HomeMy WebLinkAboutPD BACKGROUND REPORT (Amend SMA 286)BPacificaBlAmendsMA286.0dc6.18.21
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
PACIFICA BIG ISLAND, LLC
AMENDMENT TO SPECIAL MANAGEMENT AREA USE PERMIT NO. 286
PACIFICA BIG ISLAND, LLC is requesting a three (3) -year time extension to Condition
No. 2 (Time to Secure Final Plan Approval) of Special Management Area Use Permit No. 286,
which allows the development of 184 units of multiple -family housing and related improvements
on two (2) parcels totaling approximately 24.499 acres of land situated within the Special
Management Area. The subject properties are located on the east (mauka) side of the
Kamehameha III Road-Ali'i Drive intersection, Kahulu'u and Keauhou 1st, North Kona,
Hawai`i, TMK: 7-8-010:078 and 090.
APPLICANT'S REQUEST
1. Request: The applicant is requesting to amend Condition No. 2 of SMA Permit No. 286
to allow for a three (3) year time extension to secure Final Plan Approval for the
proposed multiple -family residential project. Condition No. 2 currently states,
Final Plan Approval PLA -08-000376 issued on March 12, 2008 is null and void. Final
Plan Approval for Phase II, covered by TMK: 7-8-010:078 and 090, consisting of no
more than 184 units, shall be secured from the Planning Department within three years
from the effective date of this amendment in accordance with Section 25-2-70, Chapter
25 (Zoning Code), Hawaii County Code. Plans shall identifyproposed structure(s),
access(es), fire protection measures, landscaping and security fencing for structures
situated less than 75 feetfrom the Kaulana at Kona project identified by TMK:
7-8-010: 092, and parking areas Further, the plans shall reflect the design principles for
building and landscaping set forth in the Comprehensive Design Principles for Keauhou-
Kona. "
2. Reasons for Request: After acquiring the properties in 2014 and amending SMA Permit
No. 286 in 2015, the applicant has worked diligently to develop the project by securing
Final Plan Approval for a 32 -unit multiple -family housing project on parcel 90 & the
Common Area Clubhouse/Recreation Facility on parcel 78 however, after bids for the
development proved too costly, the applicant spent additional time and money to re -think
the technical design of the project (specifically grading and building placement) to reduce
costs. Shortly after an administrative time extension to secure Final Plan Approval was
granted in 2018, the Kilauea eruption suddenly and drastically impacted the housing and
development market. Less than two years after the completion of the eruption and just as
the financing market was beginning to recover, the COVID-19 pandemic hit resulting in
nation and statewide shutdowns, uncertainty in financial markets and drastic increase in
the cost of construction. Despite the preceding, the applicant is still committed to
completing the project and wishes to retain the appropriate land use entitlement (in this
case, the SMA Permit) that would enable it to construct the remaining phases of the
project, which would require the requested time extension.
3. Applicant's Current Tentative Plans: The applicant currently plans to develop Phase II
of the project within the next five years. Phase II consists of no more than 184 multiple -
family housing units within two -and three-story structures on the subject properties
please note, the application inaccurately represents a remaining total of 198 units
entitled). Additional improvements would include 414 parking stalls (10 of which would
be handicapped stalls), an approximately 1,600 square foot clubhouse, swimming pool,
and barbeque or gathering area, landscaping, and on-site infrastructure to support the
project (e.g., roadways and utility lines). Should the extension be granted, Condition No.
3 of the subject SMA Permit requires the applicant to commence construction within one
year of securing Final Plan Approval and complete construction within five years
thereafter.
4. Supportive Information: The applicant has submitted the attached in support of the
request: (Planning Department Exhibit 1 - Special Management Area Amendment
Application dated March 30, 2021 & Planning Department Exhibit 2 - Additional
information via email from Sidney Fuke dated June 17, 2021)
5. Landowner: Pacifica Big Island, LLC.
BACKGROUND INFORMATION
6. August 15, 1989: SMA 286 was approved by the Planning Commission to allow the
development of a 276 -unit multiple -family residential project and related improvements
on an approximately 26 -acre parcel identified as TMK 7- 8-010:078. At the time, the
project was to be developed in two phases with 44 units developed in the first phase and
the balance in the second phase. Parcel 78 was subsequently subdivided into 2 lots
consisting of 20.8 acres and 5.7 acres. The 5.7-acre lot (TMK 7- 8-010:092) covered all of
Phase I, which is the 44-unit project referred to as Kaulana at Kona that was completed in
October 1991.
7. December 2, 2002: The Planning Commission amended SMA 286 by decreasing the
density within Phase 11 by 64 units from 232 to 168 multiple-family units and a time
extension to allow additional time to secure plan approval and construct the project.
8. April 15, 2005: The Planning Commission amended SMA 286 to allow additional time,
until April 15, 2008, for the applicant to secure final plan approval.
9. May 9, 2005: The Planning Commission approved SMA 456 to allow the development
of a 16-unit multiple family residential complex and related improvements on a 3.69-acre
parcel identified as TMK 7-8-010:090.
10. March 12, 2008: The Planning Director issued Final Plan Approval for a 74-unit multi-
family residential development on parcels 78 and 90.
11. March 6, 2015: The Planning Commission amended SMA 286 to include the land area
and density covered by SMA 456 to allow a total of 184 units to be built in Phase I1. The
Planning Commission also revoked SMA 456 upon approval of this amendment.
12. July 23, 2015: Final Plan Approval (PLA-15-001202) for 32 dwelling units in multiple-
family dwellings on parcel 90, was issued by the Planning Department and on June 8,
2017 a one-year administrative time extension was granted until July 22, 2018 to utilize
the Plan Approval. This has since expired.
13. September 8, 2015: Final Plan Approval for the Common Area Clubhouse/Recreation
Facility on parcel 78 was granted, and it expired on September 7, 2017.
14. September 4, 2018: Planning Director grants an administrative time extension to
Condition No. 2 of SMA 286 until March 6, 2021 (Planning Department Exhibit 3 -
Applicant's request for Administrative Time Extension by letter dated March 2,
2018 & Director's response by letter dated September 4, 2018).
15. March 1, 2021: Applicant submitted amendment request by letter, which was
incorporated into and superseded by Mr. Fuke's amended request dated March 23, 2021.
STATE AND COUNTY PLANS
16. State Land Use Designation: Urban.
17. General Plan LUPAG Designation: Medium Density Urban. This designation allows
for village and neighborhood commercial and single-family and multiple -family
residential and related functions (multiple family residential -- up to 35 units per acre).
18. Zoning: Multiple -Family Residential district, minimum land area of 3,000 square feet
per unit (RM -3). RM -3 zoning would allow a maximum of 355 units on the combined
24.499 -acre project site. The maximum building height in the RM district is 45 feet.
19. Kona Community Development Plan (CDP): The subject property is located within the
Kona Urban Area but outside of the Kahulu`u Makai Village Transit Oriented
Development (TOD) area. Kamehameha III Road and Alii Drive fronting the subject
property are designated in the CDP as secondary transit routes.
DESCRIPTION OF THE PROPERTIES AND SURROUNDING AREA
20. Subject Properties: The project area consists of two parcels totaling 24.499 acres in
size. Parcel 78 is 20.813 acres in size and has frontage along Kamehameha 111 Road and
Drive. Parcel 90 is 3.686 acres in size, is located just north of parcel 78, and has
frontage along Kamehameha 111 Road. The topography of the property is sloping with an
elevation gain of about 140 feet between the lowest point along Alii Drive and the
highest point along the northeastern side of the property. There are currently no structures
on the project area.
21. Surrounding Zoning/Land Uses: Properties immediately adjacent to the subject
property are a mix of commercial, multiple, and single family residential and open golf
course. The Country Club Villas condominiums are located across Alii Drive to the
southwest. The Keauhou Shopping Center and other commercial businesses are located
across Kamehameha II1 Road to the northwest. The Kaulana at Kona condominiums,
which were developed as Phase 1 of SMA 286, are located to the south. To the north is
the Keauhou Rehabilitation and Healthcare Center to the east is a portion of the Kona
Country Club golf course.
22. U.S.D.A. Soil Survey: A`a lava flows, which have little to no soil covering.
23. Land Study Bureau Soil Classification System: Existing Urban Development.
4-
24. Agricultural Lands of Importance to the State of Hawaii (ALISH): Unclassified.
25. Flood Zone: Zone "X", an area determined by FEMA to be an area of minimal flood
hazard.
26. Archaeological/Historic/Cultural Resources: In January 2009, an archaeological
assessment (AA) of parcel 78 was completed. The assessment determined that around
2004-2005 the property was extensively altered by bulldozer activity. According to
SHPD records, in 1980 three historic sites consisting of a portion of a historic trail (SIHP
4619), an agricultural complex (SIHP 4633) and two small ahu (SIHP 4634), were
previously documented on the property. No traces of these sites were located during the
2009 assessment due to the extensive bulldozing of the property. In February 2014, a
draft AA for parcel 90 was submitted to SHPD. The report concluded that no historic
sites are present on the property due to extensive bulldozing. Condition No. 13 of the
SMA permit required the applicant to consult with the State Na Ala Hele Trail Program
and/or National Park Services' Ala Kahakai National Trails Program regarding the
appropriateness of incorporating the remnants of a historic trail on the subject site and to
provide a report of this consultation, including the incorporation of such a trail, if
appropriate, to the Planning Department in conjunction with the Plan Approval process.
By letter dated June 23, 2021, the applicant's representative provided the required report
which outlined the consultation with Na Ala Hele and subsequent archaeological review
on the location of trail segments in the project area and recommended treatment
Planning Department Exhibit 4 — June 23, 2021 Letter from Sidney Fuke). In April
2015, the applicant's archeologist submitted an update to the AA for parcel 90, which
found that the trail never extended into parcel 90, but once extended onto a portion of
parcel 78, but was determined to lack significance as the alignment of the trail segment
did not provide meaningful access for cultural practices on the landscape, thus no further
work was recommended. SHPD accepted the AA in October 2015. Finally, according to
the applicant, there is no evidence of traditional native Hawaiian cultural practices
occurring on the property.
27. Flora/Fauna Resources: No formal flora/fauna study was submitted with the application
because the property has previously been bulldozed. Thus, it is unlikely that threatened or
endangered floral or faunal species are present on the property.
28. Public Access: There is no record of a designated public access to the shoreline or
mountain areas that traverses the property. There are several opportunities to access the
shoreline from Kamehameha 111 Road makai of Alii Drive in the Keauhou area.
29. Scenic Resources: The General Plan identifies the view plane from Kamehameha III
Road looking mauka and makai as a natural beauty resource. Due to the topography of
the property and proximity (less than 30 feet) of the buildings to the road, it is possible
the view planes from the road looking south and southwest may be adversely affected by
the proposed development. To mitigate view plane obstructions towards the sea,
Condition 15 of the current permit requires photo simulations and a view plane analysis
to ensure the buildings are setback a sufficient distance from the road.
PUBLIC FACILITIES AND SERVICES
30. Access: Access to the Phase II project site will be from an improved roadway easement
situated on parcel 78. This easement, which consists of a 20-foot-wide paved roadway
within a 50-foot-wide right-of-way, intersects with Kamehameha III Road. This
intersection is signalized. The roadway easement also provides access to the Keauhou
Rehabilitation and Healthcare Center. The project will not have direct access to
Kamehameha III Road. Condition No. 4 of the permit restricts access through Kaulana of
Kona development, which was Phase I of the development approved by SMA 286.
Condition No. 5 of the permit requires pedestrian improvements along the property's
Kamehameha III Road and Alii Drive frontage.
31. Water: According to the Department of Water Supply (DWS), County water is available
to the property via a water agreement dated April 12, 2012 that allocated 40 water units
to parcel 90 and 150 water units to parcel 78. DWS further requests that the applicant
submit detailed water usage calculations for the proposed project, prepared by a
professional engineer licensed in the State of Hawaii, for review and approval. The
water usage calculations should include the estimated peak flow in gallons per minute
GPM), and the total estimated maximum daily water usage in gallons per day, including
any irrigation/ landscaping/non- potable use. The applicant plans to use xeriscape
landscaping to minimize the need for non -potable water.
32. Wastewater: Wastewater will be disposed of into a private sewer system and treated at
the He`eia Wastewater Treatment Plant.
33. Solid Waste: Solid waste generated by this development will be disposed of at the
County landfill.
34. Other Essential Utilities/Services: All essential utilities and services are available to the
project site.
AGENCIES' COMMENTS
35. Department of Water Supply: (Planning Department Exhibit 5 - May 20, 2021
memo)
36. State Department of Health: (Planning Department Exhibit 6 - May 10, 2021 memo)
37. Department of Land and Natural Resources (DLNR) — Engineering Division:
Planning Department Exhibit 7 — May 14, 2021 memo)
38. Department of Land and Natural Resources (DLNR) — Commission on Water
Resources Management: (Planning Department. Exhibit 8 — May 19, 2021 memo)
AGENCIES -NO COMMENT/CONCERNS
39. Department of Public Works, Department of Environmental Management, Police
Department, Fire Department, State Office of Planning, DLNR-Land Division
AGENCIES- NO RESPONSE
40. Office of Housing and Community Development
APPLICANT'S RESPONSE TO AGENCY COMMENTS
41. Planning Department Exhibit 9: June 18, 2021 letter from Sidney Fuke to Planning
Department
PUBLIC COMMENTS
42. Planning Department Exhibit 10: June 22, 2021 Email from John Powell in
opposition.
COH PLANNIki
MAR 202021 e a_
SPECIAL MANAGEMENT AREA (SMA)
USE PERMIT APPLICATION
PROPOSED MULTIPLE FAMILY
RESIDENTIALPROJECT
APPLICANT - PACIFICA BIG ISLAND,
LLC
KEAUHOU 1ST, NORTH KONA, HAWAI'I
TMK: (3) 7-8-010: 078 & 090
Prepared For:
Pacifica Big Island, LLC
Prepared By:
Sidney M. Fuke, Planning Consultant
March 2021
Planning Dept.
Exhibit I
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SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
Type or legibly print the requested information)
APPLICANT: Pacifica Big Isllnd, LLC')
NY 66JUL-rAPPLICANT'S SIGNATURE:
ADDRESS: 1775 Hancock Strut, Suite San Diego, CA 92110
DATE: 04/21
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Deepak brans
PHONE:(Bus. 611- /11- 1GA0
LANDOWNER(S): Pacifica Big
LANDOWNER SIGNATURE(S):
LANDOWNER(S) ADDRESS: 17
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Street, Suite 200 San Diego, CA 92110
REQUEST: Proposed 198 unit Multiple -Family Residential Project and related facilities
TAX MAP KEY: 7-8-010: 078 and 090 ZONING: RM -3
SIZE OF PROPERTY OR AFFECTED AREA(S): 20.813 acres and 3.686 acres (24.499 acres)
AGENT- Sidney Fuke, Planning Consultant
ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 9672
TELEPHONE:(Bus.) 969-1522 Res.) (Fax)
Pleece indicate to whom original correspondence and copies should be sent.
ORIGINAL: Sidney Fuke COPIES: Pacifica Big Island, LLC
SPECIAL MANAGEMENT AREA USE PERMIT REQUEST
PACIFICA BIG ISLAND, LLC
TMK: 7-8-010: 078 and 090
1. INTRODUCTION AND PERMITTING HISTORY
This section provides a brief permitting history relating to a proposed
development of a multiple -family residential development of properties identified
by TMK: 7-8-010: 078 and 090.
Two (2) SMA permits were approved for the development of 228 multiple -family
residential units on two (2) contiguous parcels situated in Keauhou, North Kona,
Hawaii and identified by TMK: 7-8-010: 078 and 090.
SMA 286 (TMK: 7-8-010: 078), approved in August 1989 and
amended in December 2002, allowed the development of a 212 -unit
multiple -family residential project and related improvements with a
construction completion requirement of March 12, 2014.
SMA 456 (TMK: 7-8-010: 090), approved in April 2005, allowed the
development of a 16 -unit multiple -family residential project and
related improvements on the adjoining parcel.
Although SMA 456 did not have a condition relating to the commencement or
completion of the project, because those properties were (and still are) commonly
owned and to be developed as one, Final Plan Approval encompassing both
properties was approved on March 12, 2008 for a 74 -unit multiple -family
residential project and related improvements. The March 12, 2014 completion
deadline stipulated by SMA 286 became applicable.
Inasmuch as this completion condition could not be met and both projects were
being developed as one, the owner/applicant (Pacifica Big Island LLC) applied
for the following requests, which were approved by the Leeward Planning
Commission ("Commission") on February 19, 2015:
Revocation of SMA 456 (Exhibit A); and
Amendment to SMA 286 (Exhibit B) by
o including the land area (TMK: 7-8-010: 090) with 16 multiple -
family residential units covered by SMA 456;
o stipulating or making clear that the total number of units,
exclusive of the already developed 44 -units in Phase I, be capped
at 168 units plus an additional 30 units for a total of 198 units
within the area covered by SMA 456; and
o per Condition 2 requiring that Plan Approval be secured within 3
years of the date of the approval letter (March 6, 2015) and per
Condition 3 commencing construction within a year of receipt of
Final Plan Approval and completing the project within 5 years
thereafter.
The applicant subsequently requested and on September 4, 2018, received an
administrative time extension to March 6, 2021 to comply with Condition 2
receipt of Plan Approval). (Exhibit C)
In a letter to the Planning Director, dated November 16, 2020, the applicant
requested an extension to March 6, 2024. (Exhibit D) In a letter, dated February
11, 2021, the Planning Department referencing a December 15, 2020 email from
the applicant, informed the applicant that the extension request had to be acted
upon by the Commission. (Exhibit E) Pursuant to that letter, the applicant
submitted such a request in a letter, dated March 1, 2021 with the requisite
number of copies and filing fee. (Exhibit F)
II. NATURE OF REQUEST
The applicant's objective is essentially to retain the appropriate land use
entitlement (in this case, the SMA Permit) that would enable it to construct the
remaining phases of the project This could be achieved through the
Commission's approval of a time extension of SMA 286 with appropriately
refreshed" or " updated" conditions or the issuance of a new SMA Permit. That
was covered by the applicant's time extension request of March 1, 2021.
However, in the event either the Planning Department or Commission determine
that a new SMA Permit should be entertained, the applicant has elected to submit
this request. In the end, it will defer the processing route (i.e., extension or new
application) to the Planning Department and/or Commission.
Notwithstanding the March 1 submittal, this report will cover items required as
though this were a brand new application as well as the extension request.
III. PROJECT LOCATION
The subject area consists of two (2) parcels identified by TMK: 7-8-010: 078 and
090. Parcel 078 consists of 20.813 acres, while the adjoining 3.686 parcel is
identified as Parcel 090 for a combined area of 24.499 acres.
They are situated along the east side of Kamehameha III Road, immediately
adjacent and makai (southwest) of the Keauhou Rehabilitation and Healthcare
Center and then up to southern corner of the intersection of Ali' i Highway and
Kamehameha III Road. The Keauhou Shopping Center is located generally to the
west, while the 44 -unit Kaulana at Kona multiple -family project is located to the
south fronting Kaulana Road. Please note that the 44 -unit Kaulana project was
developed as Phase I of SMA 286. (Figures 1 & 2)
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IV. PROJECT DESCRIPTION
As noted earlier, the subject properties were covered originally by two (2) SMA
permits (SMA 286 and SMA 456). The project covered under SMA 286 was
originally approved for 276 multiple -family units within several two (2) and three
3) story structures. They were to be developed in two phases. Phase I,
consisting of 44 units, has already been developed. Based on a December 2002
amendment, the remaining number of units within Phase II was reduced from 232
to 168 units. Like Phase I, the units would be situated within several two (2) and
three (3) story structures.
The project approved in April 2005 under SMA 456 allowed the development of
16 multiple -family units, also housed in several two (2) and three (3) story
structures. When the permits were consolidated into one on February 2015, the
number of units within this 3.69 acre area was increased from 16 to 30 units.
In sum, SMA 286 allowed a total of 276 units (44 + 232), while SMA 456
allowed 16 units for a combined total of 292 units. Based on the existing
entitlements, however, the combined total would be 242 units (44 + 168 + 30), a
reduction of 50 units. Given that 44 units have already been constructed, the
remaining number of units to be constructed over both properties is now 198.
The general design concept then and now for both projects is quite similar —
multiple family units housed in several two (2) and three (3) story structures. The
applicant intends to maintain that concept, as depicted in the preliminary site plan.
Figure 3).
Within the 3.69 acre area, the tentative plan reflects the one (1) 8-plex and two (2)
12-plex structures for a total of 30 units. (Figures 4 and 5) That would average
about 5,000+ square feet of land per unit, which is considerably less dense than
the site's RM -3 or one unit for every 3,000 square feet density.
The remaining 168 units would be tentatively housed in seven (7) 21-plex
structures on the remaining 20+ acre area. (Figure 6) That would average over
6,000 square feet of land per unit, again, more than 1/2 of the allowable RM -3
density.
The additional improvements would include:
414 parking stalls, of which ten (10) would be handicapped. This would
nearly double the minimum requirement of 224 stalls.
A 1,600+/- square foot clubhouse (Figure 7), swimming pool, and
barbeque or gathering area.
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Landscaping and on-site infrastructure to support the project, such as road
and utility lines.
It should be emphasized that the plans submitted herein are conceptual and may
be modified to accommodate financing, market, topographic, and unforeseen site
related development issues.
V. ARCHAEOLOGICAL/CULTURAL CONSIDERATIONS
Haun and Associates prepared an Archaeological Assessment for TMK: 7-8-010:
078, the area covered by SMA 286. In a letter, dated February 24, 2009, the State
Historic Preservation Division ("SHPD") approved the Assessment. In so doing,
it concurred that the `project area has been extensively altered by bulldozer
activity, which occurred approximately 4-5 years ago. No historic properties
were identified during the current survey." (Exhibit G) Please note that although
the report is not included in this report, a copy will be provided to the Planning
Department.
