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PD Background Report Gilliom & Kissell (PL-SMA-2024-066)
-1- -1- BKissel-Gilliom SMA November 2024 COUNTY OF HAWAIʻI PLANNING DEPARTMENT BACKGROUND REPORT GREG GILLIOM AND KATHLEEN KISSEL SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (PL-SMA-2024-000066) GREG GILLIOM AND KATHLEEN KISSEL has submitted an application for a Special Management Area (SMA) Use Permit to demolish an existing single-family dwelling and construct a new single-family dwelling on a 14,000 square foot (sf) parcel within the Special Management Area. The subject property is located on the makai (seaward) side of Puako Beach Drive, approximately 2.5 miles southwest along Puakō Beach Drive from its intersection with Queen Ka’ahumanu Highway and 2 miles southwest from the Puako Boat Ramp in the South Kohala District; TMK: (3) 6-9-006:014. PROPOSED DEVELOPMENT Request: The applicant seeks an SMA Use Permit to demolish an existing one (1) story, 1,400 sf existing single-family home (circa 1956) and construct a new, two (2) story single-family residence with 3,825-sf of interior space on a 0.3214-acre parcel of land located on the makai side of Puako Beach Drive within the Special Management Area (SMA) on the Island of Hawai‘i. The proposed two-story home will consist of three (3) bedrooms, three and a half (3.5) bathrooms, an interior elevator, a pool with a built in spa, and an ADA compliant accessibility ramp. The home will be powered by an existing electrical service, with potable water provided by the County of Hawai’i. The applicant intends to install a new advanced aerobic wastewater treatment unit in accordance with Department of Health (DOH) regulations. The septic system is to be installed more than 50-ft from the existing seawall which acts as the shoreline. Potable water will be provided via an existing Department of Waer Supply (DWS) water meter. The shoreline was certified for this parcel on September 22, 2023, and is located at the makai face of the existing legally non-conforming seawall. Staff notes that pursuant to Hawaii Revised Statutes (HRS) 205A-42(a), when the shoreline is fixed by an artificial structure that has been approved, no new shoreline certification is required. -2- -2- 1. Project Objectives: The purpose of the project is to construct a single-family residence on the subject parcel for personal use. 2. Cost/Time of Project: The current estimated cost of the proposed project is $1,500,000. The project would be initiated after completion of the final design and the granting of all necessary permits. Demolition and construction of the new residence is expected to take approximately 24 months (2 years). 3. Supportive Information: The applicant has submitted the attached in support of the request: (Planning Department Exhibit 1 - SMA Use Permit Application dated October 21, 2024, and Planning Department Exhibit 9 -Updated Site Plan dated December 5, 2024). 4. Landowner: Kissel-Giliom Family Trust, Kamuela, Hawai’i. BACKGROUND INFORMATION 5. September 1950: The Puako Beach Lots Subdivision was created. The subject parcel is Lot 14 of the subdivision. 6. November 4, 2021: Determination issued by the Planning Department that the seawall, steps, pad and sitting area were all built prior to June 22, 1970, making these structures legally non-conforming. 7. Chapter 343, HRS: Pursuant to Hawaiʻi Revised Statutes (HRS) Ch. 343-5, the proposed activities do not trigger the need for an Environmental Assessment (EA), therefore, no EA is required. STATE AND COUNTY PLANS 8. State Land Use Designation: Urban 9. General Plan LUPAG MAP: Low Density Urban (ldu) 10. County Zoning: Residential (RS-10) 11. South Kohala Community Development Plan (SKCDP): The South Kohala Community Development Plan (CDP) was adopted by the Hawaiʻi County Council by Ordinance No. 2008-159 on November 20, 2008. 12. Special Management Area (SMA): The project is located within the Special Management Area and therefore, the proposed development is subject to SMA review. -3- -3- DESCRIPTION OF PROPERTY AND SURROUNDING AREA 13. Subject Property Area: The 14,000 square foot subject property is relatively flat, as it has been developed with a single-family dwelling and related improvements since 1956. The property is located on the makai side of Puakō Drive within the Puakō Beach Lots Subdivision. Vegetation of the property includes coconut palm, plumeria, mango and royal poinciana. Hedges are also found throughout the subject property. The property is approximately ten (10) feet above sea level with the makai property boundary bounded by an existing legally non-conforming seawall structure. There is an existing shoreline access pathway on a County owned parcel adjacent to the subject parcel, with lateral shoreline access located along the shoreline area makai of the project parcel. 14. Surrounding Land Zoning Uses: The surrounding area is primarily residential, with the majority of the surrounding parcels within the RS-10 zoning designation. Immediately makai of the subject parcel is a State-owned and Open-zoned parcel, however, the majority of that parcel has eroded away and no longer exists in this area. 15. Soil Type: Soil on the property is made up of 70% pahoehoe lava flows and 30% Kīholo soil (2klz4). This soil complex has 2-20% slopes, is well drained and is characteristic of very high runoff potential. 16. Flood Insurance Rate Map (FIRM): The majority of the subject property is within Flood Zone X which is the area determined to be outside the 500-year flood zone. A small portion of the shoreline is located within Flood Zone VE (defined as areas subject to 1% annual chance of inundation by a 100-year flood event with additional hazards associated with storm induced wave action). During evacuation, occupants of the proposed residence would use Hawai’i Belt Road to evacuate the area. 17. Sea Level Rise: According to the State of Hawaii Sea Level Rise Viewer (SLR-Xa), a small area on the coastal portion of the subject parcel is within the 3.2 ft. Sea Level Rise Exposure Area and the 3.2 ft. Passive Flooding area 18. Flora/Fauna Resources: No biotic surveys were conducted for the subject parcel; however, the applicant does not believe the site contains any rare or endangered floral and faunal resources. The parcel has been cleared for residential uses for several decades and no rare or threatened species have been noted on the subject parcel. Several -4- -4- ornamental plants are located on the property including coconut palm, plumeria, mango and royal poinciana. The site is not known to be a habitat for any rare or endangered wildlife other than could be found along the shoreline. However, the Hawaiian Hoary Bat (Lasiurus cinereus semotus) and the Hawaiian Hawk or ‘Io (Buteo solitarius) are known to occur in the vicinity. 19. Archaeological Resources: Although no archaeological survey of the site was conducted for this application, it is highly unlikely that any historic sites would be found as the property has been completed graded and developed with a single-family residence and related improvements since 1956. The Puakō Petroglyph Park, which is an important archaeological site in this area, is located approximately 0.5 miles from the subject parcel. Archaeological sites also are found in the Paniau Beach area at the south end of Puakō. 20. Cultural/Historic Resources: The shoreline area located adjacent to the subject parcel is currently used for coastal gathering and fishing by native Hawaiians, however, use of the project site itself for traditional and customary rights is unknown. The parcel has been cleared, graded, and developed for over 60 years and therefore it would be unlikely that the site would serve and traditional purpose or use. The proposed project will not interfere, alter, or block shoreline access in this area and the applicant will ensure that vegetation does not grow from the subject property into the shoreline area makai of the parcel. 21. Recreation/Public Access: A public pedestrian shoreline access pathway is located adjacent to the subject property on the north side of the parcel and is part of the overall public access pathways located throughout Puakō Beach Road. Additionally, the county owned road stub out which contains the public access pathway is also used for parking as parking is limited on Puakō Beach Drive The applicant originally proposed utilizing the public and parking access for access into the subject property but changed the plans in response to community input. The applicant is now proposing access to the property directly from Puako Beach Drive on the mauka side of the property. According to the County’s Shoreline Access website, this coastline is used for hiking, swimming, fishing, kayaking, and surfing. The existing shoreline public access is located near the project site -5- -5- and the lateral shoreline access is located makai of the project site will not be impacted by the proposed activities. 