plant life in the area.
7. The topography of the site is fairly level with slopes less than 10%.
8. The average annual rainfall is 20 - 35 inches.
9. The entire Big Island is subject to geologic hazazds, especially lava flows and
earthquakes. The Seismic Probability Rating is 3 on an ascending risk of 1 to 4. Major
damage corresponding to a score of 7 or above on the Modified Mercalli Scale is
possible. The Hazard Zone for Lava is 8 on a descending risk scale of 1 to 9, only a
few percent of this area has been covered by lava in the past 10,000 years.
10. The United States Department of Agriculture Soil Survey identifies the soil type to be
of the Puu Pa Soil series. The Puu Pa series consists ofwell-drained stony very fine
loams that formed in volcanic ash. The soils aze gently sloping and most areas are
extremely stony. They are on uplands at an elevation ranging from 1,000 to 2,500 feet
and receive between 20 to 35 inches of rainfall annually. Their mean soil temperature
is between 69 degrees and 71 degrees. The natural vegetation consists of
bermudagrass, swollen fingergrass, lantana, ilima and cactus. These soils and
Kamakoa, Kawaihae, Waikoloa and Waimea soils are in the same general area. Puu
Pa soils are used for pasture. Puu Pa extremely stony very fine sandy loam, 6 t0 20
slopes (PVD). This soil is found low on the leeward side of Hualalai, Mauna Kea, and
the Kohala Mountains. In a representative profile the surface layer is very dark brown
extremely stony very fine sandy loam about 6 inches thick. The next layer is dark
brown and dark yellowish brown very stony very fine sandy loam about 34 inches
thick. It is underlain by fragmental Aa lava. The reaction is medium acid to slightly
acid in the surface layer and neutral in the substratum. In places the surface layer is
silty loam. Permeability is rapid, runoffis medium and the erosion hazard is moderate.
Roots penetrate to the fragmental Aa lava.
11. According to the Agricultural Lands of Importance to the State of Hawaii (ALISH)
classification system, the property is not classified.
12. The Land Study Bureau Overall Productivity for this area is "E", Very Poor.
13. The Army Corps of Engineer's Flood Insurance Rate Map (FIRM) has designated the
property as Zone X, outside of the 500 year flood plain.
14. The surrounding properties are located in the State's Agricultural District and in the
County's Agricultural 5-acre and 1-acre zones. Kamuela Plantations, A-Sa, is
immediately east of the Kanehoa subdivision and Anekona subdivision, A-Sa, is
immediately west of Kanehoa. The Ouli subdivision, A-la, located to the west of the
site is undeveloped at this time.
15. There is a small parcel that is located within the State Land Use Urban district located
below the subject parcel where an affordable housing project, Ouli Ekahi, is sited.
16. The uses of the property in the immediate area are ruraUresidential in character with
minimal agricultural activities.
17. Twenty-five of the lots within the Kanehoa and Anekona subdivisions have subdivided
through the Condominium Property Regime (CPR) process. In addition other lots
have added residential units through the ohana process. There have been six
properties within the Kanehoa and Anekona Estates subdivisions that have re-
districted to the Rural District and re-zoned to the RA-2a zone as the applicants
propose.
18. A plants list is attached as Exhibit "A".
D. PUBLIC FACILITIES AND SERVICES:
1. The property is located on Kanehoa Drive a private 50' wide right-of--way with 20' of
asphalt paving and grass swales.
2. The site is serviced by Department of Water Supply.
3. Electrical, telephone and cable service are provided to the project site via the
underground utility service of the Kanehoa subdivision.
4. This area is not serviced by a municipal sewer system. All lots in this area dispose of
wastewater through individual wastewater treatment systems. The applicants propose
that any structures built on the new lots would use an individual wastewater treatment
system meeting with the standards and requirements of the State Department of
Health.
5. The nearest police station is located six miles east of the site in Waimea.
6. The neazest fire station is located six miles east of the site in Waimea.
7. The nearest public recreation facility is Waimea Park and Anuenue Playground located
five miles east of the site. Hapuna Beach Pazk is seven miles to the west of the site.
Spencer Beach Park is located six miles west of the site.
8. Public schools (five miles east) and private schools (three miles east) provide
educational services to the area.
E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS:
1. The proposed action does not involve any immediate additional development of the
property. ;
2. The emire property has been graded and utilized for the pasturing of cattle in the past.
3. Further development of the property will help to stabilize the environment by planting
vegetation that will prevent soil erosion by wind and water.
4. No rare or threatened or endangered species are present on the pazcel, nor are there
unique or valuable wildlife habitats.
5. The parcel does not appear prone to flooding and is classified as Zone "X" by the
federal FIltM maps.
6. Any short term generation of noise and dust during construction will be offset by the
long term enhancement to the area in keeping with the chazacter of the surrounding
area and land uses.
7. Noise during the construction period will be mitigated by regulating the time of day of
construction activities.
8. Dust generated during the construction period will be mitigated by standard
construction dust control measures.
9. The proposed action will result in slightly greater density of residential uses and would
thus generate additional noise and air pollution. Such increases would be negligible in
the comext of existing conditions and merit no special mitigation measures.
10. The proposed action is unlikely to adversely affect scenic views. The newly created
lot is within an azea of existing residential and agricultural uses.
11. The proposed action will lead to the addition of one agricultural-residential unit in the
South Kohala area. The magnitude of this addition is not substantial considering the
district population.
12. Because adjacent parcels have land uses and densities similaz to those proposed, there
would be little impact to the character of the neighborhood.
13. Because of the poor quality of soil and the existing use of the property, removing this
parcel from the inventory of available agricultural lands will not impact the agricultural
potential of the State or County of Hawaii.
14. The proposed one additional residential unit would create only negligible new
demands on public facilities and services, all of which could be accommodated with
existing facilities.
I5. The alternative to the proposed action, redistricting the property from the Agricultural
district to the Rural district and changing the zone from A-Sato RA-2a, would be to
utilize the CPR process that 25 of the applicants' neighbors have. This would also
allow the development of the property as requested in this proposal without the benefit
of the County's review for compliance to the subdivision code.
16. In terms of the relationship between short-term use of man's environment and the
maimenance and enhancement of long-term productivity, no short-term exploitation of
resources that would entail negative long-term consequences has been identified for
the proposed action. The construction of one additional residential unit would involve
the irreversible and irretrievable conunitment of only negligible quantities of natural
resowces.
EXHIBIT "A"
PLANTS LIST FOR
TAX MAP KEY (3) 6-2-09:10
KANEHOA SUBDIVISION
OULI, SOUTH KOHALA, ISLAND OF HAWAII, HAWAII
Plants
HAWAIIAN NAME SCIENTIFIC NAME COMMON NAME
Panini Opuntia tuna cactus
Bothriochloa babinodis Buflle grass
Pennisetum sataceum Fountain grass
Dime Sida fallax
Desmodium uncinatum Spanish Clover
Indigofera anil Indigo plant
Cassia mimosoides Partridge pea
Argemone glauca Prickly poppy
Psidium gaujava Yellow Guava
SITE PHOTOGRAPHS
View looking south-east showing the grasslands and neighboring
properties.
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