Relative to Parcel 90, the area covered by SMA 456, an updated Archaeological
Assessment was prepared in May 2015 by Haun and Associates. The Assessment
did not identify any historic properties. However, in a letter, dated August 13,
2015, SHPD requested more research be done regarding the possibility of a
remnant trail within the site. (Exhibit H)
The research was done, and a revised report was submitted. In in its letter, dated
October 30, 2015, SHPD noted that the "revised AA report indicates that the hail
alignment was not identified in either Parcel 090 during the current survey or the
adjacent Parcel 08 in prior surveys." SHPD thus accepted the report. (Exhibit
I) Again, like the Archaeological Assessment for parcel 078, a full copy of the
report regarding parcel 090 will be provided separately to the Planning
Department.
In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa 'akai 0
Ka'Aina decisions, the cultural issue relative to native Hawaiian gathering and
fishing rights must be addressed. Specifically, there must be a discussion of the
cultural, historical, and natural resources and associated tradition and customary
practices of this site.
In this situation, although the subject site is near the ocean, it does not front the
shoreline. While there appeared to be trail segments on the site, they have since
been destroyed and not in use. As such, gathering of marine life and coastal
access through the subject site should not be an issue.
The applicant neither recalls seeing any native Hawaiians using the subject area in
the recent past for the gathering of plants nor learning of any information to that
effect from area residents. In the unlikely event that legitimate gathering claims
4
are made by native Hawaiians, the applicant intends to respect and honor such
claims and provide the needed access within the site.
Based on the above, it does not appear that the project would have any potential
adverse impact relative to the cultural and historical resources of the area.
VI. INFRASTRUCTURAL CONSIDERATIONS
A. Road
Access to the revised Phase II of this project will be from an improved
roadway easement situated on one the subject parcels (TMK: 7-8-010: 078).
This easement, which consists of a 20 -foot wide paved roadway within a 50 -
foot wide right-of-way, intersects with Kamehameha III Road. It also serves
as access to the Keauhou Rehabilitation and Healthcare Center via an existing
improved roadway easement. The intersection is signalized. The project will
not have any direct access to Kamehameha III Road.
The applicant will continue to honor the Memorandum of Agreement,
Declaration of Restrictive Covenant, and release of Reserved Rights by the
previous landowner. Said restriction stipulated that Phase II not take its
access to Kaulana Street through Phase I — Kaulana at Kona and is reflected in
Condition 5. The plans submitted herein reflect the project's access from
Kamehameha IB Road.
Furthermore, the condition (Condition 6) relating to making pedestrian
improvements fronting the project area along Kamehameha III Road and Ali i
Drive will also be complied with by the applicant.
B. Water
County water can be made available from an existing 8 -inch line along
Kamehameha IU road. A Water Agreement was consummated between the
former landowner (Kamehameha Schools -Bishop Estate and Kamehameha
Investment Corporation) and the County Board of Water Supply on April 12,
2012. This Agreement resulted in the assignment and/or availability of 291
equivalent water units for the development of Parcel 10 (TMK: 7-8-010: 078).
C. Wastewater, Solid Waste and Drainage
Wastewater will be disposed off in the Keauhou-Kona sewer system, which
includes the private He eia Wastewater Treatment Plant. The plant has
sufficient capacity to accommodate the project's wastewater requirement.
5
Solid waste will be collected by commercial haulers and disposed off at the
County landfill at Pu uanahulu. The landfill has capacity to accommodate the
disposal needs of this project.
The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates
the area of the proposed development to be in Zone X (areas outside of 500 -
year flood). There are no identifiable drainage ways through the site.
Accordingly, the site has not and should not be subject to flooding.
As there will be an added level of impervious surface resulting from the
proposed parking area and new structure, there may be an issue relating to
potential increased run-off. In that event, a drywell or similar type of
accommodations will be implemented, subject to the review and approval of
the Department of Public Works. The depth of this drywell - if needed - will
be of sufficient depth to avoid potentially high groundwater table.
VII. OTHER CONSIDERATIONS
A. Soil/Topography
Being within a heavily urbanized area, the Land Study Bureau Overall Master
Productivity Rating does not have any classification for this site. Likewise,
the site is not classified under the Agriculture Lands of Importance to the
State of Hawaii (ALISH) classification system. Thus, the State's
classification system does not recognize this site as being agriculturally
significant.
Under the U.S.D.A Soil classification system, the site is classified rL, V, A'a
and Pahoehoe lava flows. As such, the classifications suggest little or
practically no soil covering.
B. Design and Visual
The project should not affect coastal views from any public highway. The site
is situated mauka of Alii Drive, one of two public highways in this area.
Because the site is situated south of the Kamehameha III Road, ocean views
while traveling makai should not be significantly affected.
Relative to surrounding properties and in deference to existing residential uses
and a golf course, however, certain design related conditions were made a part
of the amended SMA 286. These included Condition 2 relating to a security
fencing from the Kaulana at Kona project and conformity to its design
principles; and Conditions 15, 16, and 17 relating to setback and view plane.
It should be noted that some of these conditions were a result of the meetings
between the Kaulana at Kona Homeowners Association and applicant's
6
architect and planning consultant. A copy of the minutes of this meeting of
January 30, 2015 is found in Exhibit J.
The plans that were submitted and received Plan Approval on July 23, 2015
reflect the pertinent conditions. (Exhibit K)
C. Flora/Fauna
The subject site is sparsely vegetated. The existing vegetation in this area is
quite typical of low, dry land areas As such, there are sprinklings of koa
haole, christmas berry, exotic weeds and grasses — such as fountain grass.
This is confirmed by the archaeological assessment performed by Haun and
Associates. None of these are threatened or endangered plant species.
Although there was no professional survey conducted of the faunal
resources of the site, the applicant does not believe that rare or endangered
faunal resources are likely to be found within or proximate to the subject site.
The site is not only within an urban area, but also in fact fully developed.
Introduced bird species ( such as dove, Japanese White -eye, house finch,
myna) are common in this area. Domestic animals such as cats and dogs, and
other animals like rats and mongoose are also common. These are all
common and not endangered.
As such, it is unlikely that the development of the subject property would
cause any adverse faunal impacts.
D. Air Quality/Noise
The existing background ambient noise levels are associated with the wind,
foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn.
Manmade noise in this area, however, is heavily influenced by traffic along
Ali'i Highway and the King Kamehameha III Road. Although this project
will introduce additional vehicular traffic to this area, it will be very
insignificant due to its residential versus commercial aspects. Thus, any
traffic increase should result in a noise increase of less than 55 Ldn, which is
within acceptable levels within an urban environment.
The short-term noise impacts will be associated with the construction of the
project. These will be temporary. Further, all applicable State rules governing
construction noise abatement will be observed. The applicant also intends to
not allow noise -generating construction activity to occur during the weekends
and early morning and late evening hours.
7
The proposed development should not generate any direct air quality impacts.
As the project itself is not expected to have uses that generate adverse air
pollutants, the only discernible air quality impact would be associated with
vehicular traffic to and from the site. While the added traffic will have an
impact to the ambient air quality, the impact should not be significant. This is
due in part to the higher EPA standards for automobile air emissions and the
prevailing trade winds.
All the required parking area within the project site will be paved with an all-
weather, dust free surface. Additional landscaping, if required as part of the
Plan Approval process, will be implemented. As such, except for minimal
construction dust in the beginning, long term dust generated by the project
should be Significant.
E. Coastal Hazard
As the site is situated above of the 200 -foot elevation level and over 300 feet
from the ocean it should not affect or be affected by shoreline processes and
not be vulnerable to normal coastal high water.
VIII. RELATIONSHIP TO SMA POLICIES AND OBJECTIVES
A. Recreational Resources
The proposed improvements should not have any adverse impact to the
recreational resources of the area. The property is not a coastal property, and
there are intervening privately owned properties between the project site and
the ocean.
Furthermore, the project's frontage along King Kamehameha HI Road and
Ali'i Highway will be improved with curb, gutter, and sidewalk. These
improvements should make it more inviting and safer for pedestrians who
may be traveling to the shoreline in this area Conflicts between pedestrians
and vehicles should be minimized, thus enhancing rather than diminishing the
recreational activities in the area.
B. Historical and Cultural Resources
As confirmed by the archaeological assessments conducted of the subject site
and subsequently approved by the SHPD, the historic or cultural resources of
the site would not be affected, as none deemed worthy of preservation and/or
protection has been found to date. During the construction of any
improvements of the project, however, appropriate archaeological protective
protocols will be adhered to. These include the cessation of all activities and
consultation with the State SHPD in the event inadvertent discoveries are
made.
8
C. Scenic and Open Space Resources
As noted earlier, the coastal view plane is not readily visible from King
Kamehameha III Road, as the site is situated south of the Road. Further, as
the site is situated mauka of Ali'i Highway, the public view from that
Highway should not be impeded. As such, although this project will have
little, if any visual coastal view plane impacts.
D. Coastal Ecosystem
The proposed improvements should not generate any adverse impacts to the
area's coastal ecosystem. Although the structures may increase the volume of
rainwater, they will be directed into existing or new drywells on-site and away
from the ocean. Further, the site is situated over 500 feet from the shoreline,
and any direct interaction between the proposed improvements and the coastal
water should be barely existent, if at all.
Then, too, there already is a sewer line that fronts Alii Drive. This line wi11
be utilized to accommodate all of the project's wastewater demand.
E. Economic Uses
With the long-standing melting global economies and global Securities due
in part to the threat of terrorism and health concerns (such as SARS, Ebola
and now COVID-19 and its variants), it should be heartening to still find
businesses willing to invest and develop zoned properties. The community, in
its Kona Community Development Plan, expressed a desire to allow
developments in certain areas, like the subject site. Should this project be
built, it will transform a vacant area into a residential community that can only
help create a more vibrant Keauhou community.
Furthermore, in this situation, the applicant is willing to develop the project
consistent with zoning and other regulatory requirements. In so doing, it
should directly and indirectly generate over 50 short-term, full and part-time
employment in the construction and construction -related industries. New
moneys will be circulated within the community. Because of its location
within Keauhou and its pedestrian -friendly improvements, the project should
encourage homeowners and visitors to walk to nearby retailers, thus further
promoting the circulation of new moneys within the community.
Upon its completion, this planned multiple -family residential complex should
generate at least ten (10) indirect and direct full and part tim jobs. Through
its marketing program, this project should also help other related industries
and Kona in general.
9
F. Coastal Hazards
Although the site is designated "X" on the Flood Insurance Rate map, it still
falls within the Civil Defense Tsunami Evacuation Zone. Although there will
be habitable units within theproject, with the advance early warning systems,
there should be adequate provisions to address impacts from tsunami (with the
exception of locally generated tsunamis).
As the site is not located adjacent to the shoreline and over 500 feet away,
normal winter storm waters should not be an issue for this project.
G. Managing Development
While this function is more applicable to the "authority" or approving
agencies, the request is intended to operate within the confines of the existing
Zoning Code. The subject site is zoned RM -3, and the requested uses and
design/development parameters (parking, height, setback, etc.) would be
consistent with said zoning. In that regard, this project would be consistent
with the policy of "us(ing), implement(mg), and enforc(ing) existing law
effectively to the maximum extent possible in managing present and future
coastal zone management."
H. Public Participation
There is a statewide public advisory body called Marine and Coastal Zone
Management Advisory Group (MACZMAG) that has the task, among other
matters, of advising the lead agency (Office of State Plan) on coastal
management issues. This includes a direct or indirect review of certain
requests that may have statewide coastal zone management implications.
Public participation in the review of the permitting process is also achieved
through the posting of a sign, as well as the use of sending notices to
surrounding property owners of the submittal of an SMA application and
another separate notice informing said owners of the date of the Planning
Commission's required public hearing as well as the rights to request for
participation via a contested case hearing.
I. Beach Protection
The subject property is not a coastal property and over 300 feet from the
shoreline. As such, the policies and objectives relating to this matter do not
apply.
J. Marine Resources
Mitigating measures will be taken during the construction and post -
construction period of this project. Erosion control measures meeting with the
l0
requirements of the State Department of Health and County Department of
Public Works will be developed and implemented, particularly during the
construction period. Drywells, if needed, meeting with the Underground
Injection Control (UIC) requirements of the State Department of Health will
be used to help address potential impacts from surface runoff after the project
is completed. Then, too, the project's drainage will be directed to the
landscaped areas to further minimize the velocity and volume of surface
runoff going into drywells.
Based on the foregoing, it is concluded that the proposed improvements are
consistent with the objectives, policies and guidelines of the Special Management
Area Rules and Regulations. Specifically:
A. The proposed project will not have any substantial, adverse environmental
or ecological effect. Any effect that may result will be minimized to the
extent practicable and is clearly outweighed by public health, safety and
welfare, and other compelling public interest.
Further, it will not generate any adverse effects by themselves or in
conjunction with other individual developments, the potential cumulative
impacts of which would result in a substantial adverse environmental or
ecological effect and the elimination of planning options. Appropriate
mitigating measures will be taken to address any potential adverse impacts of
this project.
B. The proposed uses - as discussed earlier - are consistent with the objectives,
policies, and guidelines of the SMA Rules and Regulations; and
A. The proposed uses are consistent with the County General Plan, Kona
Community Development Plan, and the County Zoning Code. All those
documents earmark the subject site for multiple-family residential uses. The
requested multiple-family residential uses would be consistent with the RM-3
designation. No zoning amendment is required to effectuate this request.
IX. JUSTIFICATION OF TIME EXTENSION REQUEST
In the event the Planning Department and/or Commission opt to process this
request as a time extension, this section attempts to justify the extension pursuant
to the guidelines outlined in SMA 286.
1. The non-performance is the result of conditions that could not have been
foreseen or are beyond the control of the applicant, successors or assigns, and
that are not the result of their fault or negligence.
11
The applicant's inability to perform within the stipulated period was a result
of conditions that could not have been foreseen or were beyond the control of
the applicant and not attributable to the applicant's negligence.
The applicant secured full control of the properties during the latter part of
2014, and promptly filed for the time extension and SMA permits
consolidation request. Since the extension granted by the Commission in
2015, the applicant has fulfilled its archaeological protocols and submitted
plans for and received Plan Approval on July 23, 2015 for 32 units and on
September 8, 2015, the clubhouse. (See Exhibit K). While a building permit
was issued for the 32 units, the permit was never implemented and is thus
void.
As noted in its extension request of March 1, 2021 (Exhibit F), the applicant
noted that it spent time and money to see how the project could better address
the site challenges in the hopes of reducing the construction cost. It also noted
the economic slowdown due to the Kilauea eruption, fmancing market, and
the COVID-19 pandemic.
The applicant has every intention to completing the project, hopefully within
the next five (5) years. Further, this need for additional time is not
necessarily attributable to the applicant's "negligence."
2. Granting of the time extension would not be contrary to the General Plan or
Zoning Code.
Since the subject site was zoned for multiple -family residential uses (RM -3),
there have been no amendments to the General Plan affecting the subject
property or immediately surrounding area. The General Plan Land Use
Pattern Allocation Guide Map is still Medium Density. Further, all
improvements consistent with the prevailing Zoning Code standards, such as
setback, height, parking, and landscaping will be complied with.
Likewise, since the SMA permit was issued, there have been no significant
changes to the criteria or guidelines for issuance of a SMA permit. The only
possible exception may be the archaeological and cultural issue, which has
been addressed earlier. The reasons for issuance of the SMA 286 affecting the
subject properties, as evidenced in Exhibit B, are still applicable.
3. Granting of the time extension would not be contrary to the original reasons
for granting of this permit.
In approving the amended SMA permit, the Commission discussed the
project's relationship to the General Plan, zoning ordinance, SMA guidelines,
and other policies of the State and County. It then concluded that the
12
proposed amendment (time extension) "is consistent with the objectives and
policies of Chapter 205A, HRS." (See Exhibit B)
The applicant maintains that based on the information provided in this report,
the proposed development in its entirety will not "have a substanrive adverse
impact on the surrounding area, nor will its approval be contrary to the
objectives and policies of Chapter 205-A, HRS, relating to Coastal Zone
Management and Rule 9 of the Planning Commission relating to the Special
Management Area."
Thus, the reasons for the approval of the initial and amended SMA permit are
still valid today. Accordingly, approval of this requested extension or new
permit would not be inconsistent with the reasons for approving the initial
SMA permit(s).
13
County of Hawaii
LEEWARD PLANNING COMMISSION
Aupuni Center • 101 Pauahi Street Suite 3 • Hilo, Hawaii 96720
Phone (S08) 961-8288 • Fax(808) 961-8742
MAR 0 6 2015
Mr. Sidney M. Fuke
Planning Consultant
100 Pauahi Street, Suite 212
Hilo, HI 96720
Dear Mr. Fuke:
Special Management Area Use Permit No. SMA 456
Applicant: Pacifica Big Island, LLC
Request: Revocation of Special Management Area Use Permit No. 456
Tax Map Key: 7- 8-010:090
The Leeward Planning Commission, at its duly held public hearing on February 19, 2015, considered the
above -referenced request for the revocation of Special Management Area (SMA) Use Permit No. 456.
Originally, SMA Use Permit No. 456 allowed the development of a 16 -unit multiple family residential
complex and related improvements on 3.686 acres of land. The project site is situated on the southeast
side of Kamehameha HI Road, immediately adjacent to and makai of the Keauhou Rehabilitation and
Healthcare Center, Kahulu`u and Keauhou 11', North Kona, Hawai`i.
The Commission voted to approve the revocation of Special Management Area Use Permit No. 456 as
requested by the applicant. Thus, the permit is hereby revoked.
Should you have any questions, please contact Maija Jackson of the Planning Department at 961-8159.
Sincerely,
y1
Brandi K. Beaudet, Chairman
Leeward Planning Commission
LPacificabigislandrevokeSMA4561pc
cc: Pacifica Big Island, LLC
Department of Public Works
Department of Water Supply
County Real Property Tax Division - Hilo
Department of Land & Natural Resources - HPD
Department of Transportation -Highways, Honolulu
Mr. Gilbert Bailado
Hawaii County is an Equal Opportunity Provider and Employer
EXHIBIT A
County of Hawaii
LEEWARD PLANNING COMMISSION
Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720
Phone (808) 961-8288 • Fax (808) 961-8742
MAR 0 6 2015
Mr. Sidney M Fuke
Planning Consultant
100 Pauahi Street, Suite 212
Hilo, HI 96720
Dear Mr. Fuke:
Amendment to Special Management Area Use Ninth No. SMA 286
Request: Amend SMA 286 Which Allowed the Development of a 212 -Unit Multiple
Family Residential Project by Including the Land Area and Density Permitted by
SMA 456 for a Total of 228 Units on 24.5 Acres of Land
Applicant: Pacifica Big Island, LLC
Tax Map Key: 7-8-010:078 & 090
The Leeward Planning Commission, at its duly held public hearing on February 19, 2015, voted
to approve the above -referenced request to amend Special Management Area (SMA) Use Permit
No. 286 to increase the residential unit density by 16 units to maximum unit count of 184 units
for the remaining phases, increase the land area to include TMK: 7-8-010:90, and a time
extension to complete construction of the development. The project site is situated on the east
mauka) side of the Kamehameha III Road-Ali`i Drive intersection, Kahuluu and Keauhou 1",
North Kona, Hawai`i.
Approval of this permit is subject to the following conditions:
1. The applicant, its successor or assigns shall be responsible for complying with all
of the stated conditions of approval.
2. Final Plan Approval PLA -08-000376 issued on March 12, 2008 is null and void.
Final Plan Approval for Phase II, covered by TMK: 7-8-010:078 and 090,
consisting of no more than 184 units, shall be secured from the Planning
Department within three years from the effective date of this amendment in
accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County
Code. Plans shall identify proposed structure(s), access(es), fire protection
measures, landscaping and security fencing for structures situated less than 75
Hawaii County is an Equal Opportunity Provider and Employer
EXHIBIT B
Mr. Sidney M. Fuke
Planning Consultant
Page 2
feet from the Kaulana at Kona project identified by TMK: 7-8-010:092, and
parking areas. Further, the plans shall reflect the design principles for building
and landscaping set forth in the Comprehensive Design Principles for Keauhou-
Kona.
3. Construction, which includes site work, for Phase II shall commence within one
year from the date of receipt of Final Plan Approval for the revised Phase II as
described in Condition 2 and be completed within five years thereafter.
4. The applicant shall submit detailed water usage calculations for the Phase II
development, prepared by a professional engineer licensed in the State of Hawai `i,
to the Department of Water Supply within 180 days from the effective date of this
amendment.
5. Access(es) to the proposed development shall meet with the approval of the
Department of Public Works, provided however, that in no event shall the Phase II
development take access to Kaluna Street through Phase I — Kaulana at Kona.
6. The applicant shall provide full improvements to the entire frontage along
Kamehameha III Road and along the property's frontage with Alii Highway
between Kamehameha III Road and Kaluna Street consisting of, but not limited
to, pavement widening with concrete curb, gutter and sidewalk, drainage
improvements, and any relocation of utilities; meeting with the approval of the
Department of Public Works prior to issuance of the certificate of occupancy for
the proposed units. Install street lights, signs and markings meeting with the
approval of the Department of Public Works, Traffic Division. The applicant
shall construct all improvements to dedicable standards and dedicate to the
County. Said improvements may be deferred until required by the Department of
Public Works; provided, however, that a bond or equivalent surety to assure its
construction shall be posted with the County.
All development -generated runoff shall be disposed of on-site and shall not be
directed toward any adjacent properties.
A drainage study shall be prepared by a licensed civil engineer and submitted to
the Department of Public Works prior to the issuance of Final Plan Approval.
The drainage improvements shall be constructed, meeting with the approval of the
Department of Public Works, prior to receipt of a Certificate of Occupancy.
Mr. Sidney M. Fuke
Planning Consultant
Page 3
9. Comply with Chapter 11-55, Water Pollution Control, Hawaii Administrative
Rules, Department of Health, which requires an NPDES permit for certain
construction activity.