22. Scenic and Open Space Resources: The construction of a new single-family dwelling is anticipated to have minimal impacts on scenic views. The proposed single-family dwelling will be 23 feet in height. The proposed development is consistent with the surrounding developed parcels which include numerous 2-story dwelling structures. Additionally, existing vegetation obstructs ocean views from Puakō beach Drive, and there are no views from the nearest public highway which is located over 3 miles from the site. Open space resources are primarily the shoreline area makai of the project site, this includes small beach areas, tidal pools, and the ocean which is utilized by both native Hawaiians and the public. PUBLIC UTILITIES AND SERVICES 23. Access: The property is accessed from Puakō Beach Drive. 24. Water: The applicant states the subject parcel is within the service limits of the County’s existing water system facilities and an existing water meter is currently in use. However, The Department of Water Supply (DWS) did not comment on the application. 25. Wastewater: There is an existing cesspool on the project site that will be closed and replaced with a Department of Health (DOH) approved aerobic advanced wastewater treatment unit. 26. Other Essential Utilities and Services: All other utilities, including electrical, telephone, and cable services are available to the site. The Applicant is responsible for hauling all domestically generated trash to any available County Transfer Station. The Applicant acknowledges that construction waste is not to be disposed of at any County Transfer Station. AGENCIES' COMMENTS 27. County of Hawai’i Department of Fire: (Planning Department Exhibit 2-October 29, 2024, Email). 28. Hawaiʻi Department of Health (DOH): (Planning Department Exhibit 3– October 30, 2024, Memo). 29. Police Department: (Planning Department Exhibit 4 – November 8, 2024, Letter). -6- -6- 30. Department of Public Works (DPW) – Engineering Division: (Planning Department Exhibit 5 – November 18, 2024, Memo). 31. State Office of Planning and Sustainable Development: (Planning Department Exhibit 6 – November 15, 2024, Letter). 32. Hawai’i Department of Land and Natural Resources (DLNR) - State Historic Preservation Division (SHPD) : (Planning Department Exhibit 7-November 25, 2024, Letter). AGENCIES - NO RESPONSE 33. Department of Water Supply (DWS); Department of Environmental Management – Solid Waste (DEM); Department of Land and Natural Resources (DLNR) Land Division, Department of Land and Natural Resources – Office of Conservation and Coastal Lands; County of Hawai’i Planning Department (PD) – Administrative Permits PUBLIC COMMENTS 34. Planning Department Exhibit 8 – Two Letters from Mary Vandamme and Scott Grainger dated November 26, 2024, and November 27, 2024. SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION COUNTY OF HAWAIʻI PLANNING COMMISSION (Type or legibly print the requested information) APPLICANT(S): APPLICANT’S SIGNATURE: DATE: ADDRESS: LIST APPLICANT’S INTEREST (if not owner): PHONE: (Bus.) (Res.) (Email) REQUEST: TAX MAP KEY: ZONING: SIZE OF PROPERTY / AREA OF REQUESTED USE: LANDOWNER(S): FEE SIMPLE LANDOWNER(S) WRITTEN AUTHORIZATION (may be provided by letter with the below statement included): DATE: DATE: AGENT: AGENT ADDRESS: PHONE: (Bus.) (Res.) (Email) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: COPIES: Zoho Sign Document ID: 2A6681DB-0GTHZRDLO9GYNLUGBA00AWXUXWAGTJ6YBL7PXJLGTIO Greg L. Gilliom and Kathleen A. Kissel Kissel-Gilliom Family Trust 68-1122 N Kaniku Dr, Apt 207, Kamuela, HI 96743 Trustees 808-217-6713 Special Management Area approval for the demolition of an existing single family dwelling and construction of a new single-family dwelling and associated improvements (3) 6-9-006:014 RS-10 approx 12,294 sf approx 12,294 sf greg_gilliom@yahoo.com Land Planning Hawaii LLC - John Pipan 194 Wiwoole St, Hilo, HI 96720 808-333-3393 info@landplanninghawaii.com Agent Applicant Oct 03 2024 17:21 PDT Oct 03 2024 17:21 PDT Oct 03 2024 17:22 PDT SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION GREG GILLIOM & KATHLEEN KISSEL PUAKŌ, SOUTH KOHALA, HAWAI‘I TMK (3) 6-9-006: 014 2 Table of Contents I. BACKGROUND INFORMATION ................................................................................... 4 A. EIS....................................................................................................................................... 4 B. Project Description, Objectives, and Reasons .................................................................... 4 i. Project Objectives ........................................................................................................... 7 ii. Project Components ........................................................................................................ 7 C. Property Description ......................................................................................................... 16 D. Project Valuation .............................................................................................................. 16 E. State/County Plans Affecting Request .............................................................................. 18 i. State Land Use .............................................................................................................. 18 ii. DLNR Conservation District ........................................................................................ 18 iii. County General Plan ..................................................................................................... 18 iv. South Kohala Community Development Plan .............................................................. 24 F. Special Management Area & HRS 205A Guidelines Discussion .................................... 25 i. HRS 205A-2 Objectives ............................................................................................... 25 ii. HRS 205A-2 Policies .................................................................................................... 28 G. Surrounding Zoning and Land Uses ................................................................................. 33 H. Flood Insurance Rate Map ................................................................................................ 34 I. Archaeological Resources ................................................................................................. 34 J. Valued Cultural Resources ............................................................................................... 34 K. Public Access .................................................................................................................... 35 L. Floral and Faunal Resources ............................................................................................. 35 M. Description of Access ....................................................................................................... 36 N. Traffic Impacts .................................................................................................................. 36 O. Availability of Utilities ..................................................................................................... 36 i. Water ............................................................................................................................. 36 ii. Wastewater .................................................................................................................... 36 iii. Other Utilities................................................................................................................ 36 P. Potential Areas of Concern ............................................................................................... 37 i. Coastal Hazards ............................................................................................................ 37 ii. Coastal Resources ......................................................................................................... 37 II. ANTICIPATED IMPACTS .............................................................................................. 38 A. Environmental Setting ...................................................................................................... 38 i. General Description ...................................................................................................... 38 ii. Soils............................................................................................................................... 38 iii. Flora and Fauna............................................................................................................. 38 iv. Volcanic and Earthquake Hazards ................................................................................ 39 v. Flood/Drainage ............................................................................................................. 39 3 B. Relationship to Land Use Plans and Policies .................................................................... 39 i. Special Management Area ............................................................................................ 39 C. Probable Environmental Impacts ...................................................................................... 40 D. Unavoidable Adverse Environmental Effects ................................................................... 40 E. Alternatives to Proposed Action ....................................................................................... 41 F. Mitigating Measures Proposed to Minimize Impacts ....................................................... 41 G. Irreversible and Irretrievable Commitment of Resources ................................................. 41 List of Figures Figure 1: Location Map ...................................................................................................................5 Figure 2: Site Plan ............................................................................................................................6 Figure 3: Lower Floor Plan ..............................................................................................................8 Figure 4: Upper Floor Plan ..............................................................................................................9 Figure 5: East Elevations ...............................................................................................................10 Figure 6: East Elevations (Palm Court) .........................................................................................11 Figure 7: North Elevations .............................................................................................................12 Figure 8: West Elevations ..............................................................................................................13 Figure 9: South Elevations .............................................................................................................14 Figure 10: Certified Shoreline Survey ...........................................................................................15 Figure 11: Zoning Map ..................................................................................................................17 Figure 12: State Land Use Designation Map .................................................................................19 Figure 13: LUPAG Map ................................................................................................................20 Figure 14: FIRM Map ....................................................................................................................22 Figure 15: Sea Level Rise Exposure Map ......................................................................................23 List of Exhibits Exhibit A: 2021 Seawall Determination Letter from the Hawai‘i County Planning Department Exhibit B: SMAA 04-68 to Extend an Existing Stone Rock Wall along Northern Property Line 4 I. BACKGROUND INFORMATION A. EIS The proposed project was evaluated with respect to Hawai‘i Revised Statutes Chapter 343-5 and no triggers were identified. Therefore, further environmental review should not be required beyond what is detailed in this report. B. Project Description, Objectives, and Reasons Greg Gilliom and Kathleen Kissel (“applicants”) are requesting a Special Management Area Use Permit to demolish an existing single-family dwelling and construct a new single-family residence on an approximately 12,294 square foot parcel located within the Special Management Area (SMA). The subject property is identified as TMK (3) 6-9- 006: 014 and is located on the makai side of Puakō Beach Drive, approximately 2.5 miles southwest along Puakō Beach Drive from its intersection with Queen Ka‘ahumanu Highway and 2 miles southwest from the Puakō Boat Ramp (Figure 1). The applicant recently purchased the property, which contains a single-family dwelling. According to Real Property Tax records, the existing dwelling is approximately 1,400 square feet and contains three (3) bedrooms and one (1) full bathroom and was originally constructed in 1956 under Building Permit 18560 and later altered under Building Permit Nos. 49184, 761533 and 860577 in 1971, 1976 and 1986, respectively. At the time the existing residence was built, the property was subject to a 20-foot shoreline setback. Changes in State law subsequent to the dwelling’s construction now require a 40-foot shoreline setback. Thus, portions of the existing dwelling are located within the current 40-foot shoreline setback area. As the dwelling was originally constructed more than 60 years ago, it now requires substantial repairs and maintenance. The applicant proposes to demolish the existing dwelling and replace it with a new single-family residence that complies with current shoreline setback rules and building codes. The proposed dwelling will also incorporate an accessibility ramp, which is an important aspect of the new home design to meet the applicants’ family needs. To the maximum extent possible, the applicant intends to recycle materials from the original home to minimize debris contributed to the local landfill. A conceptual site plan showing the footprint of the existing dwelling to be demolished and proposed new dwelling can be seen in Figure 2. The new single-family residence is proposed to be two (2)-stories and roughly 3,825 square feet in area and approximately 21 feet tall. The first floor proposes to include one (1) bedroom and one (1) bathroom, a great room, and a laundry room. An approximately 650 square foot two (2) car garage and storage area are also proposed. The main floor of the residence is proposed to include two (2) bedrooms and two and a half (2.5) bathrooms, a kitchen, living room, dining room, lanai and laundry room. The dwelling will also contain an ADA ramp and an elevator. A pool is proposed on the makai side of the dwelling, outside the shoreline setback area. A palm garden is also proposed to front SUBJECT PARCEL FIGURE 1 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • T02.1REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HISITE PLAN T02.1 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com WW/D12'-2 1/4"4'-8"13'-6 1/4"71'-10 1/4"6"6"2'-10 3/4"1"FOOTPRINT OF (E) ONE-STORY SINGLE FAMILY RESIDENCE TO BE DEMOLISHED (E) CONCRETE PAD TO BE REMOVED (E) CONCRETE PAD TO BE REMOVED (N) AEROBIC TREATMENT UNIT (N) ABSORPTION BED PUAKO BEACH DRIVECRUSHED GRAVEL DRIVEWAY 10'-0" SIDE SET-BACK 20'-0" FRONT SET-BACK10'-0" SIDE SET-BACK 40'-0" ROAD PUBLIC BEACH ACCESS AREA OF RAMP CANTILEVERED (SHOWN HATCHED) NO FOOTING IN SET-BACK POOL FOX TAIL PALM GARDEN DNUPDRIVE ACCESS GATE EXISTING LANDSCAPE (TO REMAIN UNALTERED) DN 120°26' 140.00 300°26' 140.00 30°26' 100.00Lot 13 Grant 13,531 to Dick Yu Lau210°26' 100.00ET-CATVE(E) WATER METER BOX HELCO PULLBOX UTILITY POLE #137 UTILITY POLE #137 W/ CROSSBARS AND RISERS PROPOSED SHORELINE ZONE VE (EL11) 8 8 7 8 NEW POWDER COATED SLAT FENCE NEW POWDER COATED SLAT FENCEUTILITY GATEPEDESTRIAN GATE40'-0" SHORELINE SET-BACKPROVIDE PROTECTIVE FENCING FOR EXISTING PLUMARIA EXISTING COCONUT PALMS (TO REMAIN UNALTERED) EXISTING COCONUT PALMS (TO REMAIN UNALTERED) 6'-8"16"16"16"16"7'-3" (N) ELECTRIC METER LOCATION EXISTING ROCK WALL EXISTING ROCK WALLEXISTING ROCK WALLEXISTING ROCK WALLSCULPTURE EXISTING ROCK WALL NEW HEDGENEW HEDGEZONE X NEW HEDGE NEW HEDGE FOOTPRINT OF NEW PROPOSED RESIDENCE SCALE: 1/8" = 1'-0" 1 SITE PLAN T02.1 0 4'8'16' TRUE NORTH PROJECT NORTH N N FIGURE 2 7 the residence on its mauka side. Floor plans and elevation drawings are provided in Figures 3-9. The subject property has a legal non-conforming seawall built prior to June 1970, which was recognized by the Planning Department on November 4, 2021 (Exhibit A). A Certified Shoreline Survey was completed confirming the seawall as the shoreline on June 18, 2024 (Figure 10). As noted in the shoreline survey, although Real Property Tax records list this property as containing 14,000 square feet, shoreline migration has reduced the actual size of the parcel to approximately 12,294 square feet. Additional boundary rock walls were built on the property under SMAA 04-68 (Exhibit B). Although the original dwelling to be demolished was only subject to a 20-foot shoreline setback, recent changes in State law have increased the required minimum shoreline setback to 40 feet. Thus, the applicants plan to remove the existing dwelling which is located partially within the 40-foot setback and construct a new dwelling which adheres to current State laws. However, being both a shoreline parcel and a corner parcel, this property is subject to greater than usual setback requirements which include a 40-foot setback on the makai side and two 20-foot front yard setbacks. For this reason, the applicants had previously sought a variance from one of the front yard setbacks to reduce the setback requirement to be on par with the requirements of a side yard. They had hoped that the increase in open space on the makai side of the property, paired with the greatly diminished buildable area of this shoreline corner parcel would make their variance request reasonable. However, after learning of concerns expressed by some neighbors, the applicants decided to withdraw the variance request and redesigned the proposed dwelling to fit within the confines of the standard setback requirements. This area of Puakō is primarily developed with single-family residences. The proposed new dwelling and associated improvements will be in keeping with the square footage of many of the surrounding homes. As the requested improvements are located entirely within the Special Management Area and the project valuation will exceed $500,000, the applicant is submitting a Special Management Area Use Permit application