10. During construction, measures shall be taken to minimize the potential of both
fugitive dust and runoff sedimentation. Such measures shall be in compliance
with Department of Health regulations and construction industry standards and
practices utilized during construction projects of the State of Hawaii.
11. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment
Control of the Hawaii County Code.
12. A Solid Waste Management Plan shall be submitted to the Department of
Environmental Management for review and approval prior to the issuance of Final
Plan Approval.
13. The applicant shall consult with the staff of the State's Na Ala Hele Trail Program
and/or National Park Services' Ala Kahakai National Trails Program regarding
the appropriateness of incorporating the remnants of a historic trail on the subject
site and shall provide a report of this consultation, including the incorporation of
such a trail, if appropriate, to the Planning Department in conjunction with the
Plan Approval process.
14. Should any unidentified sites or remains such as artifacts, shell, bone, or charcoal
deposits, human burials, rock or coral alignments pavings or walls be
encountered, work in the affected area shall cease and the DLNR- State Historic
Preservation Division immediately notified. Subsequent work within the affected
area shall not proceed until clearance is obtained from the DLNR- State Historic
Preservation Division.
15. All buildings shall be setback a sufficient distance from the property line fronting
Kamehameha IF Road so that the buildings do not substantially interfere with or
detract from the line of sight toward the sea from the road. The applicant shall
provide photo simulations and a view plane analysis with plans for Final Plan
Approval showing view planes towards the sea from the road, particularly looking
south and southwest, with the proposed buildings.
Mr. Sidney M. Fuke
Planning Consultant
Page 4
16. Unless a lesser setback is approved by the Planning Director, all proposed
buildings and activity areas (i.e. swimming pools, tennis courts, etc.) shall observe
a minimum setback of 200 feet from the center line from the golf course fairway.
If deemed necessary, additional setbacks or other mitigating measures, such as
additional landscaping along certain portions of the golf course boundaries, may
be imposed at the time of plan approval review.
17. The highest point of any building that is constructed in the area designated as
Area "A" on the diagram, which is attached hereto as Exhibit "A" and
incorporated herein by this reference, shall not exceed the elevation above mean
sea level of the finished ground floor level of Building I of the Kaulana at Kona,
Phase I, which building is located as shown on the attached Exhibit "A". The
highest point of any building that is constructed in the area designated as Area "B"
on the diagram, which is attached hereto as Exhibit "A" and incorporated by this
reference, shall not exceed the elevation above mean sea level of the finished floor
for the pool deck area of the Kaulana at Kona, Phase I which pool deck is located
as shown on the attached Exhibit "A".
18. Comply with all other applicable County, State and Federal laws, rules,
regulations and requirements.
19. An annual progress report shall be submitted to the Planning Director prior to the
anniversary date of this amendment. The report shall include, but not be limited
to, the status of the development and to what extent the conditions of approval are
being complied with. This condition shall remain in effect until all of the
conditions of approval have been complied with and the Planning Director
acknowledges that further reports are not required.
20. An initial extension of time for the performance of conditions within this
amended permit maybe granted by the Planning Director upon the following
circumstances:
A. The non-performance is the result of conditions that could not have been
foreseen or are beyond the control of the applicant, successors or assigns,
and that are not the result of their fault or negligence.
B. Granting of the time extension would not be contrary to the General Plan
or Zoning Code.
Mr. Sidney M. Fulce
Planning Consultant
Page 5
C. Granting of the time extension would not be contrary to the original
reasons for the granting of this permit.
D. The time extension granted shall be for a period not to exceed the period
originally granted for performance (i.e., a condition to be performed within
one year may be extended for up to one additional year).
If the applicant should require an additional extension of time, the Planning Department
shall submit the applicants request to the Planning Commission for appropriate action.
Should any of the foregoing conditions not be met or substantially complied with in a
timely fashion, the Planning Director may initiate procedures to revoke the permit.
Note: Ramseyer version available upon request.]
This approval does not, however, sanction the specific plans submitted with the application as
they may be subject to change given specific code and regulatory requirements of the affected
agencies
Approval of this permit is based on the reasons given in the attached Findings Report.
Should you have any questions, please contact Maija Jackson of the Planning Department at
961-8159.
Sincerely,
Brandi K. Beaudet, Chairman
Leeward Planning Commission
LPacificabigisiand Amend SMA286Ipc
Enclosure: PC Findings Report
cc: Pacifica Big Island LLC
Department of Public Works
Department of Water Supply
County Real Property Tax Division - Hilo
Department of Land & Natural Resources - HPD
Department of Transportation -Highways, Honolulu
Mr. Gilbert Bailado
COUNTY OF IIAWAI`I
PLANNING COMMISSION FINDINGS
PACIFICA BIG ISLAND, LLC
AMENDMENT TO SPECIAL MANAGEMENT AREA USE PERMIT NO. 286
The applicant is requesting to amend Special Management Area (SMA) Use Permit No.
286, which allowed the development of a 212 -unit residential condominium project and related
improvements on TMK 7-8-010:078. The amendment is to increase the density by 16 units,
increase the land area to include TMK 7- 8-010:090, and a time extension to complete
construction of the development. The property is located on the east (mauka) side of the
Kamehameha III Road - Ali`i Drive intersection, Kahulu`u and Keauhou 151, North Kona,
Hawaii, TMK: 7- 8-010:078 and 090.
SMA Use Permit No. 286 allowed the development of a 212 -unit residential
condominium project and related improvements on TMK 7- 8-010:078. The applicant is
requesting to amend Conditions 2 and 3 of SMA Permit No. 286 in order to increase the density
by 16 units, increase the land area to include TMK 7-8-010:090, and obtain a time extension to
complete construction of the development. Currently SMA Permit No. 456 allows for
development of a 16 -unit multiple family residential complex on TMK 7- 8-010:090, which is a
3.69 -acre adjoining property owned by the applicant. The applicant is requesting to amend SMA
286 to transfer and include the development rights covered by SMA 456.
The applicant requests the following specific amendments to Conditions 2 and 3 of SMA
286 (material to be deleted is bracketed and new material is underlined):
2. Final Plan Approval for Phase II [Land Area 10] covered by TMK: 7-8-
010:078 and 090, consisting of [ 168] 184 units shall be secured from the
Planning Department within three years from the effective date of this
new] amendment....."."
3. Construction for Phase II shall commence within one year from the date of
receipt of Final Plan Approval for the revised Phase II as described in
Condition 2 and be completed within five years thereafter."
These amendments would require that construction of the 184 units begin within 4 years and be
completed within 9 years of the effective date of the amendment, provided an administrative
time extension is not granted.
The applicant requests the amendment in order to provide design flexibility over both
properties and to make it easier to administer and track permit conditions. The amendment
would have the effect of increasing the number of units for the 3.69 -acre property covered by
SMA 456 from 16 to 32 units, as depicted in the preliminary site plan.
The purpose of Chapter 205A, Hawaii Revised Statutes (HRS), and Special
Management Area Rules and Regulations of the County of Hawai`i, is to preserve, protect, and
where possible, restore the natural resources of the coastal zone areas. Therefore, special
controls on development within the SMA are necessary to avoid permanent loss of valuable
resources and the foreclosure of management options, and to insure that adequate public access
is provided to public -owned or used beaches, recreation areas, and natural reserves, by
dedication or other means. The grounds for approving an SMA permit amendment are based
upon the following criteria:
The proposed development will not have any substantial adverse environmental or
ecological effect, except as such adverse effect is minimized to the extent practicable and
clearly outweighed by public health, safety, or compelling public interest. In considering the
significance of potential environmental effects, the Director shall consider the sum of those
effects that adversely affect the quality of the environment and shall evaluate the overall and
cumulative effects of the action. Such adverse effect shall include, but not be limited to, the
potential cumulative impact of individual developments, each one of which taken in itself might
not have a substantial adverse effect and elimination of planning options.
A "substantial adverse effect" is determined by the specific circumstances of the
proposed use, activity or operation. In determining whether a proposal may have a substantial
adverse effect on the environment, the Director shall consider every phase of a proposed action
and expected consequences, either primary or secondary, or the cumulative as well as short or
long-term effect of the proposal. In reviewing the proposed development against the factors that
may constitute a substantial adverse effect as listed under Planning Commission Rule 9-10 (H) (I
though 10), it has been determined that the proposed amendment will not have a significant
adverse environmental or ecological effect upon the Special Management Area. It should be
noted that under Planning Commission Rule 9-10 (H) (9), a proposed use, activity or operation
may constitute a substantial adverse if it affects an environmentally sensitive areas, such as flood
plain, tsunami zone, erosion -prone area, geologically hazardous land, estuary, fresh water or
coastal water.
The property is located within Flood Zone X and there are no know topographic concerns
that would adversely affect the property. The property is not located in an environmentally
sensitive area. The property is located within an area adequately served with essential services
and facilities such as County water, private sewer system, transportation systems and other
utilities. Any potential runoff or discharge that could reach ocean waters will be handled by on-
site improvements consistent with the requirements of the Department of Public Works and State
Department of Health. Any impacts from soil erosion and runoff during site preparation and
construction phases can be adequately mitigated through compliance with existing regulations
and proper construction practices. Air emissions generated during the construction phase for the
proposed project can be mitigated by existing construction regulations. With these precautionary
measures in place, the proposed amendment is not anticipated to have any substantial adverse
effects upon nearby coastal resources. Conditions of approval will be included to ensure that
impacts on coastal resources are minimized.
The proposed development is consistent with the objectives and policies provided by
Chapter 205A, HRS and Special Management Area guidelines contained in Rule No. 9 of
the Planning Commission Rules of Practice and Procedure. The objectives and policies of
Chapter 205A, HRS include, but are not limited to, the protection of coastal recreational
resources, historic resources, scenic and open space resources, coastal ecosystems, marine
resour< s, beaches, and controlling development in coastal hazard areas.
Coastal Recreational Resources; The property is located over 2,000 feet mauka
of the shoreline. There are several ways for future residents of the development and the
general public to access the shoreline for recreation. A condition of the pm wit requires
pedestrian improvements along the property's Ali`i Drive and Kamehameha III Road
frontage in order to provide safe access to the shoreline.
Historic Resources: Two archaeological assessments of the property were
conducted which determined that no historic sites or features are currently present on the
property due to previous grading. However, it is likely three historic sites, including a
historic trail, were destroyed when the property was previously cleared. The Planning
Department agrees with the State Historic Preservation Division's recommendation that
the applicant consult with the State's Na Ala Hele Trail program and the National Park
Service trail program to see if it would be possible to re-establish the historic trail on the
property.
Scenic and Open Space Resources: Due to the sloping topography in the area,
the sea can be viewed by motorists driving along Kamehameha III Road. Due to the
topography of the property and proximity (less than 30 feet) of the buildings to the road,
it is possible the view planes from Kamehameha III Road looking south and southwest
may be partially obstructed. According to the Buildings 1, 2, and 3 on the applicant's site
plan (Figure 3 in Application) will have the most significant impact to views towards the
sea because there is currently a direct view of the sea from the road in this area and the
property sits at a higher elevation than the road which will cause the buildings to sit
above the road, thereby reducing views of the sea. However, the buildings are oriented in
a way to create view corridors so that views of the sea are not completely blocked.
Buildings 8, 9 and 10 are set back a substantial distance from the road and sit at a lower
elevation that the road, thus views of the sea around these buildings should not be
significantly affected. To mitigate view plane obstructions towards the sea, a condition
will require photo simulations and a view plane analysis to ensure the buildings are
setback a sufficient distance from the road.
Coastal Ecosystems and Marine Resources: To address the potential impacts of
soil erosion and water quality on marine resources and coastal ecosystems the applicant
will implement best management practices as part of the NPDES permit process and
comply with state and county regulations relating to storm water runoff including but not
limited to Chapter 10, Erosion and Sedimentation Control, Hawai`i County Code.
Additionally, wastewater generated by the project will be treated in a private sewer
system.
Beach Protection: There are no beaches on or near the subject property.
Coastal Hazards: The elevation of the property varies from about 140 to 280 feet
above mean sea level. The subject property is located just outside of the tsunami
evacuation zone as designated by the County Civil Defense Agency and is located in
Flood Zone "X", an area determined by FEMA to be outside the 500 -year flood plain.
Lastly, the applicant will continue to be required to comply with all original conditions of
SMA Permit No. 286 as well as additional conditions that have been recommended by reviewingstateandcountyagenciesbasedoncurrentregulations.
Based upon the above findings, the proposed amendment is consistent with the objectives and
policies of Chapter 205A, HRS.
Harry KimMayor
West Hawaii Office
74-5044 Ant Keohokalole Hwy
Kailus-Kona, Havant 96740
Phone (808)323-4770
Fax (808) 327-3563
September 4, 2018
County of Hawaii
PLANNING DEPARTMENT
Mr. Matt Deal, Project Manager
Pacifica Big Island, LLC
1775 Hancock Street, Suite 200
San Diego, CA 92110
Dear Mr. Deal:
Michael Yee
Director
Daryn Arai
Deputy Director
East Hawaii Office
101 Pauahi Street, Suite 3
Hilo, Hawari 96720
Phone(808)961-8288
Fax (808)961-8742
Special Management Area (SMA) Permit No. 286
Applicant: Pacifica Big Island, LLC
Subject: Request for Administrative Time Extension and 2018 Annual Progress Report
Tax Map Keys: (3) 7-8-010:078 and 090
This letter is in response to your letter dated February 27, 2018 transmitting the 2018 annual
progress report for SMA Permit No. 286 and your letter dated March 2, 2018 requesting a 2 -year
administrative time extension to comply with Condition 2 (secure final plan approval) of SMA
Permit No. 286.
Thank you for providing the annual progress report. The report does not respond to our letter
dated June 5, 2017, in which we ask the status of Condition No. 4 related to water commitments
for the project. Please provide the water calculations to the Department of Water Supply and
secure the necessary water commitment as soon as possible. We look forward to receiving the
2019 annual progress report due by March 6, 2019.
Regarding your request for a time extension, Condition No. 2 of the permit requires that Final
Plan Approval for Phase II, consisting of no more than 184 units, be secured within three (3)
years from the effective date of the amended permit, or by March 6, 2018. Final Plan Approval
PLA -15-001202) for 32 dwelling units in multiple -family dwellings, was issued by the Planning
Department on July 23, 2015; however Condition 5 of the Final Plan Approval indicated the
approval shall expire on July 22, 2017 if not used. In a letter dated June 8, 2017, the Planning
Director granted a one-year time extension to July 22, 2018 to utilize PLA -15-001202.
www.hioianningdeurcom Hmrat'i County is an Equal OPportunny Provider and Employer plannina@hawaiicouaty goy
SEP -52018
EXHIBIT C
Mr. Matt Deal, Project Manager
Pacifica Big Island, LLC
Page 2
September 4, 2018
You will need to apply for a new Plan Approval sine PLA -15-001202 has expired. Additionally,
our records indicate the Final Plan Approval for the common area clubhouse/recreation facility
PLA -15-001216) has also expired, as of September 7, 2017 and no time extension was granted.
Condition No. 20 of SMA Permit No. 286 allows for an administrative time extension for a
period of time not to exceed what was originally granted. Based on the reasons in your letter, we
will grant an administrative time extension until March 6, 2021 to comply with Condition No. 2.
Please be informed, should you need an additional extension of time your request and reasons
shall be forwarded to the Planning Commission. A public hearing will be held by the Planning
Commission.
Lastly, you indicated the technical design of the project may change to reduce costs, particularly
grading and building placement. Please be aware that any change in grade or building placement
must comply with Condition 15 of SMA Permit No. 286 so that the buildings do detract from the
line of sight from Kamehameha III Road to the sea.
If you have any questions, please feel free to contact Maija Jackson at (808) 961-8159.
Sincerely,
ICHAEL YEE
Planning Director
MJJ:mad
P \wpwin6O'Maija\Letters \ TER \LD®I-AdminTER&2OI8APR-SMA286.doc
cc: Kona Planning Office (COR -18-116969 & COR -18-117051)
TMK 7-8-010:078 & 090
Kaulana HOA Board c/o Erik Pfeiffer via email pfeiffere001(r hawaii.rr.com
Pacifica Big Island, LLC
1775 Hancock Street, Suite 200
San Diego, CA 92110
November 16, 2020
Michael Yee
Planning Director
c/o Maija Jackson
County of Hawaii Planning Department
101 Pauahi Street, Suite 3
Hilo, HI 96720
Maiia. i ackson(ilhawaiicounty. gov
Re: SMA 286
PLA -08-000376
TMK: 7- 8-010:078 and 090
Dear Mr. Yee:
Pacifica Big Island, LLC, the owner/applicant of that certain property identified as TMK: 7- 8-
010:090, located in Keauhou, North Kona, Hawai'i, which is subject to SMA 286 and, formerly PLA -08-
000376, hereby requests an extension of the entitlements granted pursuant thereto.
Pacifica has taken numerous steps over the years to bring this project to development. It had been
the original plan of the owners to develop multi -family housing targeted for the local housing market (gap
housing), as opposed to the resort or investor market. This plan depended upon certain cost assumptions
which have proven difficult, if not impossible, to achieve as the project went to bid. Needless to say, the
owners were not expecting the results actually received.
The owners spent additional time and money re -thinking the technical design of the project,
particularly grading and building placement, trying to reduce costs. With the critical state of reasonably
priced housing in the State of Hawai'i and on the Island of Hawai' i, we feel it is reasonable to maintain
this current housing entitlement, rather than face the time and expense of re -entitling, which would
inevitably drive the price of any housing on this property even higher.
Directly after the request for a time extension in 2018 allowed under the SMA, Hawaii
experienced the eruption of Kilauea. This event drastically and suddenly impacted the housing and
development market. The owners worked to address this setback in an effort to bring the project to
fruition. Less than two years after the completion of the volcano eruption, just as the market was
beginning to recover, COVID-19 shut down the world and the State of Hawaii imposed the strictest
quarantines in the country. For the past eight months, we have watched with uncertain eyes how to move
the project forward. Now three months prior to the expiration of the SMA, it is still unknown what the
long-term impact of COVID-19 will have on the world and Hawaii in particular. At the time of this letter,
Hawaii is still imposing a 14 -day quarantine to come visit. Construction costs nationwide have
EXHIBIT I)
skyrocketed due to the shortage of lumber and other building materials. All of these have presented a
significant burden to move the project forward.
The community, in its Kona Community Development Plan, expressed a desire to allow
developments in certain areas, like the subject site. The subject site is zoned RM -3, and the contemplated
uses and design/development parameters (parking, height, setback, etc.) are consistent with that zoning.
Should this project be built, it will transform a vacant area into a residential neighborhood that can only
help create a more vibrant Keauhou community. The owner has cleaned up, and continues to clean up,
trash on the property which has been used as a dumping ground and sometimes homeless camp.
The applicant remains willing to develop the project consistent with zoning and other regulatory
requirements without seeking any modifications to the approvals already in place. According to Haun
and Associates "No archaeological sites or features were identified within the project area"; public
services are installed in adjacent roads; the site is urban; there are no known rare or endangered species,
either floral or fauna, on the site. It remains an ideal residential site if only the right set of economic
factors can be engaged. Additionally, at build -out, the project should create ten or more permanent jobs.
We ask that you work with us to extend the deadline given the large scale natural impacts that Hawaii has
experienced over the last several years.
Respectfully, we request that the approval deadline be extended until March 6, 2024.
Ryley Webb
Land Development Manager
619-296-9000
rwebb(r>7oacificacompanies.com
cc: daraina,co.hawaii.hi.us
sidfuke(2i hawaiiantel.net
Mitchell I). Roth
Mayor
Lee E. Lord
Managing Director
West Hawaii OfEcc
74-5044 Ant Keohokiolc Hwy
Kailua-Kona, Hawe i 96740
Phone (808) 3234770
Fax (308) 327-3563
February 11, 2021
County of Hawaii
PLANNING DEPARTMENT
Mr. Ryley Webb, Land Development Manager
Pacifica Big Island, LLC
1775 Hancock Street, Suite 200
San Diego, CA 92110
Dear Mr. Webb:
Zendo Kern
Director
Jeffrey W. Darrow
Deputy Director
East Hawai`i Office
IDI Pauahi Street. Suite 3
Hilo, Hawaii 96120
Phone (808) 9614288
Fax ( 808)4618742
SUBJECT: Special Management Area (SMA) Use Permit No. 286
Applicant: Pacifica Big Island, LLC
Subject: Request for Administrative Time Extension
Tax Map Keys: 7- 8-010:078 and 090
This is in response to your email dated December 15, 2020, requesting a three (3) -year administrative
time extension to comply with Condition 2 (time to secure final plan approval) for SMA Permit No.
286. Please accept our apologies for the delayed response.
A review of our records indicates that by letter dated September 4, 2018, pursuant to Condition No.
20 of the subject SMA Permit, the Planning Director already granted an initial administrative time
extension to March 6, 2021 to comply with Condition No. 2. Both the letter and subject permit
indicate that any additional extension of time would need to be approved by the Planning
Commission.
Based on the preceding, please forward an original and twenty (20) copies of your amendment
request, reasons for the request and a $250 filing fee to the Planning Commission for consideration.
As you have yet to provide your 2021 Annual Progress Report, please include that as part of the
submittal to provide the Planning Commission with an update on condition compliance.
If you have any questions, please feel free to contact Christian Kay of this office at 961-8136.
Sincerely,
iZENDOKERN
Planning Director
CRK:akm
kuh33\planning \publiawpwin60\CKay\flawing Cammissionllaers\Time Extensians\LWebbPacifca6ILLC_SMA286TEReyue44doe.
wwwslanninxhawaiicnuntysov Haxui i County is an Equal Opportunity Provider and Employer p6nninefwlawaiicounty gov
FEB 1 2 2021
EXHIBIT E
Pacifica Big Island, LLC
1775 Hancock Street, Suite 200
San Diego. CA 92110
March 1, 2021
Chairperson Nancy Carr Smith
Leeward Planning Commission
c/ o Christian Kay
County of Hawaii Planning Department
101 Pauahi Street, Suite 3
Hilo, HI 96720
Re: SMA 286
PLA -08-000376
FMK: 7- 8-010:078 and 090
Dear Chairperson Nancy Carr Smith and Planning Commission Members:
Pacifica Big Island, LLC, the owner/applicant of that certain property identified as TMK: 7- 8-
010:090, located in Keauhou. North Kona, Hawai'i, which is subject to SMA 286 and, formerly
PLA -08-000376, hereby requests an extension of the entitlements granted pursuant thereto.
Pacifica contacted the Planning Department in November 2020 to request the extension. Pacifica
received a response from the Planning Department on February 18, 2021 referring the matter to
the Planning Commission. This letter is Pacifica's official request to the Planning Commission
with regard to an extension.
Pacifica has taken numerous steps over the years to bring this project to development. It had
been the original plan of the owners to develop multi -family housing targeted for the local
housing market (gap housing), as opposed to the resort or investor market. This plan depended
upon certain cost assumptions which have proven difficult, if not impossible. to achieve as the
project went to bid. Needless to say, the owners were not expecting the results actually received.
The owners spent additional time and money re -thinking the technical design of the project,
particularly grading and building placement, trying to reduce costs. With the critical state of
reasonably priced housing in the State of Hawaii and on the Island of Hawaii. we feel it is
reasonable to maintain this current housing entitlement, rather than face the time and expense of
re -entitling, which would inevitably drive the price of any housing on this property even higher.
Pacifica requested a time extension in 2018 in order to finalize construction documents after
receiving a Final Plan Approval. Directly after the request for a time extension in 2018, Hawaii
experienced the eruption of Kilauea. This event drastically and suddenly impacted the housing
EXHIBIT F
and development market. The owners worked to address this setback in an effort to bring the
project to fruition. Less than two years after the completion of the volcano eruption, just as the
financing market was beginning to recover, COVID-19 shut down the world and the State of
Hawaii imposed the strictest quarantines in the country. For the past year, we have watched with
uncertain eyes how to move the project forward. Now with the upcoming expiration of the
SMA, it is still unknown what the long-term impact of COVID-1 9 will have on the world and
Hawaii in particular. At the time of this letter, Hawaii is still imposing strict testing and
quarantine requirements in order to visit. Construction costs nationwide have skyrocketed due to
the shortage of lumber and other building materials. All of these have presented a significant
burden to move the project fonvard.
The community, in its Kona Community Development Plan, expressed a desire to allow
developments in certain areas, like the subject site. The subject site is zoned RM -3, and the
contemplated uses and design/development parameters (parking, height, setback, etc.) are
consistent with that zoning. Should this project be built, it will transform a vacant area into a
residential neighborhood that can only help create a more vibrant Keauhou community. The
owner has cleaned up, and continues to clean up, trash on the property which has been used as a
dumping ground and sometimes homeless camp.
The applicant remains willing to develop the project consistent with zoning and other regulatory
requirements without seeking any modifications to the approvals already in place. According to
Haun and Associates "No archaeological sites or features were identified within the project
area"; public services are installed in adjacent roads; the site is urban; there are no known rare or
endangered species, either floral or fauna, on the site. It remains an ideal residential site if only
the right set of economic factors can be engaged. Additionally, at build -out, the project should
create ten or more permanent jobs. We ask that you work with us to extend the deadline given
the large scale natural impacts that Hawaii has experienced over the last several years.
Per the SMA, three conditions are required to be met in order to approve the extension.
A) The non-performance is the result of conditions that could not have been foreseen or are
beyond the control of the applicant, ,successors or assigns, and that are not the result of
their fault or negligence. The project has been significantly handicapped by conditions
that are outside of the Applicant's control. Shortly after requesting the initial extension
from the Planning Director per SMA Condition 20 in order to finalize construction
documents for die first phase, Hawaii experienced the eruption of the Kilauea volcano.
Soon after the County began to recover, Covid-19 shut down the world. The applicant is
committed to completing a successful project, but the last three years have been lost due
to a natural disaster and a pandemic entirely out their control.
B) Granting of the time extension would not be contrary to the General Plan or Zoning
Code. The General Plan and Zoning Code along with the SMA allow for an extension to
be granted by the Planning Commission. The current General Plan and draft General
Plan 2040 identify the site as Medium Density Urban for Future Land Use Designation
which aligns with the density approval of the SMA and the current zoning of the
property. The draft General Plan prioritizes development in the Urban Growth Areas.
The proposed development will complement the goals. policies and standards of the Land
Use Element of the General Plan. The subject property is zoned Residential Multifamily
3 (RM -3) by the County. The zoning allows for I unit per 3000sf of lot which would
allow approximately 350 units on the property. However, the SMA only allows for 186
consistent with the maximum density of the zone. Lastly, the proposed project falls
within the area affected by the Kona Community development Plan, which was adopted
by Ordinance No. 08 131. The proposed use is consistent with the Kona CDP.
C) Granting of the time extension would not be contrary to the original reasons for the
granting of this permit. The granting of the time extension is in order to complete the
requirements of die original permit. The granting would not be contrary to the permit and
the process to grant the time extension is clearly outlined and allowable.
Respectfully, we request that the approval deadline be extended until March 6, 2024.
Sincerely,
J/K/
Ryley Webb
Land Development Manager
619-296-9000
rwebbCgpac i fi cacompan i es. corn
cc: sidfuke(&hawaiiantel.net
N
LUDA UNCLE
February 24-, 2009
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
STATE HISTORIC PRESERVATION DIVISION
601 KAMOKILA BOULEVARD, ROOM 555
KAPOLEL HAWAII 96707
634 k«Q 21*0?
cusscus Thum
cmccAstAnAn
etmccmc
Dr. Alan E. Harm, Principal Investigator LOG NO: 2009.0051
Haun & Associates DOC NO: 0902TD l2
HRC 1, Box 4730 Archaeology
Kea'au, Hawai'i 96749
Dear Dr. Haun:
SUBJECT: Chapter 6E-42 Historic Preservation Review -
Archaeological Assessment Report for 20.813 Acres (Lot 3 -C -1-B)
Keanhou I' Ahupua a, North Kona District, Island of Hawai'i
TMK: (3) 7-8-10:78
Thank you for submitting the subject draft report, titled Archaeological Assessment TMK: (3)-7-8-10:78.
Land of Keauhou I, North Kona District, Island of Hawaii (A.E. Haun and D. Henry, January 2009,
Report 634-011309).
The report describes the findings of a field survey within a 20.813 -acre development parcel within the
Keauhou Resort development area. As indicated, the project area has been extensively altered by
bulldozer activity, which occurred approximately 4-5 years ago. No historic properties were identified
during the current survey.
Three historic properties were previously documented within this parcel during a survey of a larger
development parcel (Hammen and Folk 1980). These included a portion of a trail (SHIP Site 4619), an
agricultural complex (Site 4633), and two small ahu (Site 4634). No traces of these former sites could be
located during the current survey. We are attempting to gather addition information regarding the status of
these sites and the circumstances that lead to their destruction.
The subject report is approved in accordance with HAR §13-284-5, and §13-276-5 ( a) and (c) pertaining
to assessment reports. Please send one hard copy of the document, clearly marked FINAL, along with a
copy of this review letter and a text -searchable PDF version on CD to the Kapolei SHPD office, attention
of "SHPD Library". Please contact Theresa Donham at 808-933-7653 if you have any questions or
concerns regarding this letter.
Nancy McMahon, Deputy SHPOiState Archaeologist
and Historic Preservation Manager
State Historic Preservation Division
EXHIBIT G
aDAVID IlAWAE
August 13, 2015
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
Si ATF. IIISfORIC PRESERVATION DIVISION
KAKUHINEWA BUILDING
601 KAMOKILA BLVD. STE555
f a ;p q/t4/4
SUZANNE 0 CASE
ISMS MI TY
Alan Haun, Ph. D., Principal Investigator LOG NO: 2015. 00330
Haun and Associates DOC NO: I508MV23
73- 1168 Kahuna AM Road Archaeology
Kailua Kona, Hawai'i 96740
ahau n haunnndassociales.com
Dear Dr. Haun,
SUBJECT: Chapter 6E-42 Historic Preservation Review —
Archaeological Assessment for Pacifica Big Island LLC
Waikoloa Ahupua`a, South Kohala District, Island of Hawaii
TMK (3) 7-8-010:090
Thank you for the opportunity to review the draft report titled Arehaeological Assessment TMK (3)7-8-010:090
Keauhmr Ahupua'n Nord; Kona Disrricl Island of Hawaii, A. Haun, and D. Henry, (May 2015). This document was
received by our office on July 30, 2015. We apologize for the delayed review and thank you for your patience. This
archaeological survey consisted ofa 100% pedestrian survey of the surface environment. No historic properties were
identified. Therefore, the report was presented as an archaeological assessment.
SHPD recently received correspondence from the State of Hawaii Trail and Access System Coordinators or Na Ala
Hele (HI5:02 Keauhou 1", Log No. 2015.01684) that indicates a trail alignment (511-)P 4619), recorded by Hammatt
1980), was located on the adjacent property (TMK parcel :078) and subsequently destroyed by grading activities. In
their correspondence, Na Ala Hele determined that "Although the trail has been destroyed the underlying fee simple
title of the trail section remains with the State of Hawaii through its Board of Land and Natural Resources." We
recognize that the recording of this trail in 1980 did not likely utilize GPS technology and may be inaccurate.
Therefore, we request that an effort is undertaken to if the former location of the trail (SIHP 4619) extended into the
subject property (Parcel :090). If the former location of the trail can be identified on parcels :078 or :090 please
assess the significance of this alignment and provide treatment recommendations. SHPD believes that if this trail
alignment has the potential to perpetuate the historic access for cultural practices on the landscape it is potentially
significant under criterion e alone, and should be recommended for preservation. If the trail alignment can be
identified and is determined to be a significant historic property please present the results of this report as an MS
that includes the entire project area meets the standards of HAR 13-276. However, if the alignment of the trail
segment does not provide meaningful access for cultural practices on the landscape it may not be considered a
significant historic property.
Please conduct the requested search for the trail alignment within the overall project area on this parcel as well as
parcel :078 and submit a revised draft report for SHPD review. Please contact Mike Vitousek at ( 808) 652-1510
or Michacl.Vimusekutl I:nraii ,,ov if you have any questions or concerns regarding this letter.
Aloha,
121
Michael Vitousek,
Lead Archaeologist Hawaii Island Section
Historic Preservation Division
EXHIBIT H
CC: Moana Rowland/DLNR/StateHiUS,
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
STATE HISTORIC PRESERVATION DIVISION
KAKUHIHEWA BUILDING
601 KAMOKILA BLVD. STE 555
KAPOLEI, HAWAII 96707
SUL,XNE D. CASE
7 'MI_ IALESEInA MO'
October 30, 2015
Alan Hain. Ph. D., Principal Investigator Log No. 2015.03598
Haun and Associates Doc. No. 1510SL09
73-1168 Kahuna A`c Road Archaeology
Kailua Kona, Hawaii 96740
Dear Dr. Haun:
SUBJECT: Chapter 6E-42 Historic Preservation Review —
Archaeological Assessment for Pacifica Big Island LLC
Keaubou IAhupua'a, North Kona District, Island of Hawaii
TMK: (3) 7-8-010:090
Thank you for the opportunity to review the revised draft report titled Archaeological Assessment TA1K; (3J7-8-
010:090 Keauhou I Ahupua'a North Kona District Island of Hawaii (Haun and Henry, September 2015). We
received this submittal on September 28, 2015. This archaeological survey consisted of a 100% pedestrian surface
survey. Due to negative findings, the archaeological inventory survey (AIS) results are presented as an
Archaeological Assessment (AA) in accordance with Hawaii Administrative Rule (HAR) 613-284-5(b)(5)(A).
In our previous correspondence of August 13, 2015 (Log No. 2015.00330, Doc. No. 1508MV23), we stated that
SHPD had "recently received correspondence from the State of Hawaii Trail and Access System Coordinators or Na
Ala Hele (H15:02 Keauhou 1", Log No. 2015.01684) that indicates a trail alignment ($11W14 4619), recorded by
Hammitt [sic] (1980), was located on the adjacent property (Parcel 078) and subsequently destroyed by grading
activities." We further stated that we recognized that the recording of this trail in 1980 may have been inaccurate,
and requested that an effort be undertaken to identify whether the trail alignment exists within the subject project
area (Parcel 090) and the adjacent parcel (078) and, if found to be present, for the trail alignment be assessed for
significance, and if determined significant under Criterion e, for it to he recommended for preservation, and for the
report to revised from an AA to an MS.
The revised AA report indicates the trail alignment was not identified in either Parcel 090 during the current survey
or the adjacent Parcel 078 in prior surveys. It also indicates that based on Hammitt and Folk (1980), including their
site location map, the trail (SHIP 4619) never extended through Parcel 090. It once extended through a portion of
Parcel 078. but had been destroyed prior to the Haun and Henry (2009) survey of Parcel 078.
The revised AA report meets the requirements of HAR 813-276-5. It is accepted by the SHPD. Please send two
hardcop'es of the document, clearly marked FINAL, along with a copy of this review letter and a text -searchable
PDF version on CD to the Kapolei SHPD office, attention SHPD Library.
Please contact me at ( 808) 692-8019 or at Susan.A.Lebolhawaii.gov if you have any questions regarding this letter.
Aloha,
aa....R_Lnia-o
Susan A. Lebo, PhD
Archaeology Branch Chief
EXHIBIT I
DRAFT III: Kam III Condo Project Presentation, January 30, 2015
Sidney Fuke, Planning Consultant and Ali Ghalamfarsa of Alii
Architects Inc. made a presentation at the Kaulana Clubhouse Friday,
Jan. 30, 4PM on behalf of Pacifica Big Island, LLC's multifamily
development on land adjacent to Kaulana. Ali Ghalamfarsa returned
Monday, Feb 2, to meet with some residents on follow up concerns.
Listed is a summary of the Kam III Condinium Project and impacts to
Kaulana.
Project Summary:
The project contains 179 multi family units situated on 24 acres to be
built in two phases. Phase 1 construction could begin as early as
December and contain 32 units facing Kamehameha Ill Road to the
north of Kaulana. Phase 1 construction is estimated at 18 months.
Thereafter, Phase II would include the development of the balance of
the 24 aces in preparation for construction, and a likely phasing of the
remaining units. The project has 10 buildings, including clubhouse
and pool. The buildings are triplex and duplex in height, with covered
parking at surface level, maximum height of 49.5 feet (roof ridgeline).
The buildings adjacent to Kaulana are triplexes (buildings 6 & 8).
Summary of impacts to Kaulana:
View Plane Preservation: Kaulana's westward ocean view is
preserved as a result of existing CCRs (conditions, convents &
restrictions) from previous SMA amendments (see appendix A);
however, the view north from Building A toward Kailua Bay may be
obstructed. Sid & AU took a walking tour after the meeting and met
with some impacted owners of Building A. Ali met again, Monday
with Kaulana owners and presented a new set of renderings to
determine the extent, if any, of view plane obstruction to the north.
These new renders show the cruise ship anchorage to the north as
not being blocked by the new development. Kaulana residents seem
satisfied.
Site Drainage: Sid stated that during construction site drainage
would be contained on site and upon completion the project would
EXHIBIT J
use dry wells with depths of up to 25 feet. During the walk around
residents expressed concern that the bottom of a 25 foot well is
higher than the adjacent Kaulana site resulting in possible overflow
onto Kaulana from bldg #6 site. Ali stated the issue will be addressed
by County Public Works Dept. during the site plan review process,
and the developer will require to submit a site drainage plan prior to
the issuance of building permits. Still, Kaluana needs follow up on
this item.
Dust Containment The project will comply will county environmental
health requirements of dust control/abatement during construction.
Further, Kaulana will be given notice as to when construction begins.
There is concern about dust once site preparation has been
completed awaiting construction during phase II. It was pointed out
the majority of the residents are +60 years old and many have
respiratory problems.
Glare from roofs: Ali stated the roofs of the proposed development
are constructed of a none glare material.
Exterior building Lighting & Landscape Buffering: During the
walk around residents noted the proximity of buildings #6 and #8 to
Kaulana and suggested extensive landscaping buffering and the
elimination of exterior lights facing Kaulana to reduce impact. Ali
agreed. He pointed out that the county has adopted a "Dark Skies"
ordinance governing exterior lighting which curtails tight by limiting
outdoor lighting that is misdirected, excessive, or unnecessary. This
reduces "light pollution" important for the preservation of the night
skies for the volcano observatories Further he agreed to extensive
landscaping on the south side of building #6 at the time of site
preparation to provide a sight barrier.
Site Security: Kaulana residents expressed concern about site
security during construction and upon completion of the project, and
suggested a wall/fence. Ali opposed a fence/wall around the entire
completed project, but agreed to a barrier on the south end of the
project's bldg #8. He suggested the use of bougainvillea as an
attractive landscaping and physically barrier. Ali felt the site's
escarpments provided a natural barrier.
Good Neighbors: Kaulana residents stated their willingness to be
good neighbors to the new development and hoped the feeling is
reciprocal.
Pest Control: Site development will disturb insect and rodent
populations and they will migrate to adjacent properties including
Kaulana. Kaulana residents are seeking a strong pest/rodent
control/abatement program during all phases of construction. This
item was addresses to All during the Monday Feb 2 meeting. He
stated he would speak to a representative of Big Island Pacifica, LLC
about the request.
Updates, Site Maps & Elevations: As the project progresses
Kaulana residents will receive project updates, and current renditions
of elevations and site maps of the proposed Kam III Condo Project.
Appendix A
Stated conditions of approval from past amendments to SMA
286 permit as they apply to Kaulana at Kona
The highest point of any building that is constructed in the area
designated as Area "A" on the diagram, which is attached hereto as
Exhibit "A" and incorporated herein by this reference, shall not
exceed the elevation above mean sea level of the finished ground
floor level of Building 1 of the Kaulana at Kona, Phase I, which
building is located as shown on the attached Exhibit "A". The highest
point of any building that is constructed in the area designated as
Area "B" on the diagram, which is attached hereto as Exhibit "A" and
incorporated by this reference, shall not exceed the elevation above
mean sea level of the finished floor for the pool deck are of the
Kaulana at Kona , Phase I which pool deck is located as shown on
the attached Exhibit "A".
Access(es) to the proposed development shall meet the approval of
the Department of Public Works, Provided however, that in no event
shall Phase II - Land Area 10 development take access to Kaluna
Street through Phase I - Kaulana at Kona.
William P. Kaaoi
Mayor
West wail. Office
745044 Ant Keohabbb Hwy
KMtim Kam. Hamel 96740
Phone (SOS) 3234770
Fax (808) 327-3563
July 23, 2015
Mn Deepak Israni
Pacifica Big Island LLC
1775 Hancock St, Suite 200
San Diego, CA 92110
Dear Mr. latani:
County of Hawaini
PLANNING DEPARTMENT
Duane KandlaUnder
Bobby Command
DeputyHpaotor
Fast Naive i Office
101 Paushi Sired, Suite 3
SSOb, 11aw(•i 96720
Phone (808)9614288
Fax (808) 9614742
SUBJECT: Application for Plan Approval
32 dwelling units h5 three mrddple-family dwellings
TMK: 7-S-010:090. Moulton. North Ks
We have reviewed and conditionally approved your Plan Approval application and plans for the
above -referenced phase of development. Enclosed is a copy of the FINAL PLAN APPROVAL,
dated July 23, 2015 for your file.
Please note the conditions of approval included as part of the FINAL PLAN APPROVAL.
These conditions must be complied with prior to and during occupancy of the proposed
structures, or as otherwise specified. Some of these conditions affect design or placement
changes you may consider in the course of construction. We strongly recommend discussing
these conditions of approval in advance with any architects, contractors or other third parties
involved in construction decisions and requests for Certificates of Occupancy.
Should you have any questions, please contact Keele Childs, Planner, of our West Hawaii office
at 323-4770.
Sincerely,
ICI
Planning Director
CKC:ckc
PCoh33 rpubbOV'Wi ApjwaS7Pu.15-001202 Pacifica B -I LIC 78010090 WAoa
Enclosure: Final Plan Approval PLA -15-001202
EXHIBIT K
i... Hawaii CauN4 as Equal Opportunity Provider an0Employer
COUNTY OF HAWAII PLANNING DEPARTMENT
FINAL
PLAN APPROVAL
PLA -15-001202
APPLICANT:
Pacifica Big Island LW
LOCATION:
75-216 Hualalai Road, Kaliva-Kona, North Kona
PARCEL AREA ! PROJECT SITE AREA:
3.69 Acres
DATE APPROVED:
July 23,2015
TAX MAP KEY:
74-010:090
ZONING:
Multiple -Family Residential (RM -3)
PROPOSED USE:
32 -Unit Residential Apartment Complex - Condominium Property Regime (CPR)
As Shown on Plan
Front Yard (Private Road)
Front Yard (Kamehameha III Rd) 47' — 0"
Side Yard (South) 10' — 0"
Side Yard (East) 22' — T'
Ht. of Structures 23' - 0" (all main buildings)
Access to parking Driveway access from unnamed
private road
Off -Street Parking 65 standard size spaces
including 4 ADA Accessible spaces all of which are
Van Accessible)
Loading and
Unloading Space
1. One 12' x 50'
Density 32 dwelling units. one dwelling unit per
5.020 so. ft.
Fencing and Walls:
Material fence surmtmdina pool/con:mon area.
And rock retaining walls
Height Eve and six feet
Location center of properly (interior) and nortions
of side yard boundaries
Cstmarsota
OK. 20'-0" Minimum required
OK. 20'-0" Minimum required + view plane
setback per analysis and director's approval
OK. 10'-0" Minimum required (2 stories)
OK. 10'-0" Minimum requited (2 stories)
OK. 45 feet maximum height limit
OK.