for review and approval by the Hawai‘i County Planning Department and Leeward Planning Commission. i. Project Objectives The applicant wishes to demolish the existing dwelling on the subject property and replace it with a new single-family residence and associated improvements. The new dwelling will be constructed to current Building Codes and be in alignment with all current County and State regulations. ii. Project Components The project involves the demolition of the existing single-family dwelling on the subject property and the reconstruction of a new single-family dwelling. The proposed single-family dwelling would contain 2-stories with three (3) bedrooms, THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • A02.0REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HILOWER FLOOR PLAN A02.0 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com EXT105-1EXT102-2W05EXT103-1101-3103-2103-1 EXT101-2 W04W03EXT102-1EXT102-2104-1 104-2 WW/D3 3 5 5 4 4 B B C C D D E E 1 1 A A F F8"12'-0"54'-0"8"6'-2"69'-11 3/4"14'-9 3/4"5 1/2"24'-0"5 1/2"23'-5"1/2"20'-10 1/4"1"2'-4 1/4"5'-4"4'-3"3 1/2"3'-1 3/4"3 1/2"4'-0 1/4"3 1/2"4'-3 1/2"8"5'-5 3/4"8"20'-5 1/2"1/2"5'-8" 5'-1"5 1/2" 5'-6"7"14'-0"MIN. 20'-4" 5 1/2" 5'-4"5 1/2"20'-4 1/2"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"3'-9 1/4" 3 1/2" 1'-10" 5 1/2" 15'-10 1/2"20'-9 1/2"6'-3 1/2"22'-5"6'-0"24'-4"24'-5 3/4"16'-1"6'-1"4'-0"1'-2"1'-2"1'-2"1'-2"1'-2"1'-2"4'-0"10'-0"8"33'-6 3/4"2'-6"8"11'-3 3/4"4'-0"5 1/2"50'-6"2A04.11 A03.4 1 A03.6 1 A04.1 1 2 3 4 A07.3 5 6 7 8 A07.3 9 10 11 12 A07.3 FOXTAIL PALM GARDEN STORAGE 10'-0" SIDE SET-BACK 20'-0" FRONT SET-BACK10'-0" SIDE SET-BACKUPLWR. BATH 35'-1" 29'-0 3/4" POOL W.C. DN SCULPTUREGRASS DN HEDGE HEDGEHEDGEMECHANICAL STORAGE DN UP DN GARDEN UP 40'-0" SHORELINE SET-BACKPHANTOM SCREEN LOWER BAR 1HR CEILING 5/8" TYPE x GYP. BRD AS PER CBC 406.14 1 HR WALL 5/8" TYP x GYP. BRD1 HR WALL 5/8" TYP x GYP. BRD BATTERY BATTERY BATTERY BAT TERY W/H A.V. ANDSYSTEMSHB HB HBHB DOGGIE DOOR (HARDWIRE) GARAGE 101 LWR. GREAT ROOM 102 GUEST BED 105 LWR. BATH 103 LWR. LAUNDRY 104 1A04.21A03.1101-1 101-215'-10"3/4"5 1/2"20'-4"5'-10"5 1/2"10'-9 3/4"3 1/2"11'-3 3/4" 2 2 13'-2 3/4" 5 1/2" 10'-7 1/2"3 1/2"14'-2 1/2" 5 1/2" 4'-0"11'-3 3/4"6 1/4" 30'-3 1/4"48'-9 1/2"15'-10"13'-3"10'-9 1/4"8"35'-4 1/4"4'-2 1/2" 3 1/2" 1'-0"1A03.11A03.31A03.2ELEV.SCULPTUREPOOL EQ. VAULT BELOW SINKUPPER FLOOR LINEABOVEUPPER FLOOR LINEABOVEUPPER FLOOR LINE ABOVE UPPER FLOOR LINEABOVEUPPER FLOOR LINEABOVEUPPER FLOOR LINE ABOVEREF.BBQHEAT PUMPS S.M.D. SCALE: 1/4" = 1'-0" 1 LOWER FLOOR PLAN A02.0 0 2'4'8'TRUE NORTH PROJECT NORTH N N FIGURE 3 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • A02.1REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HIUPPER FLOOR PLAN A02.1 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com 3 3 5 5 4 4 B B C C D D E E 1 1 A A F F DW2A04.11 A03.4 1 A03.6 1 A04.1 5 1/2"5'-3 3/4"14'-9 3/4"5 1/2"33'-7 1/4"3 1/2"4'-6 1/4"5 1/2"9'-6 3/4"5 1/2"79'-10 3/4"3'-10 3/4"5 1/2"20'-7 1/2"4'-4"3 1/2"15'-3 1/2"3'-10 1/4"3 1/2"4'-7 1/2"3 1/2"3'-1 1/4"3 1/2"4'-0 1/4"3 1/2"2'-8 1/2"11 3/4"3 1/2"5 1/2" 13'-6 1/2"3 1/2"3'-2 3/4"1/2"10'-3 1/4"7 1/4"7'-0"7 1/2"3'-9 3/4"5 1/2"3'-4"3 1/2"1'-10 1/4"5 1/2"6'-5"5 1/2"2'-0"3 1/2"3'-4"16'-4 3/4"3 1/2"9'-5 3/4"5 1/2"4'-1"1/2"5'-0"1/2"5'-1 1/2" 7'-9 1/4"20'-7 1/4"14'-7"2'-4"2'-4"34'-7 1/2"3 1/2"5'-6 1/4"1'-6" 3 1/2"5'-6 1/2" 1/2" 7'-5 1/4"3 1/2"6'-4 1/4"1"18'-0 1/4"3 1/2"2'-6 1/4"6'-8 1/2"7 3/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"4'-9 1/4"19'-1 1/4"9'-6 3/4"5'-6"5 1/2"6'-5"5 1/2"5'-6"15'-10 1/2"20'-9 1/2"6'-3 1/2"22'-5"6'-1"16'-1"24'-5 3/4"24'-4"6'-0"3'-7 1/2"3'-0" MIN. 1"2'-0 3/4" 3 1/2" 5'-3"3 1/2"3'-0 1/2" 1/2"5'-6 1/2"1/2"5'-1 1/2"5 1/2"3'-3 1/4"3'-4"3 1/2"11'-3"3 1/2"3'-4"2'-0"2'-0 1/2"2'-0 1/2"7'-3" 5 1/2"1'-2" 3 1/2" 8" 3 1/2"1A04.21 2 3 4 A07.5 10 11 12 13 A07.4 1 2 3 4 A07.1 FOYER FOXTAIL PALMS GARDEN BELOW FULL HGT. ALUM. LOUVERSW.C. GARDEN SKYLIGHT DN PWDR TV WALLTVSKYLIGHT SKYLIGHT LANAI SET-BACK 20'-0" FRONT SET-BACK10'-0" SIDE SET-BACK OPEN DOG RUN ALIGN ALIGN W.C.40'-0" SHORELINE SET-BACKPHANTOM SCREEN DRYING/FOLDING ALIGNCLOSET HIDDEN DOOR DRAPERY DOGGIE DOOR (HARDWIRE)HBHB PASS THROUGH LAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAIL20' SIDE SET-BACK SHOESJR PRIMARY LANAI OPEN OPEN OPEN OPEN OPEN OPEN OPEN OPEN SKYLIGHT SKYLIGHT SKYLIGHT OPEN TO SKY OPEN TO SKY OPEN TO SKY OPEN TO SKY OPEN TO SKY OPEN TO SKY W.C. SHOWERLAMINATED GLASS GUARDRAILLAMINATED GLASS GUARDRAIL LAMINATED GLASS GUARDRAIL LAMINATED GLASS GUARDRAIL LAMINATED GLASS GUARDRAIL LAMINATED GLASS GUARDRAIL LAMINATED GLASS GUARDRAIL LAMINATED GLASS GUARDRAIL LAMINATED GLASS GUARDRAILCOPLANAR DOOR JR. PRIMARY BED 202 JR. BATH 201 UPPER LIVING 203 KITCHEN 204 PANTRY 206 LAUNDRY 205 PRIMARY BED 209 PRIMARY CLOSET 208 PRIMARY BATH 2071A03.1NICHE NICHE NICHE NICHE MAKE-UP14'-5 1/4"5 1/2"28'-8 1/2"2'-4 1/2"3 1/2"3'-9 3/4"5 1/2"13'-2"5'-3 1/2"2 2 1A03.11A03.25 1/2"5'-6 1/2" 3 1/2" 7'-7 1/2"7 1/4" 26'-8 3/4" 1'-11" 3 1/2" 4'-5 3/4"16'-0 1/2"4'-0"3 1/4"5'-7" 6"4'-3 1/2"4"5'-0"6'-2 1/4" 5 1/2" 9'-5 3/4"3 1/2"16'-3"1/2"9'-1 3/4"3 1/2"5'-0"ELEV.SCULPTUREMAIDS CLOSET ACID ETCHED GLASS ACID ETCHEDGLASSACID ETCHEDGLASSCLEARGLASSCLEARGLASSFZREFOVENSDWDW TRASHDROP ACID ETCHED GLASS DOOR REC.DROP POWERWASHERACID ETCHED GLASSACID ETCHED GLASSROLL SHADEROLL SHADE ROLL SHADESCALE: 1/4" = 1'-0" 1 UPPER FLOOR PLAN A02.1 0 2'4'8' TRUE NORTH PROJECT NORTHNN FIGURE 4 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • A03.1REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HIFRONT ELEVATION (EAST) A03.1 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com F E D C B A RA1 FLAT ROOF ASSEMBLY, TYP.WA6 TYPICAL EXTERIOR WALL STUCCO 8.51.13 ALUMINUM FRAME WINDOW WA3 CONCRETE WALL 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD 10.30 MIN. 36" TALL GLASS GUARD RAIL WA3 CONCRETE WALL 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD 10.42 (POWDER COATED) ALUMINUM LOUVER WALL 10.42 (POWDER COATED) ALUMINUM LOUVER WALL 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR EL = 0.0 EL = 8.0 EL = 9.9 EL = 11.0 EL = 20.0 EL = 31.0 SEA LEVEL GARAGE F.F. ZONE VE LOWER FLOOR F.F. UPPER FLOOR F.F. TOP ROOF HEIGHT NOTES: EXTERIOR ELEVATIONS 0. CONSTRUCTION ASSEMBLIES FL3 TYPICAL DECK CONSTRUCTION 10.44 3/4" LIMESTONE TILING OVER PRESSURE TREATED FRAMING MEMBERS (SEE STRUCTURAL) RA1 FLAT ROOF ASSEMBLY, TYP. 10.44 DURO-LAST 60-MIL (OR APPROVED EQUAL) MEMBRANE ROOFING OVER ICP LOW RISE ADHESIVE OVER 1/4" DENSDECKTM OVER TAPERED RIGID INSULATION (R-VALUE: 30) OVER PLYWOOD ROOF SHEATHING OVER ROOF JOISTS (SEE STRUCTURAL) W/ ICYNENE OPEN CELL FULL THICKNESS (OR APPROVED EQUAL) R-30 VALUE INSULATION. (TERMINATE MEMBRANE AS PER MANF. SPECS ON PARAPET CAPS AND ROOF EDGES) WA2 EXTERIOR WALL ASSEMBLY (LAVA STONE) 10.44 LAVA STONE OVER 1/2" PLYWOOD SHEATHING OVER 2X6'S AT 16" O.C. WA3 CONCRETE WALL WA6 TYPICAL EXTERIOR WALL STUCCO 10.44 7/8" 4 COAT SMOOTH FINISH STUCCO OVER TYVEC BUILDING WRAP OVER PLYWOOD SHEAR (AS PER STRUCTURAL) OVER 2X6 DOUGLAS FIR WALL STUDS WITH LEVEL 5 5/8" DRYWALL AT INTERIOR (SEE INTERIOR ELEVATIONS FOR WALL FINISHES). 4 5. METALS 5.02 CUSTOM ALUMINUM LOUVRE 10.44 1 1/2" X 3/16" ALUMINUM LOUVRES SET IN FRAME, FRAME SHALL MATCH SIZE OF WINDOW FRAMES POWDER COAT OR ANODIZE TO MATCH WINDOWS 8. OPENINGS 8.11 ALUMINUM FRAMED SLIDING GLASS DOOR 8.12 ALUMINUM FRAMED GLASS SWING DOOR 8.51.13 ALUMINUM FRAME WINDOW 10.44 SEE WINDOW SCHEDULE FOR GLAZING AND HARDWARE 10. SPECIALTIES 10.30 MIN. 36" TALL GLASS GUARD RAIL 10.44 FULL HGT. POWDER COATED ALUMINUM HONNYCOMB LOUVRE SCALE: 1/4" = 1'-0" 1 FRONT ELEVATION EAST A03.1 0 2'4'8' FIGURE 5 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • A03.2REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HIFRONT ELEVATION (PALM CT) A03.2 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com F E D C B A 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD RA1 FLAT ROOF ASSEMBLY, TYP. WA6 TYPICAL EXTERIOR WALL STUCCO 8.51.13 ALUMINUM FRAME WINDOW WA3 CONCRETE WALL 8.51.13 ALUMINUM FRAME WINDOW 8.11 ALUMINUM FRAMED SLIDING GLASS DOOR 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD 10.30 MIN. 36" TALL GLASS GUARD RAIL WA3 CONCRETE WALL 10.42 (POWDER COATED) ALUMINUM LOUVER WALL EL = 0.0 EL = 8.0 EL = 9.9 EL = 11.0 EL = 20.0 EL = 31.0 SEA LEVEL GARAGE F.F. ZONE VE LOWER FLOOR F.F. UPPER FLOOR F.F. TOP ROOF HEIGHT NOTES: EXTERIOR ELEVATIONS 0. CONSTRUCTION ASSEMBLIES RA1 FLAT ROOF ASSEMBLY, TYP. 10.42 DURO-LAST 60-MIL (OR APPROVED EQUAL) MEMBRANE ROOFING OVER ICP LOW RISE ADHESIVE OVER 1/4" DENSDECKTM OVER TAPERED RIGID INSULATION (R-VALUE: 30) OVER PLYWOOD ROOF SHEATHING OVER ROOF JOISTS (SEE STRUCTURAL) W/ ICYNENE OPEN CELL FULL THICKNESS (OR APPROVED EQUAL) R-30 VALUE INSULATION. (TERMINATE MEMBRANE AS PER MANF. SPECS ON PARAPET CAPS AND ROOF EDGES) WA3 CONCRETE WALL WA6 TYPICAL EXTERIOR WALL STUCCO 10.42 7/8" 4 COAT SMOOTH FINISH STUCCO OVER TYVEC BUILDING WRAP OVER PLYWOOD SHEAR (AS PER STRUCTURAL) OVER 2X6 DOUGLAS FIR WALL STUDS WITH LEVEL 5 5/8" DRYWALL AT INTERIOR (SEE INTERIOR ELEVATIONS FOR WALL FINISHES). 7. THERMAL & MOISTURE PROTECTION 7.14.3 NON-COMBUSTIBLE SOFFIT BOARD 8. OPENINGS 8.11 ALUMINUM FRAMED SLIDING GLASS DOOR 8.51.13 ALUMINUM FRAME WINDOW 10.42 SEE WINDOW SCHEDULE FOR GLAZING AND HARDWARE 10. SPECIALTIES 10.30 MIN. 36" TALL GLASS GUARD RAIL 10.42 WOOD LOUVER WALL SCALE: 1/4" = 1'-0" 1 FRONT ELEVATION (PALM GARDEN) A03.2 0 2'4'8' FIGURE 6 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • A03.4REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HISIDE ELEVATION (NORTH) A03.4 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com 1 2 3 4 5 WA3 CONCRETE WALL WA6 TYPICAL EXTERIOR WALL STUCCO 10.31 MIN. 36" TALL METAL GUARD RAIL RA1 FLAT ROOF ASSEMBLY, TYP. WA6 TYPICAL EXTERIOR WALL STUCCO 8.51.13 ALUMINUM FRAME WINDOW WA6 TYPICAL EXTERIOR WALL STUCCO WA3 CONCRETE WALL 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR EL = 0.0 EL = 8.0 EL = 9.9 EL = 11.0 EL = 20.0 EL = 31.0 SEA LEVEL GARAGE F.F. ZONE VE LOWER FLOOR F.F. UPPER FLOOR F.F. TOP ROOF HEIGHT NOTES: EXTERIOR ELEVATIONS 0. CONSTRUCTION ASSEMBLIES RA1 FLAT ROOF ASSEMBLY, TYP. 10.42 DURO-LAST 60-MIL (OR APPROVED EQUAL) MEMBRANE ROOFING OVER ICP LOW RISE ADHESIVE OVER 1/4" DENSDECKTM OVER TAPERED RIGID INSULATION (R-VALUE: 30) OVER PLYWOOD ROOF SHEATHING OVER ROOF JOISTS (SEE STRUCTURAL) W/ ICYNENE OPEN CELL FULL THICKNESS (OR APPROVED EQUAL) R-30 VALUE INSULATION. (TERMINATE MEMBRANE AS PER MANF. SPECS ON PARAPET CAPS AND ROOF EDGES) WA3 CONCRETE WALL WA6 TYPICAL EXTERIOR WALL STUCCO 10.42 7/8" 4 COAT SMOOTH FINISH STUCCO OVER TYVEC BUILDING WRAP OVER PLYWOOD SHEAR (AS PER STRUCTURAL) OVER 2X6 DOUGLAS FIR WALL STUDS WITH LEVEL 5 5/8" DRYWALL AT INTERIOR (SEE INTERIOR ELEVATIONS FOR WALL FINISHES). 8. OPENINGS 8.51.13 ALUMINUM FRAME WINDOW 10.42 SEE WINDOW SCHEDULE FOR GLAZING AND HARDWARE 9. FINISHES 9.2 ROOF FASCIA TO MATCH EXTERIOR WALL PAINT COLOR 10. SPECIALTIES 10.31 MIN. 36" TALL METAL GUARD RAIL 10.42 WOOD LOUVER WALL SCALE: 1/4" = 1'-0" 1 SIDE ELEVATION (SOUTH) A03.4 0 2'4'8' FIGURE 7 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • A03.5REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HIREAR ELEVATION (WEST) A03.5 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com A B C D E F 8.11 ALUMINUM FRAMED SLIDING GLASS DOOR WA6 TYPICAL EXTERIOR WALL STUCCO 10.31 MIN. 36" TALL METAL GUARD RAIL 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD 10.30 MIN. 36" TALL GLASS GUARD RAIL 8.11 ALUMINUM FRAMED SLIDING GLASS DOOR 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD RA1 FLAT ROOF ASSEMBLY, TYP. WA6 TYPICAL EXTERIOR WALL STUCCO 11.18 EXTERIOR BBQ GRILL 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR EL = 0.0 EL = 8.0 EL = 9.9 EL = 11.0 EL = 20.0 EL = 31.0 SEA LEVEL GARAGE F.F. ZONE VE LOWER FLOOR F.F. UPPER FLOOR F.F. TOP ROOF HEIGHT NOTES: EXTERIOR ELEVATIONS 0. CONSTRUCTION ASSEMBLIES RA1 FLAT ROOF ASSEMBLY, TYP. 11.18 DURO-LAST 60-MIL (OR APPROVED EQUAL) MEMBRANE ROOFING OVER ICP LOW RISE ADHESIVE OVER 1/4" DENSDECKTM OVER TAPERED RIGID INSULATION (R-VALUE: 30) OVER PLYWOOD ROOF SHEATHING OVER ROOF JOISTS (SEE STRUCTURAL) W/ ICYNENE OPEN CELL FULL THICKNESS (OR APPROVED EQUAL) R-30 VALUE INSULATION. (TERMINATE MEMBRANE AS PER MANF. SPECS ON PARAPET CAPS AND ROOF EDGES) WA6 TYPICAL EXTERIOR WALL STUCCO 11.18 7/8" 4 COAT SMOOTH FINISH STUCCO OVER TYVEC BUILDING WRAP OVER PLYWOOD SHEAR (AS PER STRUCTURAL) OVER 2X6 DOUGLAS FIR WALL STUDS WITH LEVEL 5 5/8" DRYWALL AT INTERIOR (SEE INTERIOR ELEVATIONS FOR WALL FINISHES). 7. THERMAL & MOISTURE PROTECTION 7.14.3 NON-COMBUSTIBLE SOFFIT BOARD 8. OPENINGS 8.11 ALUMINUM FRAMED SLIDING GLASS DOOR 10. SPECIALTIES 10.30 MIN. 36" TALL GLASS GUARD RAIL 10.31 MIN. 36" TALL METAL GUARD RAIL 11. EQUIPMENT 11.18 EXTERIOR BBQ GRILL SCALE: 1/4" = 1'-0" 1 REAR ELEVATION (WEST) A03.5 0 2'4'8' FIGURE 8 THESE DRAWINGS ARE THE ORIGINAL UNPUBLISHED WORKOF THE ARCHITECT AND MAY NOT BE DUPLICATED OR USEDWITHOUT THE WRITTEN PERMISSION OF THE ARCHITECT.Curt Cline© MODERN HOUSEFILE PATH: /Users/curtcline/Dropbox/000 ARCHICAD FILES/Greg Gilliom (Puako)/Archicad Files (Active)/GILLIOM_(Non Variance).pln • LAST SAVED BY: CURT CLINE • PRINTED ON 9/3/24 @ 2:35 PMMODERN HOUSE ARCHITECTS • GILLIOM RESIDENCE • #Pln • A03.6REVISIONS:GILLIOM RESIDENCE69-1928 PUAKO BEACH DRIVEWAIKOLOA, HISIDE ELEVATION (SOUTH) A03.6 AS NOTEDSCALE : SHEET : DATE :9/3/24BUILDING PERMIT REVIEW SETTMK: TMK 6-9-006:014Curt Cline Architect THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. LICENSE VALID THRU 04/30/2026 ARCHITECTURE & DESIGN 1177 California St. #1401 San Francisco, CA 94108 P. 415.596.7281 modernhouse@mac.com www.modernhousearchitects.com 5 4 3 2 1 RA1 FLAT ROOF ASSEMBLY, TYP. 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD WA3 CONCRETE WALL WA6 TYPICAL EXTERIOR WALL STUCCO WA6 TYPICAL EXTERIOR WALL STUCCO WA3 CONCRETE WALL 7.14.3 NON- COMBUSTIBLE SOFFIT BOARD WA6 TYPICAL EXTERIOR WALL STUCCO 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR 9.2 FASCIA (POWDER COAT)TO MATCH EXTERIOR WALL PAINT COLOR HVAC UNITS 8.33 CUSTOM GARAGE DOOR EL = 0.0 EL = 8.0 EL = 9.9 EL = 11.0 EL = 20.0 EL = 31.0 SEA LEVEL GARAGE F.F. ZONE VE LOWER FLOOR F.F. UPPER FLOOR F.F. TOP ROOF HEIGHT NOTES: EXTERIOR ELEVATIONS 0. CONSTRUCTION ASSEMBLIES RA1 FLAT ROOF ASSEMBLY, TYP. 10.42 DURO-LAST 60-MIL (OR APPROVED EQUAL) MEMBRANE ROOFING OVER ICP LOW RISE ADHESIVE OVER 1/4" DENSDECKTM OVER TAPERED RIGID INSULATION (R-VALUE: 30) OVER PLYWOOD ROOF SHEATHING OVER ROOF JOISTS (SEE STRUCTURAL) W/ ICYNENE OPEN CELL FULL THICKNESS (OR APPROVED EQUAL) R-30 VALUE INSULATION. (TERMINATE MEMBRANE AS PER MANF. SPECS ON PARAPET CAPS AND ROOF EDGES) WA3 CONCRETE WALL WA6 TYPICAL EXTERIOR WALL STUCCO 10.42 7/8" 4 COAT SMOOTH FINISH STUCCO OVER TYVEC BUILDING WRAP OVER PLYWOOD SHEAR (AS PER STRUCTURAL) OVER 2X6 DOUGLAS FIR WALL STUDS WITH LEVEL 5 5/8" DRYWALL AT INTERIOR (SEE INTERIOR ELEVATIONS FOR WALL FINISHES). 7. THERMAL & MOISTURE PROTECTION 7.14.3 NON-COMBUSTIBLE SOFFIT BOARD 8. OPENINGS 8.33 CUSTOM GARAGE DOOR 9. FINISHES 9.2 ROOF FASCIA TO MATCH EXTERIOR WALL PAINT COLOR 10. SPECIALTIES 10.42 WOOD LOUVER WALL SCALE: 1/4" = 1'-0" 1 SIDE ELEVATION (NORTH) A03.6 0 2'4'8' FIGURE 9 FIGURE 10 16 three and a half (3.5) bathrooms, a great room, a kitchen, a living room, a dining room, and an in-ground pool. A new advanced aerobic wastewater treatment unit will be installed on the property following permitting requirements of the Department of Health. Access to the property will be from the northern boundary of the property via a County owned and maintained extension from Puakō Beach Drive. Regarding the Shoreline/Coastal Public Access, there is an established public shoreline pedestrian access point adjacent to the property to the north. This access will remain unaffected by this project. As the subject property has already hosted a single-family dwelling for several decades, the site is already served by all required utilities. Additionally, the project would provide economic opportunities by creating short-term construction work associated with building the new dwelling and related infrastructure. By demolishing the existing dwelling located partially within the current 40-foot shoreline setback and reconstructing a new single-family dwelling with an advanced aerobic wastewater treatment unit (ATU) and located outside the 40-foot shoreline setback, this project seeks to improve the wastewater treatment on the property and bring the property and its improvements into compliance with current CZM, SMA, Zoning and Building regulations. C. Property Description The subject property, consisting of approximately 12,294 square feet, is located on the makai side of Puakō Beach Drive within the Puakō Beach Lots in Kamuela, South Kohala. It is approximately 2.5 miles southwest along Puakō Beach Drive from its intersection with Queen Ka‘ahumanu Highway and 2 miles southwest from the Puakō Boat Ramp. The property is zoned RS-10 (Figure 11) and contains an existing approximately 1,400 square foot dwelling which is proposed to be demolished as it contains significant termite damage and is partially located within the 40-foot shoreline setback. Vegetation on the property includes coconut palm (Cocos nucifera), plumeria (Plumeria alba), mango (Mangifera indica), and royal poinciana (Delonix regia). Hedges are also found throughout the parcel. The subject property is roughly ten (10) feet above sea level. D. Project Valuation The applicant hopes to secure County SMA Permit approval as soon as possible and begin the Building Permit process immediately thereafter. Demolition and construction are anticipated to take approximately 24 months. Cost estimates for the project are approximately $1.5M. HAWAII COUNTY ZONING MAP County of Hawaii IT Department, Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Intermap and the GIS user community, Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, Hawaii County Zoning (road) A-5a OPEN RS-10 Parcels (current boundary lines) Address Points Street Centerlines Hawaii County District Boundary Coastline 5/16/2023, 11:16:58 AM 0 0.05 0.10.03 mi 0 0.08 0.160.04 km 1:2,257 Web AppBuilder for ArcGIS The contents of this map were prepared for informational and planning purposes only and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. Subject Property FIGURE 11 18 E. State/County Plans Affecting Request i. State Land Use The State Land Use Designation of the subject property is Urban (Figure 12). The proposed action