OK. exceeds minimum requirement of 40 spaces
and meets requirement for ADA Accessible spaces
for the buildings provided. Parking requirements
calculation:
32 dwelling units at 1.25:1 ratio = 40 spaces
OK. one required
OK. 53 dwelling units permissible in RM -3 zoning
district: (160.650 sq, ft. @ 3.000 sq. ft. per d.u. =
53.5 = q3 maximum).
OK.
OK.
OK.
Final Plan Approval PLA -15-001202 (MK: 7-8-010:090)
July 23, 2015
Page 2 of 3
Exterior Lighting Not shown
Landscaping 40' — 70+' deep landscape buffer
fronting Kamehameha III Road, and other
landscaping perp
Others Tax Clearance
Site Drainage Plan
SMA no. 286
OK. all exterior ghhting shall comply with HCC.
Chapter 14
OI{. Complies with Rule 17 of the Planning
Department's Rules of Practice and Procedures
and Condition 2 of SMA Permit no. 286
OK. Dated 7/23/15
OK. Approved by Dept of Public Works 626/15
OK. subject to compliance with conditions of SMA
Permit no. 286. including but not limited to those
referenced below in Conditions of this Plan Approval
Conditions of Approval:
1. Prior to occupancy or use of the facilities, all parking spaces shall be striped and signed. including
ADA narking and access aisle signage, and the landscaping irrigation system shall be demonstrated as
being operable prior to occupancy or use of any of the proposed facilities
2. All proposed landscaping shall be irrigated and maintained in good condition per approved landscaping
plan with no litter or excessive accumulation of plant debris.
3. lOwner and occupants shall comply with all conditions of Special Management Area Permit
no. 286 pertaining to the subject property. Compliance shall include. but not be limited to. the
requirements of Condition 6 thereof construction of full improvements to Kamehameha RI Road to
County dedicable standards along entire frontage of the subject parcel. including pavement widening
with curb. ratter. sidewalk. drainage systems therefor. street lights, traffic signs and markings and any
necessary relocation of utilities as approved by the County Department of Public Works. with
construction completed prior to occupancy of any dwelling units on the subiect property.
4. No Modifications to Plans without Prier Written Approval All work shown on the development
plans covered by this Final Plan Approval shall be completed as shown. No additions, substitutions or
alterations to the site. parking landscaping. or building design plans covered by this Final Plan
Approval nor any modification of the types of uses designated therein. shall be made without prior
written approval of such changes by the Planning Department. A request for approval of such changes
shall be submitted in writing and include scaled plan sheets clearly deciding and specifying all
imposed changes. Upon assessing the reauested changes, the Director may approve or deny the
requested changes or require a new, complete application for Plan Approval where the Director finds
the changes to be substantial. Prior to approval of a Certificate of Occupancy (C.0.1, the Planning
Department may inspect the subject pronate to verify compliance with the approved plans. A C.O.
shall not be approved where the buildings. site impmvements.landscaning ruse plans are found by
the Director to be inconsistent with the submittals for which this Final Plan Approval is issued.
Final Plan Approval PLA -I5-001202 (TMK: 7-8-010:090)
July 23, 2015
Page 3 of 3
4. The property owner shall comply with all other anplicablelaws, rules, regulations and requirements of
Hawai`i County.
5, This Final Plan Approval is valid for two wars from the date of approval, and shall expire on
July 22. 2017.
ing Dir
Date July 23, 2015
1Coh331planaing\publc\Plan Approvals \71PIA-15-001202 Pacifi®e1 LIC 78010090 Pmm.doc
Report63 W 11309
ARCHAEOLOGICAL ASSESSMENT
TMK: (3) 7-8-10:78
LAND OF KEAUHOU 1
NORTH KONA DISTRICT
ISLAND OF HAWAII
By:
Alan E. Haun, Ph.D.
and
Dave Henry, B. S.
Prepared for:
Keauhou Resort Development Venture I LLC
78-6740 Makole`a Street
Kailua-Kona, HI 96740
January 2009
Haun & Associates
Archaeological, Cultural, and Historical Resource Management Services
HCR 1 Box 4730, Keaau Hawaii 96749 Phone: 982-7755 Fax: 982-6343
Introduction
At the request of Keauhou Resort Development Venture 1 LLC, Haun & Associates has prepared
an archaeological assessment for TMK: (3) 7-8-f0:78 (Lot 3 -C -f -B), a 20.813 -acre parcel located in the
Land of Keauhou 1, North Kona District, Island of Hawai'i (Figures ] and 2). The objective of the survey
was to satisfy historic pres,.rvation regulatory review requirements of the Department of Land and Natural
Resources -Historic Preservation Division (DLNR-SLIPD), as contained within Hawaii Administrative
Rules, Title 13, DLNR, Subtitle 13, State Historic Preservation Rules (2003) and DLNR-SF{PD recommen-
dations in letters dated June 26, 2003 (LOG NO: 2003.0959; DOC NO: 0306mm12) and October 6, 2003
LOG NO: 2003.1881; DOC NO: 310MMo2).
No archaeological sites or features were identified during the survey, therefore the project is
documented as an archaeological assessment pursuant to Chapter 13-284-5(5A). As required, this report
contains a description of the project area and field methods.
Project Area Description
The project area is an irregularly-shaped 20.81 -acre parcel located in the Land of Keauhou 1 at
elevations that range from c 100 to 280 ft. The parcel is bordered by Kamebameha III Road to the west, by
the Alii Highway to the southwest, by the Kona Country Club golf course and facilities and by KalunaStreettotheeastandsoutheast and by undeveloped land to the north (Figure 3). Several bulldozed road
cuts extend into the project area from the north.
The project area has been extensively impacted by bulldozer activity that altered the topography of
most of the parcel. The vegetation within the parcel is comprised of fountain grass (Pennisetum setaceum
Forsk] Chios.) koa haole ( Leucaena leucocephala [Lam.] de Witt), `opiums (Pithecellobium duce [Roxb.]
Bench.), lantana (Lantana camera L.), Christmas berry ( Schinus terebinthifolius Raddi), with scattered Inane
trees (Prosopis pallisa [Numb. & Bonpl. Ex Willd] HBK.), Noni (Morirda ciinfolia), coconut palms (Cocos
nuciferia) and papaya (Carica papaya L.). Overviews of the project area are illustrated in Figures 4 and 5.
The terrain within the project area slopes slightly to steeply to the west and northwest. The ground
surface throughout the parcel is comprised of an a`a lava flow. According to Sato et al. (1973:34), air lava
consists of a "clinkery, hard, glassy, sharp pieces piled in tumbled heaps". The parcel is situated on the
southwestern slopes of Hualalai Volcano, with a surface mantle comprised of Holocene lava flows from
Hualalai dating to between 1,500 and 3,000 years before present (Wolfe and Monis 2001). Rainfall in the
general vicinity of the project area averages 10 to 20 inches per year (Juvik and Juvik 1998).
Methods
The survey fieldwork was conducted on January 7, 2009 by a crew of four archaeologists under
the direction of Dr Alan Hauer Approximately 4 labor -days were required to complete the fieldwork Por-
tion of the project. The archaeological investigation of the project area consisted of a 100% surface exami-
nation with the surveyors walking transects at 10 -meter intervals. Ground surface throughout the projectareawasfairtoexcellent.
Background
The project area is located within the ahupua 'a of Keauhou 1, in the district of North Kona (see
Figures I and 2). Keauhou is literally translated as :the new era or the new current" (Pukui and Elbert
1986:104). The following summary of Keauhou is derived from Maly and Wong -Smith (1999), Maly andMaly (2001) Tomanari-Tuggle (1985) and Burtchard (1996). According to legend, Lono, the Hawaiian god
of agriculture, fertility, and rain originally lived at Keauhou where he discovered the primary Hawaiiancultigenstaro, sweet potatoes, sugar cane, bananas, yams, and kava. Early events documented in the Kona
Figure 1. Portion of USGS Kealakekua Quadrangle showing Project Area
2
Figure
2.
Tar
Map
Kcy
7-
8-
10
showing
Project
Arca
r2G06I
etc
Aaa
tele.
7Qmi1
Figure
3.
Project
Arca
Overview
from
Google
F':
arth
4,..k,:,,.. ..,oas ea:; r •. o•:".'''r Ai:kiiit„U,,;r..:.
r...tirt?,_- '+iwcawrW«ezm:.sttam^-
Figure 4. Project Area Overview, view to northeast
Figure 5. Project Area Overview. view to southeast
5
regional traditional history are associated with `Umi-a-Liloa. Hawaii Island was first unified under the role
of `Umi-a-Liloa and Kona was selected as a dwelling place of chiefs. The area lies within the realm of the
traditional Hawaiian political authority that was centered in the Kailua-Keauhou area from at least the 15th
century to the reign of Kamehameha I. `Urni-a-Liloa is also associated with an upland heiau in Keauhou,
Ahu-a-Umi.
After the death of Captain Cook in 1779, the Hawaii Island Chief Kalani`opu`u moved to Keau-
hou where he could surf. Kamehameha's father-in-law, Keeamoku, was given Keauhou in return for his
assistance in Kamehameha's unification of Hawaii Island in 1791. Native historian David Malo was born in
Keauhou in ca. 1791 Kamehameha's wife, Keopualani, was raised from the age of 10 in Keauhou begin-
ning ca. 1790. She was the mother of Liholiho and Kamehameha III (Kauikeaouli), who was born there in
1814. Kamehameha reportedly built the large holua slide (Site 1669) in Keauhou for Kauikeaouli. Gover-
nor Kuakini and Kekauluohi were also raised in Keauhou. In the late 1700s to early 1800s Kamehameha
monopolized foreign commerce including the provisioning of trading and whaling ships and beginning in
1811 the sandalwood trade. The holua and numerous heiau near the coast in the Keauhou-Kahalu`u area
attest to the longstanding importance of the area as a royal center.
The Lekeleke burial ground is situated a short distance south of the project area. It is well known
because of its association with Kekuaokalani s religious rebellion against the young King Liholiho- The
rebellion was prophesized by the hatch (prophet or seer) Kapihe in the 1770s. Kamehameha's comort.
Ka'ahumanu aided the young king in the overthrow of the kapu system in 1819. After Liholiho formally
dissolved the ancient system by eating with his mother, Keopuolani, and Ka'ahumanu, the king ordered the
destruction of heiau and overthrow of the old idols. Liholiho's cousin, Kekuaokalani, who was the keeper
of the war god Kukailimoku, was enraged by the destruction of the ancient kapu system and mounted a
rebellion from Ka`awaloa. After a failed attempt to peacefully end the rebellion by Keopuolani, Liholiho's
forces, led by Kalanimoku met Kekuaokalani's forces initially at Lekeleke in Keauhou 2. After an initial
skirmish at Lekeleke, the main battle occurred in Kuamo'o near the coast. After a furious battle Kekuao-
kalam was finally killed and his forces dispersed.
Native Hawaiian historic accounts and the observations of early foreign visitors such as Ellis and
Wilkes describe the extensive cultivated slopes that included Keauhou The cultivated lands, today known
as the Kona Field System, were in intensive use during late prehistoric times. The project area is situated in
the kola zone of the system. The field system extends north to Kau Ahupua'a, south to Honaunau, and
from the coastline to the forested slopes of Hualalai.
The first missionaries arrived in Kailua in 1820, but only stayed a few months. They retumed in
1823 and were given land to establish missions and by 1825 schools. In 1823, Ellis counted nineteen heiau
and 610 houses along the coastal trail from Kailua to Keauhou, and eight heiau and 443 houses between
Keauhou and Ka'awaloa The early missionary census and other data documented a substantial population
in Kona including a large settlement surrounding Keauhou Bay in the 1820s; however, the population de-
ceased dramatically over the next two decades due to death and dislocation cm tred by introduced diseases,
droughts, fires, and famine.
The gradual shift from subsistence farming to a market economy began with the introduction of
coffee, corn, pumpkins, cotton, pineapple, and Irish potatoes in the 1820s to 1840s. Other introduced early
historic crops included melons, cabbage, onions, oranges, and tobacco. Keauhou served as port where fire-
wood, sandalwood, and produce were shipped. The introduction of cattle ranching and commercial coffee
production in the mid -1800s caused further change to the traditional agricultural system.
During ttiu areal Mahcic, tccauhou 1 was given 10 Victoria Kamamnlu (LCA 7713, Apana 7) and
Keauhou 2 was given to Lot Kapuaiwa (Kamehameha V; LCA 7715, Apana 12. The Waihona `Aiwa
2000) Mahele Database, which is a compilation of data from the Indices of Awards (Indices 1929), Native
Register (NR n_d.), Native Testimony ( NT n. d.), Foreign Register (FR rid.) and Foreign Testimony (FT n.d.);
lists seventy-two awarded LCA claims for 133 parcels within Keauhou 1 and 2 These claims by 67 claim-
ants list of total of 210 claimed parcels. Five claimants (114 Naihe, Kaanoano, Kailiaksate, Kapela and
Kupaka) each filed two LCA claims.
6
The awarded claim testimonies describe 34 house lots with at Least 55 houses. Enclosing walls are
mentioned for 24 house lots. The testimonies refer to over 400 cultivated plots, sections, mala and kihapai.
Specific crops mentioned include taro (126 plots), sweet potatoes (110), coffee (39), pumpkins (5), gourd
2), pineapples (3), clan& (1), and a variety of trees (coconut [22], kou [21], orange 15), loulu [13], palm
6], hala [4], noni [2], papaya [2], and hau [1]). Two gardens are described as enclosed with walls.
Public Instruction Records cited by Maly and Maly (2001:214) list two schools in Keauhou in
184T The teachers were Kaihe and Keliiaihue. School records from 1848 List four teachers and 108 stu-
dents at the two Keauhou schools. Tax records from 1849 list 60 people subject to taxation in Keauhou.
Maly and Maly (2001:21-22) quote a Hawaiian language newspaper article that describes an inspection of
schools in Kona Two schools are reported for Keauhou in 1856. The school of Kanakaokahialii had 25
students with marginal proficiency.
Records documenting the late 1800s in Keauhou are limited. Tax records indicate a decrease in tax
payers from 72 in 1857 to 24 in 1881 (Tomonari-Tuggle 1985:31)_ A Chinese retail store was established in
Keauhou in 1867. Jackson's 1885 map of Keauhou Bay shows a settlement of at least twenty-six structures,
mostly situated on the north side of the bay Eight of the structures have walled yards surrounding them. Scattered coconuts are also depicted.
Commercial sugar cane cultivation in Kona was attempted in the late 1800s and early 1900s, but
was abandoned by the mid -1920s (Kelly 1983). Cattle ranching and coffee cultivation continued during thelateI800sand 1900s. A railroad extends through the ahupua'a half way between the coast and the
Mamalahoa Highway. Construction of the raihoad began in 1901 by the West Hawai'i Railway CompanyCondeandBest1973). The railroad was constructed to transport sugar cane to the Kailua Sugar CompanyMillsituatedinWaiaha. By the 1970s, the rapidly developing tourism industry began to transform the re-
gion's land use from ranching and commercial agriculture, except coffee production, to subdivisions, re-
sorts, and commercial establishments.
Hammett and Folk (1980) surveyed the project area and identified three archaeological sites in the
project area vicinity: an undefined agricultural feature (Site 4633), 2 ahu (Site 4634), and a portion of a
trail (Site 4619). DLNR-SHPD correspondence dated June 6, 2003 (LOG NO: 2003.0959-, DOC NO.
0306mm12) indicates that a portion of the trail site is preserved within an adjacent parcel
Findings
No archaeological sites or features were identified within the project area. No evidence of the sitesidentifiedbyHammettandFolk (1980) was found- The absence of sites is attributable to the extensivebulldozingthathasoccurredwithintheprojectarea No further archaeological work is recommended forthepropertybasedonthe survey- results.
References
Burtchard, G.C.
1996 Population and Land Use on the Keauhou Coast, the Mauka Land Inventory Survey, Keauhou, North Kona, Hawaii Island, Part 1: Narrative Volume. International Archaeo-
logical Research Institute, Inc. Prepared for Belt Collins and Associates and Kame- hameha Investment Corporation
Conde, J., and G. Best
1973 Sugar Trains: Marrow Gauge Rails ofHowal7.. Felton, California: Glenwood Publishers
7
1010-092415
FINAL
ARCHAEOLOGICAL ASSESSMENT
TMK: (3) 7-8-10:090
KEAUHOU 1 AHUPUA`A, NORTH KONA DISTRICT
ISLAND OF HAWAII
HAUN & ASSOCIATES
ARCHAEOLOGICAL, CULTURAL, AND HISTORICAL RESOURCE MANAGEMENT SERVICES
73-1168 KAHUNA A`O ROAD, KAILUA-KONA HI 96740
PHONE: 808-325-2402 FAX: 808-325-1 520
1010-092415
FINAL
ARCHAEOLOGICAL ASSESSMENT
TMK: (3) 7-8-10:090
KEAUHOU 1 AHUPUAA
NORTH KONA DISTRICT
ISLAND OF HAWAII
Prepared by:
Alan E. Haun, Ph.D.
and
Dave Henry, B. S.
Prepared for:
Mr. Scott Russell, Pacifica Companies
c/o Mr. Sidney Fuke
100 Pauahi Street, Suite 212
Hilo, HI 96720
January 2015
revised September 2015)
HAUN & ASSOCIATES
ARCHAEOLOGICAL, CULTURAL, AND HISTORICAL RESOURCE MANAGEMENT SERVICES
73-1168 KAHUNA A'O ROAD, KAILUA-KONA HI 96740
PHONE: 808-325-2402 FAX 808-325-1520
MANAGEMENT SUMMARY
Haun & Associates completed an Archaeological Assessment of the 3.686 acre TMK: (3) 7- 8-10:090 located in
Keauhou 1 Ahupua'a, North Kona District Hawaii. The survey documented extensive prior bulldozer disturbance of
the project area. No archaeological sites or features are present in the project area. Similar findings were noted
during a previous archaeological investigation in the parcel by Hammatt and Folk (1980 - see Figure 6).
A draft of the present assessment report was submitted to DLNR-SHPD in July 2015 and a review was subsequently
provided to Haun & Associates in an August 13, 2015 letter from Hawaii Island Lead Archaeologist Mike Vitousek
Log No. 2015-00330, Doc. No. 1508MV23 — Appendix A). The review letter states that SHPD and Na Ala Hele
State of Hawaii Trail and Access System Coordinators), believe that a trail (Site 4619) noted by Hammatt and Folk
1980) may have once extended through the parcel (Parcel 090) and the adjacent Parcel 078. According to this
letter," If the former location of the trail can be identified on Parcels :078 and 090 please assess the significance of
this alignment and provide treatment recommendations'.
Hammatt and Folk (1980) provide very limited information on the Site 4619 trail. No written site description is
available and it is only included as an entry in several tables in this report. According to the Hammatt and Folk
1980) site location map (see Figure 6), Site 4619 never extended into Parcel 090 and only a small portion was
present in the southern portion of Parcel 078. Considerable efforts were made to locate the Site 4619 trail within
Parcel 078 during the Haun and Henry (2009) survey; however, due to the extensive ground disturbance in this
parcel, no remnants of it remain.
According to Figure 6, several trails (Sites 4623 and 7960) converge with Site 4619 in the inland portion and
continue seaward. The trail has been truncated by a modern reservoir, with a section extending to the southwest,
where it terminates well inland from the shoreline. Despite the limited information available, it is clear that the
trail does not represent a main mouko-makoi transportation route and did not provide access to significant
locations within the ohupua'a. It is therefore likely that the trail alignment did not provide access for notable
cultural practices and it is not considered a significant historic property based on its lack of integrity. No further
archaeological work is recommended for the property based on these results.
Cover phot: Overview ofprajett afromecv to nortnwert
HAUN & ASSOCIATES I i
Contents
MANAGEMENT SUMMARY
INTRODUCTION 1
PROJECT AREA DESCRIPTION 1
METHODS 6
BACKGROUND 6
FINDINGS 10
REFERENCES 11
APPENDIX A - SHPD AUGUST 13, 2015 REVIEW LETTER 13
Figures
Figure 1. Portion of 2013 USGS 7.5' Kealakekua Quadrangle showing project area 2
Figure 2. Tax Map Key 7- 8-10 showing project area 3
Figure 3. Aerial view of project area (from Google Earth) 4
Figure 4. Overview of project are showing bulldozed cut and silt fence, view to northwest 5
Figure 5. Overview of inland portion of project area, view to south 5
Figure 6. Hammatt and Folk (1980) site location map 9
HAUN & ASSOCIATES 1 u
INTRODUCTION
At the request of Sidney Fuke on behalf of his client, Mr. Scott Russell of Pacific Companies, Haun & Associates has
prepared an archaeological assessment for TMK: (3) 7-8- 10:090, a 3.686 acre parcel located in the Land of Keauhou
1, North Kona District, Island of Hawai'i (Figures 1 and 2). The objective of the survey was to satisfy historic
preservation regulatory review requirements of the Oepartment of Land and Natural Resources -Historic
Preservation Division (DLNR-SHPD), as contained within Hawaii Administrative Rules, Title 13, DLNR, Subtitle 13,
State Historic Preservation Rules (2003).
No archaeological sites or features were identified during the survey, therefore the project is documented as an
archaeological assessment pursuant to Chapter 13-284-5(5A). As required, this report contains a description of the
project area, field methods and a brief background description.
PROJECT AREA DESCRIPTION
The project area is an irregularly-shaped 3.685 acre parcel located in the Keauhou 1 Ahupua'a at elevations that
range from approximately 215 to 230 feet. The parcel is bordered by Kamehameha III Road to the northwest, by
paved roads along the southwest and southeast sides and by a development to the east (Figure 3).
The entire project area extensively impacted by previous bulldozer activity. A bulldozed road cut extends into the
project area from the south, ending at a circular turnaround (see Figure 3). A cloth silt fence supported by rebar
posts parallels this cut along the north and west sides (Figure 4). The southwestern portion of the project area
26% or 0.95 acres) appears to have been recently bulldozed evidenced by exposed areas with no vegetation and
push piles of lava stones and cinders. An overview of this disturbed area is depicted on the cover of this report.
The remaining portions of the project area also appear to have been bulldozed, although this disturbance seems to
be older than the southwestern portion. Although covered in vegetation this area also has low pushpiles of lava
stones and bulldozer scrapes on areas on exposed outcrops. An example of this portion of the project area is
depicted in Figure 5.
Haun and Henry (2009) conducted a survey of a 20.813 acre parcel (Parcel 78) located adjacent to the project area
to the south (see Figure 2). The survey of this area also noted extensive bulldozer disturbance likely associated
with the construction of adjacent roads and the nearby Kona Country Club (see Figure 3). No sites were present in
the Haun and Henry (2009) survey area.
The vegetation within the parcel is comprised of fountain grass (Pennisetum setaceum (Forsk.] Chino.) koa haole
Leucaeno leucocephala (Lam.) de Witt), Christmas berry (Schinus terebinthifolius Raddi), kiawe trees (Prosopis
pollisa [Numb. & Bonpl. Ex Willd.] HBK.) and noni (Morindo citrifolio). The terrain slopes gently to moderately to
the west. Sato et al. (1973) report that the project area is a' a lava (1973: Sheet 102); however, areas of pahoehoe
lava are also present. According to Sato et al. (1973: 34), a' a lava consists of a "clinkery, hard, glassy, sharp pieces
piled in tumbled heaps". The pahoehoe lava is classified as a, "billowy, glassy surface that is relatively smooth, and
there are hummocks and pressure domes"(1973: 34).
The parcel is situated on the southwestern slopes of Hualalai Volcano, with a surface mantle comprised of
Holocene lava flows from Hualalai dating to between 1,500 and 3,000 years before present (Wolfe and Morris
2001). Rainfall in the general vicinity of the project area averages 10 to 20 inches per year Juvik and Juvik 1998).
HALIN & ASSOCIATES l 1
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HAUN & ASSOCIATES 1 2
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Figure 5. Overview of inland portion of project area, view to south
HAUN & ASSOCIATES 1 5
METHODS
The survey fieldwork was conducted on February 4, 2004 by Haun & Associates Project Supervisor Shawn Fackler,
B.A. and Field Archaeologist Tammy Gibson, B.A., under the direction of Dr. Alan Haun. Approximately 1 labor -day
was required to complete the fieldwork portion of the project. The archaeological survey consisted of a 100%
surface examination with the surveyors walking transects at 10 -meter intervals. Ground surface visibility
throughout the project area was fair to excellent.
BACKGROUND
The project area is located within the ohupua'a of Keauhou 1, in the district of North Kona (see Figures 1 and 2).
Keauhou is literally translated as "the new era or the new current" (Pukui and Elbert 1986:104). The following
summary of Keauhou is derived from Maly and Wong -Smith (1999), Maly and Maly (2001) Tomanari-Tuggle (1985)
and Burtchard (1996). According to legend, Lono, the Hawaiian god of agriculture, fertility, and rain originally lived
at Keauhou where he discovered the primary Hawaiian cultigens taro, sweet potatoes, sugar cane, bananas, yams,
and kava. Early events documented in the Kona regional traditional history are associated with'Umi-a-Liloa.
Hawaii Island was first unified under the rule of 'Umi-a-Liloa and Kona was selected as a dwelling place of chiefs.
The area lies within the realm of the traditional Hawaiian political authority that was centered in the Kailua-
Keauhou area from at least the 15th century to the reign of Kamehameha I.'Umi-a-Liloa is also associated with an
upland heiau in Keauhou, Ahu-a-Umi.
After the death of Captain Cook in 1779, the Hawaii Island Chief Kalani'opu'u moved to Keauhou where he could
surf. Kamehameha's father-in-law, Ke'eamoku, was given Keauhou in return for his assistance in Kamehameha's
unification of Hawaii Island in 1791. Native historian David Malo was barn in Keauhou in ca. 1793. Kamehameha's
wife, Keopualani, was raised from the age of 10 in Keauhou beginning ca. 1790. She was the mother of Liholiho
and Kamehameha III (Kauikeaouli), who was born there in 1814. Kamehameha reportedly built the large holuo
slide (Site 1669) in Keauhou for Kauikeaouli. Governor Kuakini and Kekauluohi were also raised in Keauhou. In the
late 1700s to early 1800s Kamehameha monopolized foreign commerce including the provisioning of trading and
whaling ships and beginning in 1811 the sandalwood trade. The holua and numerous heiou near the coast in the
Keauhou-Kahalu'u area attest to the longstanding importance of the area as a royal center.
The Lekeleke burial ground is situated a short distance south of the project area. It is well known because of its
association with Kekuaokalani's religious rebellion against the young King Liholiho. The rebellion was prophesized
by the kaula (prophet or seer) Kapihe in the 1770s. Kamehameha's consort, Ka'ahumanu aided the young king in
the overthrow of the kapu system in 1819. After Liholiho formally dissolved the ancient system by eating with his
mother, Keopuolani, and Ka'ahumanu, the king ordered the destruction of heiou and overthrow of the old idols.
Liholiho's cousin, Kekuaokalani, who was the keeper of the war god Kukailimoku, was enraged by the destruction
of the ancient kopu system and mounted a rebellion from Ka'awaloa. After a failed attempt to peacefully end the
rebellion by Keopuolani, Liholiho's forces, led by Kalanimoku met Kekuaokalani's forces initially at Lekeleke in
Keauhou 2. After an initial skirmish at Lekeleke, the main battle occurred in Kuamo'o near the coast. After a furious
battle Kekuaokalani was finally killed and his forces dispersed.
Native Hawaiian historic accounts and the observations of early foreign visitors such as Ellis and Wilkes describe
the extensive cultivated slopes that included Keauhou. The cultivated lands, today known as the Kona Field
System, were in intensive use during late prehistoric times. The project area is situated in the kulo zone of the
HAUN & ASSOCIATES 6
system. The field system extends north to Kau Ahupua'a, south to Honaunau, and from the coastline to the
forested slopes of Hualalai.
The first missionaries arrived in Kailua in 1820, but only stayed a few months. They returned in 1823 and were
given land to establish missions and by 1825 schools. In 1823, Ellis counted nineteen heiau and 610 houses along
the coastal trail from Kailua to Keauhou, and eight heiau and 443 houses between Keauhou and Ka'awaloa. The
early missionary census and other data documented a substantial population in Kona including a large settlement
surrounding Keauhou Bay in the 1820s; however, the population deceased dramatically over the next two decades
due to death and dislocation caused by introduced diseases, droughts, fires, and famine.
The gradual shift from subsistence farming to a market economy began with the introduction of coffee, corn,
pumpkins, cotton, pineapple, and Irish potatoes in the 1820s to 1840s. Other introduced early historic crops
included melons, cabbage, onions, oranges, and tobacco. Keauhou served as port where firewood, sandalwood,
and produce were shipped. The introduction of cattle ranching and commercial coffee production in the mid -1800s
caused further change to the traditional agricultural system.
During the Great Mahele, Keauhou 1 was given to Victoria Kamamalu (LCA 7713, Apana 7) and Keauhou 2 was
given to Lot Kapuaiwa ( Kamehameha V; LCA 7715, Apana 12. The Waihona'Aina (2000) Mahele Database; which is
a compilation of data from the Indices of Awards (Indices 1929), Native Register (NR n. d.), Native Testimony (NT
n. d.), Foreign Register (FR n. d.) and Foreign Testimony (FT n. d.); lists seventy-two awarded LCA claims for 133
parcels within Keauhou 1 and 2. These claims by 67 claimants list of total of 210 claimed parcels. Five claimants
1.H Naihe, Kaanoano, Kailiakaale, Kapela, and Kupaka) each filed two LCA claims.
The awarded kuleona claims range from 0.2 to 6. 6 acres in area with an average of 2.88 acres. Most of the claims
included a coastal house lot and at least two or three cultivated parcels at differing elevations corresponding with
zones of the Kona Field System. The testimonies for the Keauhou claims are atypical in the rarity of claimed parcel
boundary descriptions. The testimonies refer to thirty-nine ili land divisions. Waipio is mentioned eleven times,
Paki is listed for ten parcels, followed by Opuokaha and Haliipalala (8), Haleape (7), Kamuku and Laulaulahili (6),
Kaohia (4) and four parcels each for Maili, Pakohe, Papalanuiu, and Puuloa. Most of the remaining names are only
mentioned once.
The awarded claim testimonies describe 34 house lots with at least 55 houses. Enclosing walls are mentioned for
24 house lots. The testimonies refer to over 400 cultivated plots, sections, mole and kihapai. Specific crops
mentioned include taro (126 plots), sweet potatoes (110), coffee (39), pumpkins (5), gourd (2), pineapples (3),
Oland (1), and a variety of trees (coconut [22], kou [21], orange 15), loulu [13], palm [6), holo [4), noni [2], papaya
2), and hou [1]). Two gardens are described as enclosed with walls.
Public Instruction Records cited by Maly and Maly (2001:214) list two schools in Keauhou in 1847. The teachers
were Kaihe and Keliiaihue. School records from 1848 list four teachers and 108 students at the two Keauhou
schools. Tax records from 1849 list 60 people subject to taxation in Keauhou. Maly and Maly (2001:21-22) quote a
Hawaiian language newspaper article that describes an inspection of schools in Kona. Two schools are reported for
Keauhou in 1856. The school of Kanakaokahialii had 25 students with marginal proficiency.
Records documenting the late 1800s in Keauhou are limited. Tax records indicate a decrease in tax payers from 72
in 1857 to 24 in 1881 (Tomonari-Tuggle 1985: 31). A Chinese retail store was established in Keauhou in 1867.
Jackson's 1885 map of Keauhou Bay shows a settlement of at least twenty-six structures, mostly situated on the
north side of the bay. Eight of the structures have walled yards surrounding them. Scattered coconuts are also
depicted.
HAUN & ASSOCIATES 17
Commercial sugar cane cultivation in Kona was attempted in the late 1800s and early 1900s, but was abandoned
by the mid -1920s (Kelly 1983). Cattle ranching and coffee cultivation continued during the late 1800s and 1900s. A
railroad extends through the ahupua'a half way between the coast and the Mamalahoa Highway. Construction of
the railroad began in 1901 by the West Hawaii Railway Company (Conde and Best 1973). The railroad was
constructed to transport sugar cane to the Kailua Sugar Company Mill situated in Waiaha. By the 1970s, the rapidly
developing tourism industry began to transform the region's land use from ranching and commercial agriculture,
except coffee production, to subdivisions, resorts, and commercial establishments.
The project area was previously examined by Cultural Surveys Hawaii (CSH) during a survey of portions of the
Keauhou-Kona Resort (Hammett and Folk 1980). A portion of the site location map from this project, depicting the
present project area is presented in Figure 6. As indicated in this figure, no archaeological sites were observed in
the project area during this study.
HAUN & ASSOCIATES 18
r
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Y
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i
0
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Figure 6. Hammatt and Folk (1980) site location map
HAUN & ASSOCIATES 19
FINDINGS
No archaeological sites or features are present in the project area. Similar findings were noted during a previous
archaeological investigation in the parcel by Hammatt and Folk (1980 - see Figure 6).
A draft of the present assessment report was submitted to DLNR- SHPD in July 2015 and a review was subsequently
provided to Haun & Associates in an August 13, 2015 letter from Hawaii Island Lead Archaeologist Mike Vitousek
Log No. 2015-00330, Doc. No. 1508MV23 — Appendix A). The review letter states that SHPD and Na Ala Hele
State of Hawaii Trail and Access System Coordinators), believe that a trail (Site 4619) noted by Hammatt and Folk
1980) may have once extended through the parcel (Parcel 090) and the adjacent Parcel 078. According to this
letter," If the former location of the trail can be identified on Parcels :078 and 090 please assess the significance of
this alignment and provide treatment recommendations'.
Hammatt and Folk (1980) provide very limited information on the Site 4619 trail. No written site description is
available and it is only included as an entry in several tables in this report. According to the Hammatt and Folk
1980) site location map (see Figure 6), Site 4619 never extended into Parcel 090 and only a small portion was
present in the southern portion of Parcel 078. Considerable efforts were made to locate the Site 4619 trail within
Parcel 078 during the Haun and Henry (2009) survey; however, due to the extensive ground disturbance in this
parcel, no remnants of it remain.
According to Figure 6, several trails (Sites 4623 and 7960) converge with Site 4619 in the inland portion and
continue seaward. The trail has been truncated by a modern reservoir, with a section extending to the southwest,
where it terminates well inland from the shoreline. Despite the limited information available, it is clear that the
trail does not represent a main mouka-mokoi transportation route and did not provide access to significant
locations within the ohupua'o. It is therefore likely that the trail alignment did not provide access for notable
cultural practices and it is not considered a significant historic property based on its lack of integrity. No further
archaeological work is recommended for the property based on these results.
HAUN & ASSOCIATES 110
REFERENCES
Burtchard, G.C.
1996 Population and Land Use on the Keauhou Coast, the Mauka Land Inventory Survey, Keauhou,
North Kona, Hawaii Island, Part 1: Narrative Volume. International Archaeological Research
Institute, Inc. Prepared for Belt Collins and Associates and Kamehameha Investment Corporation.
Conde, l., and G. Best
1973 Sugar Trains: Narrow Gauge Roils of Hawaii. Felton, California: Glenwood Publishers
DLNR (Department of Land and Natural Resources)
2003 Hawaii Administrative Rules, Title 13, Department of Land and Natural Resources, Subtitle 13,
State Historic Preservation Division Rules.
FR
FT
n.d. Foreign Register of Kuleana Claims Recorded by the Board of Commissioners to Quiet Land Titles
in the Hawaiian Islands. Manuscript. Hawaii State Archives.
n.d. Foreign Testimony Recorded by the Board of Commissioners to Quiet Land Titles in the Hawaiian
Islands. Manuscript. Hawaii State Archives.
Hammatt, H.H., and W.H. Folk
1980 Archaeological Survey, Phase I: Portions of Keauhou-Kona Resort, Keauhou and Kahaluu, Kona,
Hawai'i Island. Archaeological Research Center Hawaii Report 14- 152 III. Prepared for
Kamehameha Investment Corp.
Haun, A.E., and 0. Henry
2009 Archaeological Assessment, TMK: (3) 7-8-10:078, Land of Keauhou 1, North Kona District, Island
of Hawaii. Haun & Associates Report 634 prepared for Keauhou Resort Development Venture 1,
LLC.
Indices
1929 Indices of Awards Made by the Board of Land Commissioners to Quiet Land Titles in the Hawaiian
Islands. Territory of Hawaii, Honolulu.
Juvik, S. P. and 1.0. luvik (editors)
1998 Atlas of Hawaii, Third Edition. University of Hawaii Press. Honolulu.
Kelly, M
1983 Na Mala 0 Kona. A History of Land Use in Kona, Hawaii. Departmental Report Series 83-2.
Department of Anthropology, B. P. Bishop Museum, Honolulu. Prepared for the Department of
Transportation, State of Hawaii.
HAUN & ASSOCIATES I I I
Maly, K., and H. Wong Smith
1999 A Report of Archival -Historical Documentary Research, Oral History Interviews and Assessment of
Cultural Impacts, He Wahi Mo'olelo No Kona, Na Ahupua'a 0 Keauhou 2"4, Honalo, Ma'ihi 1-2,
Kuamo'o 1-3, Kawanui 1-2, Lehu'ula 1-2 Honua'ino 1-4, Hokukano 1-2, Kanueue 1-2,Halekyi,
Ke'eke a 1- 2, 'Ilikahi, Kanakau 1- 2, Kalukalu, Onouli 1- 2, Keopuka 1-2, and Ka'awaloa, Districts of
North and South Kona, Island of Hawaii. Prepared for Oceanside 1250 Partners by Kumu Pono
Associates.
Maly, K., and 0. Maly
2001 A Historical Overview of the Lands, and Trails Traveled between Keauhou and Kealakekua, Kona,
Hawaii: A Study of Archival -Historical Documentary Literature, Oral History — Consultation
Interviews, and Kama'aina Recommendations on Site Preservation in the Lands of Keauhou,
Honalo, Ma'ihi, Kuamo'o, Kawanui, Lehu'ula, Honua'ino, Hokukano, Kanueue, Haleki'i, Ke'eke'e,
llikahl, Kanakau, Kalukalu, Onouli, Keopuka. Ka'awaloa, and Kealakekua, Districts of North and
South Kona, Island of Hawaii (TMK Overview Sheets — 7-9, 8-1, 8-2. Prepared for Na Ala Hele
Program Manager (Hawaii Island) by Kumu Piano Associates
NR
NT
n.d. Native Register of Kuleana Claims Recorded by the Board of Commissioners to Quiet Land Titles
in the Hawaiian Islands. Manuscript. Hawaii State Archives.
n.d, Native Testimony Recorded by the Board of Commissioners to Quiet Land Titles in the Hawaiian
islands. Manuscript. Hawaii State Archives.
Pukui, Mary Kawena and Samuel H. Elbert
1986 Hawaiian Dictionary. Revised and enlarged edition. University of Hawaii Press, Honolulu.
Sato, H.H., W. Ikeda, R. Paeth, R. Smythe, and M. Takehiro, Jr.
1973 Soil Survey of the Island of Hawaii, State of Hawaii. U.S. Department of Agriculture, Soil
Conservation Service and University of Hawaii Agricultural Experiment Station. Washington, D.C..
Government Printing Office.
Tomonari-Tuggle, M.
1985 Cultural Resource Management Plan, Cultural Resource Management at the Keauhou Resort.
Prepared for Kamehameha Investment Corporation, Honolulu.
Waihona 'Alva Corporation
2000 The Mahele Database, Waihona.com.
Wolfe, E.W., and 1. Morris
1996 Geologic Map of the Island of Hawaii. U.S. Department of the Interior, U.S. Geological Survey.
Miscellaneous Investigations Series.
HAUN & ASSOCIATES I 12
APPENDIX A - SHPD AUGUST 13, 2015 REVIEW LETTER
YI ATE OF IIA \NAII
in AiIAu.A1 ul.lA u ' I,ssTI Int inset NC Is
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1.31.1.8-010 1)011
thank: a for the uypor :IM10c dreportIrdiiled w 111.11: re 11/k oil' ,A-r)l/rPOO
ehornor l/rul' :11 %or Itlim0 L mein A II:tunLod l]. Ileav. \ la, Pill• Iltis doeunieni horelbyournllkit0.tI IO Uoedesemecashe el Nu mrte.'ir thank .a hi mie pLoper! hoh1Ir., ehl pmol• (l.l r. Nut Lae.. r; A holo el. p' n.
JIIGeJttlhe th• :a:P JdIN aroliaerlooltal.00tt•nitio.
YIIVD reee rah. reheitti e•pand. te Ironi file Styx x111 Lk, III Ir.W mr.ld¢ -II rtlindlots ur Al Ala
like IIIH:M 1eauMa L. Ivry'sr_:t1114•41 tlO rndlreres a toil :Lynnant l A 1111' 40101 r orded bellanrnmll
801 •:aloe; 'I EPtent;Impala. 11%1K pored 0.7S1 ' IIreyuenl d II• recorded In
the rerteslul e Na Ala Hda Je nlIII I'YLhrrt le;ll;s beer: l'ICNTI.INtnllie duh Ind hezmplc
rale oldie ;ril se n wh the lime l rounh lrt board of l and and haural Rus Alu
rkeranua dna die nirdrn k.frhn c..111 in 19101 did Md1cAd. nthre (IPS :-Int and itt L. he meet dIEL
I litreIon. AL h e riot' 1 d' •ifihv' rI of lte 151111 14111 rr1' 1-Ianu 1111.
r1.nnii propu ipa :ei 10n1 II amodinerFoe el the adcn hr ides id oil p.areis rd nr 1190 please
PMNN the einl leis an6 11 icrea Irr Int/ h'_ tater flr: all
frl 1 has 11 a perpel1 tee r1111111.111 , h - p d ape II INp. ulr
Iea!Ilanenter LAI,.4 d10i pre tnat hi II tleilLatimaric oin he
identified and is de. ed lo heat T..MI historic proiLertaIlw.e pe•e t lilt rood6 fIts nPurlttnAISe
that nt:
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umdaofpr 6AR I'oPh 111.:.x1. f_ nlolfile it-
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pandit -Lie hist. Ie Prv.p<e;.
111.P.MIIIIIIIIL Illd reque•halxenM1 tor 0 ohtninehr 'Aaiun ihdvaorail pro. eel ire on this parte] IN 1111 .:
tell'JAAnd .uhmrl x iuned 11110 repos for 41Pl1 rn len Pie..sc tont Lat AIke A w vr,e I. ISUSI4rr-191
lurur,e pruvt mum uu na n rnrJill AIt Sm
HAUN & ASSOCIATES I 13
Kay, Christian
From: Sidney Puke <sidfuke@hawaiiantel net>
Sent: Thursday, June 17, 2021 2 1 PM
To: Kay. Christian
Subject: Pacifica Big Island. LLC
Hi Christian,
Thanks for your call. First of all, I do have to apologize for my bad math resulting in an erroneous figure when
the Commission approved the amendment in 2015. In sum:
a. Original permits: SMA 286 allowed 212 units, of wh ch 40 units have been constructed; SMA 456 allowed 16
units with no units constructed.
b. The permits were combined in 2015 as they were adjoining and commonly owned properties, with the
remaining SMA being 286. The idea was to retain the same density (212 + 16) between the 2 properties, less the
40 built structures. Accordingly, the remaining allowable density should have been (228-40) 188 units. May bad
math then however, rnmputed 184. which was the numher represented and approved in the 2015
erne-Ant:Litt. such, nct _erevo eaddeut eterdinL al! _. and , _ ,d ng the ItaarHi, natsccs, cts. „c
number b, . cc, the nd-ndater at th. _°n dcds
c. Further, another objective behind the 2015 amendment was to allow the potential increase (say from 16 to 20
units) affecting the 3.868 acre site and if so, the density the larger parcel would have to be reduced by 4
units. The existing provision allows that.
d. Given that, the applicant's time extension request would be having 3 years to secure Plan Approval and a 5 year
construction completion window.