to demolish the existing dwelling and construct a new single-family dwelling and associated improvements is consistent with this designation and will not be contrary to the objectives sought to be accomplished by State Land Use Laws and Regulations. ii. DLNR Conservation District The property is located outside of the Department of Land and Natural Resources Conservation District. iii. County General Plan The General Plan provides for the long-range comprehensive development of the island of Hawai‘i. It provides direction for balanced growth in the County. The County General Plan Land Use Pattern Allocation Guide (“LUPAG”) map designates the site as Low Density Urban (Figure 13). This designation is intended for residential, with ancillary community and public uses, and neighborhood and convenience-type commercial uses with an allowable overall residential density of up to six units per acre. Thus, the subject request is in keeping with the Low-Density Urban designation of the property. Further, the proposed action will retain the essential character of the land and will be consistent with the surrounding area and with the goals, policies, and standards of the General Plan. The proposed demolition and construction of one (1) single-family residence and associated improvements would provide temporary employment for local construction workers and would support the economy through the purchase of construction materials from on-island suppliers. This will stimulate and support the general economic stability and development of Hawai‘i Island by allowing for local businesses to thrive and gain income from the proposed project. In the long-term, the newly constructed single-family residence will bring in additional property taxes, adding revenues to the County coffers. The project is and will be energy conscious through its use and/or encouragement of solar energy and design features that take advantage of the sun and wind patterns. The proposed development would not provide adverse effects on the environment or the natural resources of the region. The General Plan identifies five (5) areas of environmental concerns - air pollution, water quality, soil pollution, solid waste disposal, and noise pollution. As proposed, the project would not be contrary to any of those objectives. STATE LAND USE MAP County of Hawaii IT Department, Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Intermap and the GIS user community, Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, State Land Use Classifications (SLU) Conservation Urban Parcels (current boundary lines) Address Points Street Centerlines Hawaii County District Boundary Coastline 5/16/2023, 11:20:40 AM 0 0.05 0.10.03 mi 0 0.08 0.160.04 km 1:2,257 Web AppBuilder for ArcGIS The contents of this map were prepared for informational and planning purposes only and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. Subject Property FIGURE 12 LAND USE PATTERN ALLOCATION GUIDE (LUPAG) MAP County of Hawaii IT Department, Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Intermap and the GIS user community, Esri Community Maps Contributors, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, Land Use Pattern Allocation Guide (LUPAG) Low Density Urban Open Area Parcels (current boundary lines) Address Points Street Centerlines Hawaii County District Boundary Coastline 5/16/2023, 11:15:42 AM 0 0.05 0.10.03 mi 0 0.08 0.160.04 km 1:2,257 Web AppBuilder for ArcGIS The contents of this map were prepared for informational and planning purposes only and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. Subject Property FIGURE 13 21 The demolition of the existing single-family residence will be done in accordance with BMPs to ensure that air pollution, sedimentation, and erosion potential associated with the demolition remains minimal. This includes the prohibition of heavy machinery within the 40-foot shoreline setback area. Refer to Section P ‘Potential Areas of Concern’ for a detailed discussion on demolition BMP’s. Solid waste will be minimized by recycling all material possible to minimize debris contributed to the landfill. The project will involve the closure of a permitted cesspool and installation of a new advanced aerobic wastewater treatment unit to handle all wastewater generated on site. Installation of the new advanced treatment unit will mitigate potential impacts to water quality, coastal ecosystems, and soils due to wastewater. As the project proposes to replace the existing single-family residence with a new single- family residence, the long-term solid waste impact will remain consistent with its current use with little potential for waste management issues or noxious wastes from the continued residential use. There should be little, if any, long-term increase to the ambient noise levels as the proposed request does not increase density nor does it change or affect the permitted use. The activities will remain residential in nature. With regard to flooding, the property is predominantly within Flood Zone X, or outside the 500-year floodplain (Figure 14). A small portion of the shoreline is located within Flood Zone VE (areas subject to a 1% annual chance of inundation by a 100-year flood event with additional hazards associated with storm induced wave action). However, the proposed new dwelling will be constructed entirely within Flood Zone X and outside the 3.2-foot sea level rise exposure area (Figure 15). With regard to historic sites, although no commissioned archaeological survey of the site was conducted it is highly unlikely that any historic sites would be found on the property as the parcel has been previously developed for residential use for decades. However, in the event any archaeological or historical features are found during any earth disturbance activity, work will stop within the affected area and appropriate clearances from the State DLNR-SHPD and County Planning Department will be secured before work resumes. If needed, an archaeological monitoring program can be instituted during any land clearing activity. The General Plan also emphasizes that developments be mindful of an area's natural beauty. In this situation, the site will be developed in a manner that is consistent with nearby residences. Impacts to scenic resources are not expected to be pronounced. As the proposed home would replace the existing home that was built decades ago, views to the shoreline will be relatively unchanged from their current state, with shoreline views from Puakō Beach Drive already being currently blocked by the existing residence and landscaping. Views from Queen Ka‘ahumanu Highway will not be affected by the proposed single-family residence. Flood Hazard Assessment Report Disclaimer: The Hawaii Department of Land and Natural Resources (DLNR) assumes no responsibility arising from the use, accuracy, completeness, and Ɵmeliness of any informaƟon contained in this report. Viewers/Users are responsible for verifying the accuracy of the informaƟon and agree to indemnify the DLNR, its oĸcers, and employ-ees from any liability which may arise from its use of its data or informaƟon. If this map has been idenƟĮed as 'PRELIMINARY', please note that it is being provided for informaƟonal purposes and is not to be used for Ňood insurance raƟng. Contact your county Ňoodplain manager for Ňood zone determina- Ɵons to be used for compliance with local Ňoodplain management regulaƟons. Property InformaƟon COUNTY: FIRM INDEX DATE: THIS PROPERTY IS WITHIN A TSUNAMI EVACUTION ZONE: FOR MORE INFO, VISIT: hƩp://www.scd.hawaii.gov/ THIS PROPERTY IS WITHIN A DAM EVACUATION ZONE: FOR MORE INFO, VISIT: http://dlnreng.hawaii.gov/dam/ Flood Hazard InformaƟon SPECIAL FLOOD HAZARD AREAS (SFHAs) SUBJECT TO INUNDATION BY THE 1% ANNUAL CHANCE FLOOD - The 1% annual chance Ňood (100- year), also know as the base Ňood, is the Ňood that has a 1% chance of being equaled or exceeded in any given year. SFHAs include Zone A, AE, AH, AO, V, and VE. The Base Flood ElevaƟon (BFE) is the water surface elevaƟon of the 1% annual chance Ňood. Mandatory Ňood insurance purchase applies in these zones: Zone A: No BFE determined. Zone AE: BFE determined. Zone AH: Flood depths of 1 to 3 feet (usually areas of ponding); BFE determined. Zone AO: Flood depths of 1 to 3 feet (usually sheet Ňow on sloping terrain); average depths determined. Zone V: Coastal Ňood zone with velocity hazard (wave acƟon); no BFE determined. Zone VE: Coastal Ňood zone with velocity hazard (wave acƟon); BFE determined. Zone AEF: Floodway areas in Zone AE. The Ňoodway is the channel of stream plus any adjacent Ňoodplain areas that must be kept free of encroachment so that the 1% annual chance Ňood can be carried without increasing the BFE. NON-SPECIAL FLOOD HAZARD AREA - An area in a low-to-moderate risk Ňood zone. No mandatory Ňood insurance purchase requirements apply, but coverage is available in parƟcipaƟng communiƟes. Zone XS (X shaded): Areas of 0.2% annual chance Ňood; areas of 1% annual chance Ňood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance Ňood. Zone X: Areas determined to be outside the 0.2% annual chance Ňoodplain. OTHER FLOOD AREAS Zone D: Unstudied areas where Ňood hazards are undeter- mined, but Ňooding is possible. No mandatory Ňood insurance purchase apply, but coverage is available in parƟcipaƟng commu- niƟes. FLOOD HAZARD ASSESSMENT TOOL LAYER LEGEND (Note: legend does not correspond with NFHL) www.hawaiinfip.org Notes: BASEMAP: FIRM BASEMAP 0 100 200 ft HAWAII TMK NO:(3) 6-9-006:014 WATERSHED:POHAKULOA PARCEL ADDRESS:69-1928 PUAKO BEACH DR KAMUELA, HI 96743 SEPTEMBER 29, 2017 LETTER OF MAP CHANGE(S):NONE FEMA FIRM PANEL:1551660303F PANEL EFFECTIVE DATE:SEPTEMBER 29, 2017 YES NO FIGURE 14 FIGURE 15 24 The site is adjacent to the shoreline, therefore there are potential coastal resource issues with the existing single-family residence being located within the 40-foot shoreline setback. The proposed new dwelling would mitigate coastal resource concerns by increasing the distance of the dwelling from the shoreline and through the installation of an advanced treatment unit for wastewater. Since the elevation of the property is approximately 10 feet above sea level, a standard Individual Wastewater System does not sufficiently protect coastal resources. In order to protect coastal resources, the applicants propose to close the existing cesspool and install an advanced aerobic treatment unit for wastewater disposal. No improvements are proposed within the 40-foot shoreline setback area. The proposed project would therefore enhance long-term coastal resource protection on site compared to maintaining the property and dwelling in its current state. In addition, pedestrian coastal access adjacent to the property will not be obstructed or impeded by the project. In addition, since there is no increase in density or change in permitted use, there will be no significant impact to public utilities or government services and infrastructure. Given the above, the project specifically fulfills the following pertinent land use goals, policies, and standards of the General Plan: • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • Promote and encourage the rehabilitation and use of urban areas that are serviced by basic community facilities and utilities. • Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Encourage urban development within existing zoned areas already served by basic infrastructure, or close to such areas, instead of scattered development. In view of the foregoing goals and policies, it is noted that the requested Special Management Area Use Permit would not be contrary to the County General Plan. The proposed development will complement the goals, policies, and standards of the Land Use Elements of the General Plan. The proposed new single-family residence and associated improvements will replace the existing single-family residence, thus maintaining the housing inventory for the district. The continued use of the property for a single-family dwelling conforms to the character of the surrounding neighborhood and will not increase the intensity or density of land use over current levels. iv. South Kohala Community Development Plan The South Kohala Community Development Plan (SKCDP) attempts to further define the General Plan and serves as a guide for decision-makers. The subject property is located within the Puakō Community as identified in the SKCDP. The requested project aligns with the following policies of the Puakō Community Plan as outline in the SKCPD: 25 Puakō Policy 1. Manage the effects of growth and development: The County Government shall work closely with the Puakō Community to manage the effects of growth and development in a responsible manner. Discussion: The subject project proposes to demolish an aged existing single-family residence and replace it with a new single-family residence and associated improvements that will remain in keeping with the surrounding area. Thus, this request will not result in any change to the area’s character or increase in density. Additionally, the proposed new single-family residence will be built in accordance with current County Codes and Building Codes. Thus, this new development will be done in a cohesive and responsible manner and improve upon the overall safety of the property through adherence to current shoreline regulations. Puakō Policy 3. Environmental Stewardship: The County Government and the Puakō Community shall work with other State and Federal agencies to protect and manage the rich coastal and near shore marine environment. Discussion: The proposed project will include an advanced aerobic wastewater treatment unit approved by the Department of Health. This will reduce the potential for wastewater impacts to the environment. The Department of Health classifies the nearshore waters fronting Puakō as class AA waters. Per Hawaii Administrative Rules 11-54, it is the objective of class AA waters that these waters remain in their natural pristine state as nearly as possible with an absolute minimum of pollution or alteration of water quality from any human-caused source or actions. The proposed upgrade of the wastewater treatment system on the property to the current highest level possible in an individual wastewater system will support the preservation of nearshore water quality. The demolition of the existing single-family residence will be done in accordance with Best Management Practices to ensure that air pollution, sedimentation, and erosion potential associated with the demolition remains minimal. This includes the prohibition of heavy machinery within the 40-foot shoreline setback area. F. Special Management Area & HRS 205A Guidelines Discussion i. HRS 205A-2 Objectives (1)(A) Provide coastal recreational opportunities accessible to the public. The proposed project will support public coastal recreational opportunities through maintenance of land adjacent to established public shoreline access. Additionally, the project proposes to demolish and remove the existing single-family dwelling which is situated partially within the current-day 40-foot shoreline setback and all new improvements are proposed outside of the shoreline setback area. No heavy machinery will be used within the 40-foot shoreline setback area during any demolition or construction activities. Thus, the project will not inhibit any coastal recreational opportunities accessible to the public. 26 (2)(A) Protect, preserve, and, where desirable, restore those natural and manmade historic and prehistoric resources in the coastal zone management area that are significant in Hawaiian and American history and culture. There are no known historic or prehistoric resources on the subject property. All new construction will occur outside of the shoreline setback area and public access adjacent to the project will not be affected, ensuring safe access to the shoreline. (3)(A) Protect, preserve, and where desirable, restore or improve the quality of coastal scenic and open space resources. The proposed project should not have an impact on the area’s scenic and open space resources. The new single-family dwelling will be constructed with a maximum height of 21-feet, consistent with the Residential zoning, well below the 35-foot height limit for this zone and in conformance to the character of the neighborhood. Additionally, as the proposed new dwelling will replace the existing dwelling, views of the coastline will remain relatively similar to their current state. (4)(A) Protect valuable coastal ecosystems, including reefs, beaches, and coastal dunes, from disruption and minimize adverse impacts on all coastal ecosystems. The proposed development will be constructed in accordance with construction and demolition Best Management Practices to minimize adverse impacts to air pollution, sedimentation, and erosion, control stormwater runoff, and wastewater management. No heavy machinery will be used within the 40-foot shoreline setback area for demolition purposes. Jackhammers, wheelbarrows, and other low-impact tools will be used instead. Although County sewer is not available to the property, an advanced aerobic wastewater unit approved by the Department of Health will be installed. As such, the project seeks to further minimize any potential coastal water quality impacts. Further, no new construction is proposed within the shoreline setback area. (5)(A) Provide public or private facilities and improvements important to the State's economy in suitable locations. The proposed development would provide temporary employment for local construction workers and would support the local economy through the purchase of local construction materials. Overall, the project would stimulate and support the general economic stability and development of the County. (6)(A) Reduce hazard to life and property from coastal hazards. The subject property lies approximately ten (10) feet above sea level and within the tsunami evacuation zone. A Civil Defense siren is located approximately 0.2 miles to the north of the subject property. The proposed dwelling will be located within Flood Zone X and outside the 3.2-foot sea level rise exposure area. 27 (7)(A) Improve the development review process, communication, and public participation in the management of coastal resources and hazards. (8)(A) Stimulate public awareness, education, and participation in coastal management. The public participation policies relate to promoting public involvement and dissemination of information with respect