Sorry for the confusion! As always, feel free to contact me if you have questions.
Sid
Planning Dept.
Exhibit 2- 142486
os It I
11AI.11.
r cants Or la.:all-
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stir. 111,,,- roti
Dear nlr. lee'.
Panlica Big Island I C. the no net applicant of that certain propens identified as I VIK -"-a
m lit. nth. tocared in Keauhnu. Aorlh Rona. Hanalei tt lith is subject to "NI . -A 'sr, and lornletis PL 4-us-
itoW ._ h r I s requests a t so v ear idLdrpdol or the entitlementsmnents era I:d pursuant thereto. until Alarch n.
dlthou h the market for houmn_' appear robust the eu,nonucs ofproduane that houunn Mase
Jett/ ioraied si_nilicanus os: the past t'o sears- It had been the ori_ival plan of the os nets to deseiop
nm!u-tea mile housing tar_eted (or the local houtiuu market tcap houstny as opposed to the resort or
tin esmi marker This plan depended upon certain cost assumpttocs 'hich hate prosesdifneti It it not
impossible. to achiese as the protect o cut to bid heedless to sat,. the o'erTiers sserc not cdpcdtml_ the
results aetualls receised. l he current construction labor market in Kona can best be described as
I ienr led..
lit a hers are currvnh re-dunktng the tccmie al Vesi_•e of the protea. particularly ctadme and
buiWmv placcmenr try int to reduce cosh Kith the critical state of reasonably priced housin_e in the
late of [lawn) and on the 6IanJ H Hid alt. he feel it is reasonahlc to indultam this cnrrcnt hotnmc
autidenlan- huller Chas la the umaa'i sperseolr eendo*aeh.ch could ince nahh Brise the price
oluns honsinn= on this properly eters higher.
ha co:nmttuils _ In m Kon:t t on n t,ms Ue I p.aem Plat rsaeJ 1 d to aro.•
des elopmeuts in certain area.. itke the sulueyi .itsl l e s;Heel RI t oiled R \ Ist tempian
u,es and cloHn des-Jon:nein parameters tpatkinc hetcht setback. etct me consistent's ith that con a
hnuld this proles he built it u til tran4ornl a 'scant area Into a residential nemhh orhood that can Dolt
help ere -ate a nwre s thrum Keauhou comnwnit . 1 he nuns has cleaned up. and continues to dean up.
trash on the properts'chtch has been used as a clumpints wound and sotnctmnes homeless camp.
Planning Dept.
Exhibit 2
irl rozl iiic.aa :=uP Ilh rc me r 7. .. :: mr:. h r_crd spca a;.
other floral or I:n:na. on rhe silo II ransim an mdcal reaidenlial sale it mrI. LL c richt ser of economic
iaclar. can h. ema_cd dddnioaall%. m hnJd-out. the prorccl should create ten oranore pernlancnr ILO),
rm a11:os sl, Il, .z bo csrc2icj Lipid Mardi
Lazco-/ls.
natLyVeal
Mau Deal
project Alanaucr
Ass -:-h-'131
yitc i.a t
LL (1,na;m LI, hat, .'"'l
idfukc Bass ut,)r).d a tl
Ic.ht s irn Lie-kon kit).n
Harry Kim
Mayo
West Hawaii Office
74-5044 Ape Keohokalole Hwy
Kailua-Kona, Hawaii 96740
Phone ( 808) 323-4770
Fax ( 808)327-3563
September 4, 2018
County of Hawaii
PLANNING DEPARTMENT
Mr. Matt Deal, Project Manager
Pacifica Big Island, LLC
1775 Hancock Street, Suite 200
San Diego, CA 92110
Dear Mr. Deal:
Michael Yee
Director
Daryn Arai
Deputy Director
East Hawaii Office
101 Pauabi Street, Suite 3
Hilo, Hawaii 96720
Phone (808)961-8288
Fax (808)961-8742
Special Management Area (SMA) Permit No. 286
Applicant: Pacifica Big Island, LLC
Subject: Request for Administrative Time Extension and 2018 Annual Progress Report
Tax Mau Keys: (3) 7-8-010:078 and 090
This letter is in response to your letter dated February 27, 2018 transmitting the 2018 annual
progress report for SMA Permit No. 286 and your letter dated March 2, 2018 requesting a 2 -year
administrative time extension to comply with Condition 2 (secure final plan approval) of SMA
Permit No. 286.
Thank you for providing the annual progress report. The report does not respond to our letter
dated June 5, 2017, in which we ask the status of Condition No. 4 related to water commitments
for the project. Please provide the water calculations to the Department of Water Supply and
secure the necessary water commitment as soon as possible. We look forward to receiving the2019annualprogressreportduebyMarch6, 2019.
Regarding your request for a time extension, Condition No. 2 of the permit requires that Final
Plan Approval for Phase II, consisting of no more than 184 units, be secured within three (3)
years from the effective date of the amended permit, or by March 6, 2018. Final Plan Approval
PLA -15-001202) for 32 dwelling units in multiple -family dwellings, was issued by the PlanningDepartmentonJuly23, 2015; however Condition 5 of the Final Plan Approval indicated the
approval shall expire on July 22, 2017 if not used. In a letter dated June 8, 2017, the PlanningDirectorgrantedaone-year time extension to July 22, 2018 to utilize PLA -15-001202.
www hblanninadeul.com Hawaf'i County u an Equal Opportunity Provider andEmployer plannin¢ebewaiicounty Ziff
SEP - 5 2018
Mr. Matt Deal, Project Manager
Pacifica Big Island, LLC
Page 2
September 4, 2018
You will need to apply for a new Plan Approval sine PLA -15-001202 has expired. Additionally,
our records indicate the Final Plan Approval for the common area clubhouse/recreation facility
PLA -15-001216) has also expired, as of September 7, 2017 and no time extension was granted.
Condition No. 20 of SMA Permit No. 286 allows for an administrative time extension for a
period of time not to exceed what was originally granted. Based on the reasons in your letter, we
will grant an administrative time extension until March 6, 2021 to comply with Condition No. 2.
Please be informed, should you need an additional extension of time your request and reasons
shall be forwarded to the Planning Commission. A public hearing will be held by the PlanningCommission.
Lastly, you indicated the technical design of the project may change to reduce costs, particularly
grading and building placement. Please be aware that any change in grade or building placement
must comply with Condition 15 of SMA Permit No. 286 so that the buildings do detract from the
line of sight from Kamehameha III Road to the sea.
If you have any questions, please feel free to contact Maija Jackson at (808) 961-8159.
Sincerely,
I4ICHAEL YEE
Planning Director
MJJ:mad
P:\wpwin60,Maija\Letters \TER\LDCnh-AdminTER&2O I SAPR-S M A286.doc
cc: Kona Planning Office (COR -18-116969 & COR -18-117051)
TMK 7- 8-010:078 & 090
Kaulana HOA Board c/o Erik Pfeiffer via email pfeiffere00lahawaii.rr.com
r
SidneyFuke, Planning Consultant
100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720
Telephone: (808) 969-1522 Cell: (808) 989-0640
E-mail: sidtuke@hawailantel.net
Mr. Zendo Kem, Director
Planning Department
COUNTY OF HAWAI' I
101 Pauahi Street
Hilo, HI 96720
ATTN: Mr. Christian Kay
Dear Mr. Kem:
Subject:
June 23, 2021
Time Extension Request - SMA No. 286
APPLICANT: Pacifica Big Island, LLC
TMK: 7-8-010: 078 and 090
Planning • Variance • Zoning
Subdivision • Land Use Permits
Environmental Reports
CDN PLANNING DEPT
JUN 24 2021 (0a:O7
REC'D NAND DELIVERED
This is to follow up on my discussion with Mr. Christian Kay of your staff regarding
compliance with Condition 13 which stated: "The applicant shall consult with the staff of the
State's Na Ala Hele Trail Program and/or National Park Services' Ala Kahakai National Trails
Program regarding the appropriateness of incorporating the remnants of a historic trail on the
subject site and shall provide a report of this consultation, including the incorporation of such a
trail, if appropriate, to the Planning Department in conjunction with the Plan Approval
process."
While no specific report was prepared prior to issuance of Plan Approval, the applicant
believes that the substance of this requirement was fulfilled. If needed, the applicant respectfully
requests your acceptance of this letter as the "report."
In summary:
1. The Leeward Planning Commission approved the amendment to SMA No. 286, with
the aforementioned Condition 13 on February 19, 2015.
2. Subsequently, this office reached out to Na Ala Hele ("NAO"), and in its memo/letter
of April 22 2015 (Exhibit A) to Mr. Michael Vitousek of State Historic Preservation
Division ("SHPD") and Mr. Clement Chang, Na Ala Hele's Trail Specialist, NAO
noted that
a. "a historic trail did exist on a portion of the subject parcel".
b. While this trail was destroyed for unknown reasons, "the alignment found in
1980 is still considered a historic feature under the jurisdiction of the State of
Hawaii through its Department ofLand and Natural Resources."
tanning Dept.
Exhibit L{ sCANI'ibc
JUN2D2021
II fCII I
Mr. Zendo Kem, Director
June 23, 2021
Page 2
c. The applicant "should seek guidance from the State Historic Preservation
Division 0 determine the location of the destroyed trail and an appropriate
protocol to honor its importance as a transportation feature in the past:
3. In reviewing a grading permit application affecting the subject site, Mr. Michael
Vitousek of SHPD in a letter, dated July 16, 2015 (Exhibit B) requested that "an
effort is undertaken to identify the former location of the trail in the project area. "
Further, if "the former location of the trail can be identified on parcels 078 or 090"
its significance be assessed with appropriate treatment recommendations.
4. In reviewing and accepting the revised Archaeological Assessment ("AA"), Dr. Susan
Lebo of SHPD, in a letter to Dr. Alan Haun, the archaeological consultant, dated
October 30, 2015 (Exhibit C) commented and concluded that
a. "The revised AA report indicates the trail alignment was not identified in
either Parcel 090 during the current survey or the adjacent Parcel 078 in
prior surveys. It also indicates that based on Hammatt and Folk (1980),
including their site location map, the trail (SJHP 4619) never extended
through Parcel 0. It once extended through a portion of Parcel 078 but had
been destroyed prior to the Haun and Henry (2009) survey of Parcel 078."
b. "The revised AA meets the requirements...and is accepted by SIIPD. "
5. Although Final Plan Approval was issued on July 23, 2015 prior to the acceptance of
the final AA, the approved plans did reflect what it believed to be possible but
unconfirmed traces of the destroyed trail. This is reflected in the site plan by an
oblong circle at the property's eastern boundary, adjacent to the developed Kaulana
project. (Exhibit D) Due to its location, this area cannot be developed or reasonably
used.
We trust that the above adequately addresses Condition 13. If not or if there are further
questions or comments on this matter, please let me know. Thank you very much.
Sincerely
SIDNEY M. FIJKE
Planning Consultant
Enclosures
Copy — Mr. Ricky North, Pacifica Big Island, LLC via email
NA ALA HELE
Hawaii Trail G Access System
Ref: H15:02 Keauhou 1st
TO:
FROM:
SUBJECT:
April 22, 2015
Clement Chang, Trails Specialist
Michael Vitousek, Historic Preservation Division
D. Moana Rowland, Abstractor /{/W(
Disposition of Trail identified as State Inventory Historic PropertySiteNo. 4619, situate within Tax Map Key: H) 7-8-10-78 in
Keauhou 1st, North Kona, Island of Hawaii
Research has been completed on the subject trail in response to your request for
comments. Although this trail segment is not found on maps available at the
State Survey Office, it was found on the ground by Hallett H. Hammett, and
William H. Folk, during an Archaeological Survey conducted in October 1980.
Staff at the State Historic Preservation Division noted in 2009 that the trail was
destroyed by bull dozer activity sometime between 2004 and 2005.
Pacifica Big Island LLC ("Pacifica"), the current owners of the subject parcel and
adjoining parcel 90, proposes to build a 228 unit multi -family residential project.
Pacifica's consultant, Sidney Puke, acknowledges the trail has been obliterated
and is seeking a determination on the status of the destroyed trail.
Based on all available information it is clear a historic trail did exist on a portion of
the subject parcel and was significant enough to be included on the historic
property inventory of the State of Hawaii. For unknown reasons, this historic trail
was destroyed. In spite of its destruction, the alignment found in 1980 is still
considered to be a historic feature under the jurisdiction of the State of Hawaii
through its Department of Land and Natural Resources. The following summaryofpertinentlawregardinghistorictrailsisprovidedfor your reference.
Hawaii, unlike any other State in the United States, was originally a sovereign
nation — a kingdom. There were certain pre-existing laws that were passed on
and incorporated into what became laws of the United States Territory, and then
EXHIBIT
Na Ala Hele Recommendations
Pacifica should seek guidance from the State Historic Preservation Division to
determine the location of the destroyed trail and an appropriate protocol to honor
its importance as a transportation feature in the past.
The Hawaii Island Na Ala Hele Advisory Council has prepared a manual for
suggested guidelines on the treatment of Historic Hawaiian Trails. A copy has
been attached for your reference.
Although the trail has been destroyed the underlying fee simple title of the trail
section remains with the State of Hawaii through its Board of Land and Natural
Resources. As such, the trail is considered unencumbered state land, and its
disposition is subject to the approval and recommendations of the said Board.
Therefore, besides the Division of Forestry and Wildlife, Pacifica should reach
out to the Land Division and the State Historic Preservation Division and seek
comments from those agencies as well.
DAVID V. WE
GOVERNOR OF RAW AS
July 16, 2015
Peter Dahlberg
pdahlherzeitmvaii.n'.com
Dear Mr. Dahlberg:
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
STATE HISTORIC PRESERVATION DIVISION
KAKUHEIEWA BUILDING
601 KAMORB..A BLVD. STE 555
SUBJECT: Chapter 6E-42 Historic Preservation Review —
County of Hawai'i Grading Permit Application for the
Pacifica Big Island LLC Multi Family Development
Keauhou 1" Ahupua'a, North Kona District, Island of Hawaii
TMK: (3) 7-8-010:078 and :090
SUZANNE D CASE
CNAMPRISatz
W. ROW HARD'
SQUAW usw®
vnm
COMIASSION ON WATER ARIOUSLCI Ilia =am
COWAVAIION ANS COASTAL W.Ms
Ism NORMpnt CON
Lint
LOG NO: 2015.02569
DOC NO: 1508MV24
Archaeology
Thank you for the opportunity to review this grading permit application that was received by our office on July 6,
2015. According to the application, 4.2 acres of the 24.499 acre lot will be graded in order to facilitate the
development of multifamily residences. A review of our records indicates that the parcel :078 was previously
subjected to an archaeological inventory survey (AIS) by Hann and Henry (2009), no historic properties were
identified and the report was presented as an archaeological assessment that was accepted by SHPD via
correspondence LOG NO 2009.0051, DOC NO 0902TD12. This letter indicated that three historic properties,
recorded by Hammett (1980), a trail (SIHP 4619), an agricultural complex (SIHP 4633), and ahu (SIHP 4634) were
formerly located on the parcel and were subsequently destroyed. The SHPD letter indicated that more information
was needed in order to determine the circumstances behind the destruction of the sites. SHPD's review of the
Special management Are Use Permit for this project requested that our previous recommendations be carried out
and DLNR's Na Ala Hele Program and Ala Kaha Kai National Historic Trail be consulted to determine if the former
trail location could be incorporated into the state trail system(LOG NO: 2014.5475, DOC NO: 1412MV27).
SHPD subsequently received correspondence from Na Ala Hele (H15:02 Keauhou 1", Log No. 2015.01684) that
indicates the trail alignment (S1HP 46191, was located on the subject property (TMK parcel :078) and subsequently
destroyed by grading activities. In their correspondence, Na Ala Hele determined that "Although the trail has been
destroyed the underlying fee simple title of the trail section remains with the State of Hawaii through its Board of
Land and Natural Resources." We recognize that the recording of this trail in 1980 did not likely utilize GPS
technology and may be inaccurate. Therefore, we request that an effort b undertaken to identify the former
location of the trail in the project area. If the former location of the trail can be identified on parcels :078 or :090
please assess the significance of this alignment and provide treatment recommendations. SHPD believes that if this
trail alignment has the potential to perpetuate the historic access for cultural practices on the landscape it is
potentially significant under criterion "e' alone, and should be recommended for preservation. If the trail alignment
can be identified and is determined to be a significant historic property please present the results of this report as an
AIS that includes the entire project area (parcels :078 and :090) and meets the standards of HAR 13-276. However,
if the alignment of the trail segment does not provide meaningful access for cultural practices on the landurape it
may not be considered a significant historic property.
Our records indicate that an archaeological assessment (AA) has been reviewed for parcel :090 and SHPD requested
revisions in order to determine if the trail (SIHP 4619) can be located on that parcel as well LOG NO: 2015.00330,
DOC NO: 1508MV23. Please revise this AA to address the issue of the former location and potential significance
of the trail and present the revisions as an AIS or AA depending on the results. We look forward to the opportunity
to approve an archaeological inventory survey or archaeological assessment for this project area prior to the issuance
of the subject permit.
EXHIBIT B
Peter Dahlberg
August 13, 2015
Page 2
For questions or concerns regarding this letter please contact Mike Vitousek at ( 808) 652-1510 or
Michael. VitouseknHawaii.gov.
Aloha,
Michael Vitousek,
Lead Archaeologist Hawaii Island Section
Historic Preservation Division
aAVml'. be
October 10, 2015
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
STATE HISTORIC PRESERVATION DIVISION
KAKUHIHEWA BUILDING
601 KAMOKILA BLVD, STE 555
KAPOLEL HAWAII 96707
Alan Hmm, Ph. D., Principal Investigator
Haun and Associates
73-1168 Kahane A'o Road
Kadin Kona, Hawn(t 96740
Dear Dr. Haun.
SUBJECT: Chapter 6E-42 Historic Preservation Review—
Archaeological Assessment for Pacifica Big Island LLC
ICeauhou lAhupuu'a, North Kona District, Island ofHasvai`i
TMK: (3) 7-8410:090
SE Z1UE u. CASE
te
AFAIlA
Al
SHIVA
JEErnA' T. ITARS0F
4.7.1•11C %ATMS
maximum om [OAS WO5
nenliEMCI
LWCI
Log No. 2015 03598
Doc No. 1510SL09
Archaeology
Thank you for the opportunity to review the revised draft report Tided Archaeological Assessment TMA: (3) 7-8-
010:090 Kcauhou 1 Ahuyur'a North Kona District Island of Mtwara (Hann and Henry, September 2015) We
received this submittal on September 28, 2015. This archaeological survey consisted of a 100°a pedestrian surface
survey. Due to negative findings, the archaeological inventory survey (AIS) results are presented as an
Archaeological Assessment (AA) in accordance with Hawaii Administrative Rule (HAR) § 13-284-5(bg5)(A).
In our previous correspondence of August 13, 2015 (Loa No. 2015.00330, Doc. No. 1508MV23). we stated that
SHPD had "recently received correspondence from the Stale of Hawaii Trail and Access System Coordinators nr Na
Ala Hele (H15:02 Keauhou 1". Log No 2015 01684) that Indicate,' a trail alignment (SHIP 4619), recorded byHamannIse) (1980). was located on the adjacent property (Parcel 078) and subsequently destroyed by grading
activities" We further stated That we recognized that the recording of this (rail in 1980 may have been inaccurate.
and requested that an effort be undertaken to identify whetter the trail alignment exists within the subject project
arca (Parcel 090) and the adjacent parcel (078) and if found to be present, for the trail alignment be assessed for
significance, and if determined significant tinder Criterion e, for it to be recommended for preservation, and for the
report to revised from an AA to an AIS.
The revised AA report indicates the trail alignment was not identified in either Parcel 090 during the current survey
or the adjacent Parcel 078 in poor surveys. 11 also indicates that based on Hammatt and Folk (1980), including themsitelocationmap, the (rail (SIHP 4619) never extended through Parcel 090. It once extended through a portion of
Parcel 078, but had been destroyed prior to the Haun and Henry (2009) survey of Parcel 078.
The revised AA report meets the regmrements M HAR §I 3-276-5. It is accepted by the SHPD. Please send two
hardeopies of the document, clearly marked FINAL. along with a copy of this review letter and a text -searchable
PDF version on CD to the Kapolei SHPD office. attention SHPD Library.
Please contact me at (808) 692-8019 or at SuwnA Lebo(plhawaiigov if you have any questions regarding this letter.
Aloha,
3wga.,.. A, laity
Susan A. Lebo, PhD
Archaeology Branch Chief
EXHIBIT C
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CONDITION'.
ins
highest
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lc
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AM '
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en
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A•
and
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that
ms
be
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N
the
was
designated
u
Area
13^
shall
not
exceed
the
elevation .
hove
sea
Wei
of
She
pool
deck
arca
of
said
Kauiana
at
Kona
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pool
deck
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located
as
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Exhibit
W.
A
SITE
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I ROM
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
345 KEKUANAO'A STREET. SUI TE 20 • HILO. HAWAPI 96720
TELEL EPHONE (808) 961-8050 • FAX 18087261-8657
VI.n 'n 2 "'
Ah /endo kcm. I )irecl„r
I'Iaminic I Teniii maul
Leith K. ULanlotu- 61un',mcry Chief l -.'mincer
SUBJECT: Special Management Area list. Permit No. 286 (Docket No.89-00(1111)6)
Applicant: Pacifica Big Island. LLC
Request: Ti toe Lxleusimr lu Gough o ilh C.mIilioa No.3
Pec 'Map Kcy '-8 HI0:07N and 11911
Vt e haw res iewecl the 9chjael request and line the Ibllo)t i''u rnmmem
Tease be Migrated that there was an assignment of ajun:dent jinn trona (he Winer Agreement, dated
April 12. _20I2. is hilt was approved he the Water Bond. I his jaienment allocated 40 units idt outer to
Parcel 90. I UI units of water to Iax Map Key 7-8-010: 014. and I 50 units id -water remained with Parcel 78.
the Ikmanmmnt requests that the applicant submit detailed water usage calculations for the proposed project.
prepared by a professional engineer licensed in the State of I law hi' i. for re' IC” and approval. the water asusC
calculations should include the estimated peak' low iu gallons per minute ((iI'M I. and the total estimated
maxim om daily water mage in gallons per day. including any irrigationdandscaping/non-potable use
I he applicant will:ilia need to address the irrigation/landscapimm'wn-potable use as the water a ailahilit) of the
Depanmmil s CW IN( lag: der facilities will not he able to provide additional water beyond the toted number of
water units allocated to the subject parcel.
Should there be :ms questions. please contact Ryan Q
061-80711. extension 56.
RQdig
tar
Sincemh vnue>-
NM/AWVL%
Keith K. Okamoto. I'.I
Iliilgc -( hid l nuiueer
cop> - 1'acilica limy Island. ILC
Mr. Shine) M. 1- oke, Planning Consulunt
ee.:md Plaunina Iinl nch
Planning Dept. '
Water, Our 9Nost Precious Resource... Ka 'WaiA Kane...
141961
Exhibit 5 The oepartneni of Water Supply Is an Equal Opponuniy provider and emp'oyer
DAVID 'V ILE
11AIORANDINI
DATE Mac 10, 2(121
f0:
FROM:
S16 RiL( I
STATE OF HAWAII
DEPARTMENT OF HEALTH
Mr. /endo Kern
Planning Director. County of Hawaii
Eric I Ionda d
District Environmental Health Rugram Chief
EUZABECH A. CHAR. N C
Special Management Area Use Permit No. 256 j Docket No. 8 9-000 006 1
Applicant: Pacifica Big Island. LLC
Request: Time Extension to Comply with Condition No. 3
Time to Complete Construction)
TMK. 7- 8-010:078 and 090
The applicant would need to Ince) the requirements of our Department of Health Air Pollution
Rules. Chapter 60 I. Title 11, State of Hawaii for fugitive dust control. If there is need to discuss
these requirements, please contact our Clem Air Branch staff at Ph. 933-0401.
The Department of Ileallh (DOH). Clean Water Branch ((Ws/Rh acknowledges receipt of the
subject document on April 29, 2021. The CWB has reviewed the limited information contained in
the subject document and tillers the following comments:
Permit Issuance
Ane project and its potential impacts to State waters Ittlut meet the State he
I I Anti degradat ion police, which requires that the existing uses and the level
of water quality necessary to protect the existing uses of the receiving
State w stet he maintained and protected:
21 Designated uses, as determined by the classification of the receiving State
waters: and
sI Water quality criteria it lawai i Administrative Rules (11AR). Chapter 11-541_
A Section 401 Water quality Certification ( WQC) is required if your
project/activity:
Requires a federal permit, license, certificate, approval, registration, or
Planning Dept.
Exhibit_.__ _
1.41699
endo hem
Vl% 10. 2021
Pe,c 2 of 4
Statutory exemption: and
hlus Irsult inn discharge Hilt' Slate warms. The term -discharge'. is
lelulal in ('lean AA are, Acl- Suh..dmrnu 311') I r 5(1211-'I.mid 5041)1.
hcnnple' or 'dlvhargc. Irk'tide.hal are not 'untied ata.:link inn the
lidlo%ving pallucnns lc enter Slate oiler, trim the slit lace oI In -water.
suhd waste. rock/and/du;. haul. sc%%age. eonlstraction dehri'.,mr
tiler %v orb. chemialls. Itigiti%c dust/splay/paint. agriodtural
hiolo_ical materials. unluslrial %castes, concrelrheuhurtlepoxv- and
washing/cleaning effluent.
Determine if your project/activity requires a tederal perm's, license, certificate.
approval, registration. or statutoy exemption by contacting the appropriate
fedcrcd tgeneica (c. g. Department of the .Army (Rh). l'. S. lrtny Corp; t'f
F.nuiuca> aCULi, radii): Ocean Disisi.n Ilou.rlulu Disttiet OffiLe tl'OIII Telt
5114-k154403. 1'S no.nowdenial nottectitatt Agatinj Td. 415 947-3021.
Federal Energy Regulatory Commission Tel: S66-208-3372, U.S. Coast Guard
Office of Bridge Program, Td: 202- 372-1511).
To request a Section 401 WQC, you tart complete and submit the Section 4111
WQC application. This application is availahle on the e -Permitting Portal website
located at
Please see IIAR, chapter 11-54 air the State' Water Quality Standard, and Ior
more information on the Section 401 WQC- IIAR Chapter I I-54 i, available on
the CWI3 website at:
National Pollutant Discharge Elimination System ( NPDES) permit coverage is
required for.
Storm water associated with construction activities for land disturbances of
one I I 1 acre or moreLand disturbance includes. but is not limited to,
clearing. grading. grubbing. excavation. demolition. uprooting of veget a line.
equipment staging. and storage areas.
R1nI'm %ruler associated with industrial activities for Facilities wish Standard
Industrial C'lassihcation Codes regulated in 40 CFR 12226(h11144i) through
ix) and t xi).
Swim water and certain non -Dorn
Shinn Sewer System.
it Ironl a small Aiunicipul Separate
Discharges of water pollutants into State surface waters. Examples of these
discharges include, but are not limited to, cooling water. hvdrotesting waters.
dewatering effluent. and process wastewater.
Discharges from the application of pesticides (including pesticides,
herbicides, fungicides. rodenticides, and various other substances to control
pest) to State waters.
end„ Kern
Mos- III. 2021
Puce 3 ot 4
Au ;lpplicalum he tat NPI)ES iodic idu.d permit must he submitted at least ISO
calandai dans by tore the eu it] eikeineul.d thy dnehutec nt sl.ri ol cunatuclinn
alis tics I Icquest and N, PD1 indis idu.11 permit_ sou must e,miplet: and
vthntit the MILS infill mal permit apphrallnn. Ihi. applintti„n I' :n,nlahle. on
the c-Pernutling Portal wchsite Inc.ued at
A Notice of Intent I NOH for coverage under a specific NPDES general pcnnil
must he uhmlucd at least 3(1 calendar days before the commencement of the
discharge or start of construction activities. To request NPDES general permit
coverage. v ou must complete and submit the NO1.'fhe NOI is available on the
Permitting Portal website located at:
Please see I IAR. Chapter 11-55 for more information on the NPDES individual
permit and NPDES eeneral permits. The specific NPDES general permits
located in I IAR Chapter 11-55, Appendices B through M. HAR. Chapter 11-55
and HAR. Chapter 11-55. Appendices B through NI are available on the CWB
website ars
According to State law, all discharges related to the project construction or
operation activities. whether or not NPDES permit coverage and/or Section 4(11
WQC toe required. must comply with the State', Water Quality Standards.
Ionitoring
Effluent discharge and/or receiving water monitoring nay he required as
conditions of Section 401 Wager Quality Certifications and NPDES General and
Individual permits.
Enforcement
Noncompliance with water quality requirements contained in BAR. Chapter 11-54
and/or permitting requirements specified in HAR, Chapter 11-55 may he subject
to penalties of 525,000 per day per violation.
violations or Hawaii Revised Statutes 3421.)and 342E may elicit administrative.
civil and criminal penalties for such violations.
Polluted Runoff Control
Manage projects identified in watershed -based plans that reduce polluted runoff
and educate the public about nonpoint source pollution. Projects arc selected
through an annual request for proposals. Funding is provided by the EPA
through the Clean Water Act. For more information on projects and funding
Lcndo Nem
bla' 10. 2021
Page 4ol4
opponutlics, please' kit:
II vL a hat :.mr Liu, slams_ plCJsc CLmt.wt Is Iu.II1Oe Sctn_tit:
lis ,il ]IIX 3Kn 1AP/.
11im,buealun Jell t !t ics wast 01111pls "ills the pit 11 of I lay., Ad
I I -!fie .Ylnnnumity Norse Giffin)!.. -
d Iluc 111211 hJ_ 1eet1„a.
II c Rules. Chapter
The conmactol toast ohtain a nuke penult if the noise levels 110111111e eonstrudinn
activities are expected to exceed the allowable levels of the rules.
2. ('onstruction equipment and on-site 'chides requiring au exhaust
he equipped ‘1211111111111.111111s
ut III flats!
3. The contractor mug comply with the requirements pertaining to rat"'trirtir.,
activities as specified in the rules and the conditions issued with the permit.
Should there he ,any questions on this matter, please contact the Department of Health at 931-0917.
We recommend that you review all of the Standard Comments on our wehsitc:
Inv comments
spccihcally applicable to thio project should he adhered to.
The sante wchsite also features a Healthy Community Design Smart Growth Checklist ( Checklist)
created by Built Environment Working Gaup (BEWGE of the Hawaii State Department of Health.
The BEWG recommends that state and county planning departments. developers. planer,.
engineers and other interested parties apply the healthy built environment principles in the Checklist
whenever they plan or review new developments or redevelopments projects. We also ask'ou to
share this list with others to increase community awareness on healthy community design.
DEPARTMENT OF LAND AND NATURAI. RESOURCES
ENGINEERIN(. DIVISION
ED/RussellA'. Usuji
Ref: Special Dlanagemenl Area Ilse Permit No. 2X6 (Docket Nu. 89-(11IIIU06) -
Iteyuest for Time Extension to ('onmR with Condition No. 3 (Time to
Complete Construction)
Location: keauhou 1''. North Kona, Island of Hawaii
TM K(s): (3) 7-S-0 ID:078 and 09(1
Dpplicani ('ountn of I lawaii on behalf of Pacifica Rig Island, LLC
COMMENTS
Iltc rules and reculations nfthe National I Iood Insurance Program (NIIP). Itile 44 of
the ( ode id I edcral Regulations H It 1 R)are in ellect o hot dev elopntent /ails vv Mon
SpeLi.d 1loud 1 Iui,u'J ,Arca thi_h-ri+6 ,aeas). Stale poncets are requited Ri ctniph a illi
I -ICI R regulations ar stipulated in Seeder 61/ 12. De adv iced tnat 44( IR rdle.is the
minimum standards as set forth by the NI II'. Local cunmtunin. Ilood ordinances may
stipulate higher standards that can be more restrictive and vv mild take precedence over the
minimum NI 11' standards.
1 he (MHO ofthe project property ardor their representative is responsible to research
the F iood 11atarJ /one deli gnat ion (or the project. Noad Hazard /ones are designated
on FEVjA's Flood Insurance Rate ,Maps (FIRM ). which can be viewed on our Flood
Haloed Assessment foul (THAT) Ihttp:. gishanaiinfp.org/ FILA I I.
II there arc questions regarding the local 'Food ordinances. please contact the applieahlc
County NI- 11' coordinating agency below:
Unhu: City and County or lonolulu. Department or Planning and Permitting
808) 768-809X.
Ilavvaii Island: County 1)111a aii.Department (Ai Public Works (808) 9(11-8127.
Maui'Molokailanai County or Maui. Department of Planning (808) 270-7253.
Kauai, County or Kauai. Department of Public Works 1808)241-4896.
Signed
808)2_41-4896-
Si'med
Date:
Planning Dept.
xhibit
C-ART1' S. (II NN(i. ('11111- EN( iINI`I(R
May 14, 2021
STATE OF HAWAII
COMMISSION ON WATER RESOURCE MANAGEMENT
May 19 2021
REF RFD 56608
TO Mr. Russell Tsuji. Administrator
Land Division
FROM
SE IB.IECTF
M Kaleo Manuel. Deputy D rector
S
Comrnis.nm on bV mer Resource Mangy±r seri.
Suecml Mananement Area lisp Permit No 286 (Docket No 89 0000061 -Request for Time
en,uismn to Oumpey wen Cunoa. un No. c ( Ione to Complete Ca nstnmlunt
FILE NO RFD. 56608
TMK NO (3) 7-B-010.078. (3) 7-8-010:090
Thank you for the opportunity to review the subject document. The Commission on Water Resource
Management (CWRM) is be agency responsible for administering the State Water Code ( Code). Under the Codeall
waters of the Stale are held m frusl for the benefit of the olizens of the Statetherefore all water use 5 subject to
legally protected water rights. CW RM strongly promotes the efficient use of Hawaii's water resources through
conservation measures and appropriate resource management. For more m`ormationplease refer to the State
Water Code, Chapter 174C, Hawaii Revised Statutes. and Hawaii Administrative Rules, Chapters 13-167 10 1 3-1 71.
These documents are available via the Internet al http://dInr. hawa 1. qov/cwrm.
Der comments related to water resources are checked off below.
frrl
I.
xi
IX
Ll
1 We recommend coordination with the county to incorporate the protect into the county's Water Use and
Development Plan Please contact the respective Planning Depadment and/or Department of Water
Supply for further Information.
2 We recommend coordination with the Engineering Division of the State Department of Land and Natjral
Resources to incorporate this project into the State Water Protects Plan
3 We recommend coordination with the Hawaii Department of Agriculture (HDOA) to incorporate the
reclassification of agricultural zoned land and the redlstnbution of agricultural resources into the State's
Agricultural Water Use and Development Plan (AWUDP). Please contact the HDOA for more
informa lion
4 We recommend that water efficient fixtures be installed and water offcien: practices. implemented
throughout the development to reduce the increased demand on Ile areas freshwater resources
Reducing the water usage of a home or building may earn credit towards Leadership in Energy and
Environmental Design (LEED) certification More information on LEED certification is available at
hltp Jwwwusgbc org(leed A 1st ng of futures certified by the EAP as having high water efficiency can be
found al http "wwv epa gov'watersenae
5 We recommend the use of best management practices (BMP) for stormwater management to minimize
the impact of the project to the existing areas hydrology while mainta nine on-site infiltration and
preventing polluted runoff from storm events. Stormwaler management BMPs may earn credit toward
LEER certification More information on stormwater BMPs can be found at
hp p :/planninghawaiigov/czmr initiatives/low-impact- developments
6 We recommend the use of alternative water sources. wherever practicable
7 We recommend partrcipating in the Hawaii Green Business Program, That assists and recognizes
businesses That strive 10 operate In an environmentally and socially responsible manner. The program
description can be found online at httplienergy hawair.gov/green-business-program.
X 8 We recommend adopting landscape irrigation conservation best management practices endorsed by the
Planning Dept. ndscape Industry Council of Hawaii. These practices can be found online at
Exhibit e
Mr Russuti Tsui
Page 2
May 19. 2021
httu'•www . nIXAre ape cum.we-contentup. oads2013iod;L ICH hngau0n Conservation BMPs pd'
X 9 There may he the potentia for ground or surface water degradationicentammatlon and recommend that
crow e' 0' Irvs proacI be conditioned -ora., ra re%w by tee S1 t@ Department of Hex th a -d Pe
XVII ((IS .1( ce o' any repltinu require rierlIS related l0 r qublix
ID Tn k ocosn -te- supply so re for Ire pm eel. is opted in a designated'waterr n:ulcmon' area., ,.
Water Use 0ermil is requ red poor to u e of mater The bVater Use Permit may be conditioned on the
requirement to use tun line water spp'y systems for nen indstrial and rommerctal development.
11 A We d Corsbacl on Peima(s) is (are) are requ red before the commencement of any wed construction
work
12 A Par p lnstellaton Permlljs) is tare) required before ground water is developed as a source of supply fortheproject
13 There is (are) wel (s) located on or adjacent to Pis project. If wells are not planned to be used and will be
affected by any new construction, they must be properly abandoned and sealed A permit for wed
abandonment musl be obtained
Ground -water withdrawals from this project may affect streamflows which may require an inslream flow
stondard amerdmeel
A stream Channel Alteration Permit( s) ¢ (arPI'equlred oetore any alteration can oe made to the Dec
of a trout ch,n r,
A Stream Diversion Works Permit(s)is (are) required before any stream diversion works s constructed or
altered
A Petition to Amend the Interim Instream Flew Standard is required for any new or expanded <1 version(s)
of surface water
18 The panned source of water for this project has not been Identified in this report Thereforewe cannot
determine what permits or petitions are required from our office, or whether there are potential impacts to
water resources
OTHER Drywalls can be a source of pol'uhon to the underlying ground water aquifer and should or; through
proper depa^.mento' health review
Impacts to ground water dependent ecosystems are becoming an emerging issue as impacts to
these are related to impacts to traditional 8 customary practices of sustenance from these
ecosystems We recommend consultation with the region's (moku) Aha Moku Council on whether
this project will Impact any traditional 8 customary practices
Planning - The proposed water source(s, and projected wafer demands for the project, both
potable and non-potableshould be Identified and the calculations used t0 estimate demands
should be provided A discussion of he potential Impacts on water resources and other public
trust uses of water should be Included, and any proposed mitigation measures described. Water
conservation and efficiency measures to be Implemented should also be discussed.
If you have any questions please contact W Roy Hardy of the Regulation Branch at 587-0225 or Neal Fupi of thePanningBranchat587-0216
SidneyFuke, Planning Consultant
100 Pauahi Street, Suite 212 • Hilo, Hawai'I 98720
Telephone: (808) 989-1522 Cell: (808) 9B9-0640
Email: sidluke 0 hawaiiantel.net
June 18, 2021
Mr. Zendo Kern, Director
Planning Department
COUNTY OF HAWAII
101 Pauahi Street
Hilo, HI 96720
Dear Mr. Kern:
Subject: Time Extension Request - SMA No. 286
APPLICANT: Pacifica Big Island, LLC
TMK: 7-8-010: 078 and 090
Planning • Variance • Zoning
Subdivision • Lane Use Permke
Environmental Reports
CON PURIM DEPT
JUN 18 2021 PIt2:13
RECD IWW DEUVEIED
Thank you for providing me with a copy of agency comments to date regarding the
subject matter. We would like to use this means to respond to these comments.
County Department of Water Supply (DWS)
The DWS noted that water was available. Pursuant to its other requirements, the
applicant intends to submit a water use calculation study, prepared by a registered professional
engineer, to the DWS for its review and approval. This study will address the estimated peak
flow and total maximum daily water usage calculations, as well as the non -potable demands of
the project. For your additional information, the applicant intends to incorporate the concept of
xeriscape into its landscaping so as to minimize the use of potable water for irrigation.
At any rate, not knowing of the outcome of the pending SMA requests and/or conditions
that may be attached to any approval which could affect the project's water use requirement, the
report will be submitted within 6 months of the date of action on the pending SMA request and
prior to submittal of any application for a building permit. We trust that this is satisfactory.
County Fire Department (FD)
The FD had no comments or issues with the request. Please note, however, that the
requirements of the Fire Department will be specifically addressed and complied with in
conjunction with the building permit process.
County Department of Public Works Engineering Division (DPW -E)
Like the FD, the DPW -E had no objections to the request. Again, the construction
requirements (grading, right of way improvements, building, etc.) will be addressed and
complied with.
Planning Dept.
Exhibit 9 142573
Mr. Zendo Kern, Director
June 18, 2021
Page 2
Countv Department of Environmental Management (DEM)
Both divisions under the DEM (Solid Waste and Wastewater) had no comments or
objections to the request. For your information, the project will connect to the sewer system that
services this area
County Police Denarhnent (PD)
Like most of the other departments, the PD did not have any objections or comments on
the request.
State Department of Health (DOH)
The requirements of the DOH relating to drainage (such as the Underground Injection
Systems), noise and dust control measures will be adhered to and addressed during the
construction permitting and implementation phases of this project.
State Department of Land and Natural Resources (DLNR)
The Engineering Division outlined its flood hazard rules. It should be noted that the site
is designated "X" or areas of outside of the 500 -year flood hazard area. Its Hawaii Island Land
Division had no comments.
Relative to the comments of the Commission on Water Resource Management, the
project's water requirements are being coordinated with the County DWS. Further, xeriscape is
being planned for its landscaping, while plumbing efficiency fixtures will be installed, the latter
being a County Building Code requirement. These are designed to minimize excessive use of
potable water. Further, the use of drywells to address on-site generated water will be designed
to address groundwater issues via the NPDES and UIC permitting system.
We trust that the above adequately responded to these comments. If not or if there are
further questions or comments on this matter, please let me know. Thank you very much.
71cerely,,,
i1 vY
SIDNEY M FUKE
Planning Consultant
Copy — Pacifica Big Island, LLC via email
Mori, Ashley
From: Mark Powell <markp50(tatt net
Sent: I uesday. lune 22 2021 6.34 PM
To: LPCtestimony
Cc: Villegas. Rebecca David Made
Subject: (nn me its on Agnnda Items
Vh.h:t ( ((mink,' ((lc(
JUN 2;i
hT
I unuld like to bring 111 our at lanunn Ihv1 the State I Iteltw.n I)epanntent doe. nut nnrror have a plan in ill ncv a scan In Widen IIt)utt'n K high((:n 1?om 1lcnn Street Lt Aantch:uncha 111 road.
So there fore
Agenda item 2 (Amend SMA 286) for major decclnpme t should not he approved until such time the highway is rtidencdAlsoanyothermajorprotect. along Otis con idol- should not he approved until the I Iighrcay is filly widened. There should he a
cumpleic m ratoiMtn n nm Large pnnecthh along this corridor
until such nmr ilio h:ulnror a widened or the work Ii' started
hent 4 it ontnmmcanon I S 11
Mr Perms should roil Feint red because he ink the haul questions afdet elop.ry or earnstall . Syne County stall think lhcv can gcrubberstampedprojects through without question'
i Ieu t :\1r. Perms IS nil afraid m ask questions and he and the pcople descne un:uwer.
Mahal((
John Purcell
I:ailua-Kona
Planning Depi.
Exhibit 10 142552