to coastal zone management. These are managing authority related policies and are not applicable to this application. However, the public will be notified of the application and able to participate in the review process by providing testimony leading up to and during the Planning Commission public meetings to voice support and/or concerns. (9)(A) Protect beaches and coastal dunes for: (i) Public use and recreation; (ii) The benefit of coastal ecosystems; and (iii) Use as natural buffers against coastal hazards; and The shoreline on the property has already been hardened by an existing legal seawall. No new improvements are proposed within the shoreline setback and the existing seawall will not be altered. Vegetation on the property will be maintained and will not encroach onto public access. The subject property is adjacent to the shoreline, which elevates concerns over the existing dwelling being located within the 40-foot shoreline setback. The proposed new dwelling would increase the distance from the shoreline and would install an ATU, which will contribute to enhanced coastal resource protection from wastewater. (9)(B) Coordinate and fund beach management and protection. As this is a managing authority related policy, it is not applicable. (10)(A) Promote the protection, use, and development of marine and coastal resources to assure their sustainability. The proposed project will strictly follow demolition and construction Best Management Practices, control stormwater runoff, and improve wastewater management to prevent impact to coastal resources from point and nonpoint pollution sources. No development is proposed within the 40-foot shoreline setback and public access will remain open and unaffected. In addition, heavy machinery will be prohibited within the 40-foot shoreline setback area and will be replaced with low-impact tools such as jackhammers and wheelbarrows for demolition activities. 28 ii. HRS 205A-2 Policies (1)(A) Improve coordination and funding of coastal recreational planning and management. As this is a managing authority related policy, it is not applicable. (1)(B) Provide adequate, accessible, and diverse recreational opportunities in the coastal zone management area by: (i) Protecting coastal resources uniquely suited for recreational activities that cannot be provided in other areas; (ii) Requiring restoration of coastal resources that have significant recreational and ecosystem value, including but not limited to coral reefs, surfing sites, fishponds, sand beaches, and coastal dunes, when these resources will be unavoidably damaged by development; or requiring monetary compensation to the State for recreation when restoration is not feasible or desirable; (iii) Providing and managing adequate public access, consistent with conservation of natural resources, to and along shorelines with recreational value; (iv) Providing an adequate supply of shoreline parks and other recreational facilities suitable for public recreation; (v) Ensuring public recreational uses of county, state, and federally owned or controlled shoreline lands and waters having recreational value consistent with public safety standards and conservation of natural resources; (vi) Adopting water quality standards and regulating point and nonpoint sources of pollution to protect, and where feasible, restore the recreational value of coastal waters; (vii) Developing new shoreline recreational opportunities, where appropriate, such as artificial lagoons, artificial beaches, and artificial reefs for surfing and fishing; and (viii) Encouraging reasonable dedication of shoreline areas with recreational value for public use as part of discretionary approvals or permits by the land use commission, board of land and natural resources, and county authorities; and crediting that dedication against the requirements of section 46-6; The recreational resources policies pertain to improving coordination and funding of coastal recreational planning and management and providing adequate, accessible, and diverse recreational opportunities in the coastal zone management area. As these are managing authority related policies, they are not applicable to this application. However, stewardship of the property will help prevent overgrowth of vegetation from encroaching onto the adjacent public access route. (2)(A) Identify and analyze significant archaeological resources; (2)(B) Maximize information retention through preservation of remains and artifacts or salvage operations; and (2)(C) Support state goals for protection, restoration, interpretation, and display of historic resources; 29 The historic resource policies pertain to identifying, analyzing, preserving, and protecting historic resources. As there appear to be no historic sites on the property, this policy does not apply. However, in the event any undiscovered historical, archaeological, or cultural resources are identified on the property, work will cease in the immediate area and the Department of Land and Natural Resources, State Historic Preservation Division will be contacted for appropriate action. (3)(A) Identify valued scenic resources in the coastal zone management area; (3)(B) Ensure that new developments are compatible with their visual environment by designing and locating those developments to minimize the alteration of natural landforms and existing public views to and along the shoreline; (3)(C) Preserve, maintain, and, where desirable, improve and restore shoreline open space and scenic resources; and (3)(D) Encourage those developments that are not coastal dependent to locate in inland areas; The proposed new single-family dwelling will be built to replace the existing single- family dwelling and will remain compatible with the visual environment of the neighborhood which consists of many 2-story single-family dwellings. Views to and along the coastline will not change significantly. Again, no new development is proposed within the shoreline setback area and so the shoreline open space will be preserved. Stewardship of the property will help prevent overgrowth of vegetation from encroaching onto adjacent public access, and shoreline open space. (4)(A) Exercise an overall conservation ethic, and practice stewardship in the protection, use, and development of marine and coastal resources; Relative to coastal ecosystems, there should be little, if any, adverse impacts. As noted earlier, the development proposes to install an advanced aerobic wastewater unit approved by the Department of Health to minimize coastal water quality impacts. Further, by utilizing a previously disturbed site, potential adverse impacts to natural landscapes and ecosystems on alternative locations are avoided. (4)(B) Improve the technical basis for natural resource management; As this is a managing authority related policy, it is not applicable. (4)(C) Preserve valuable coastal ecosystems of significant biological or economic importance, including reefs, beaches, and dunes; No development is proposed within the 40-foot shoreline setback, which will protect sensitive biological ecosystems including reefs, beaches, and dunes. The use of heavy machinery is prohibited within the 40-foot shoreline setback area for demolition purposes to reduce air quality impacts, sedimentation, and erosion. Low-impact tools such as jackhammers and wheelbarrows will be used within the 40-foot shoreline setback area 30 when necessary. The proposed advanced aerobic wastewater treatment unit will significantly minimize the possibility of impacts to water quality from wastewater. (4)(D) Minimize disruption or degradation of coastal water ecosystems by effective regulation of stream diversions, channelization, and similar land and water uses, recognizing competing water needs; and The planned development proposes no stream diversions, channelization or similar drainage or water use components. Additionally, adherence to demolition and construction Best Management Practices will further mitigate any coastal ecosystem impacts. (4)(E) Promote water quantity and quality planning and management practices that reflect the tolerance of fresh water and marine ecosystems and maintain and enhance water quality through the development and implementation of point and nonpoint source water pollution control measures; Demolition and construction Best Management Practices will prevent stormwater runoff from impacting water quality and will further mitigate any coastal ecosystem impacts from point and nonpoint source water pollution. In addition, prohibiting heavy machinery within the 40-foot shoreline setback area during demolition activities will prevent unnecessary ground disturbance and sedimentation. (5)(A) Concentrate coastal dependent development in appropriate areas; As this is a managing authority related policy, it is not applicable. (5)(B) Ensure that coastal dependent development and coastal related development are located, designed, and constructed to minimize exposure to coastal hazards and adverse social, visual, and environmental impacts in the coastal zone management area; and The proposed project is planned, with appropriate mitigation measures, to minimize potential adverse social, visual, and environmental impacts. The project has been designed to comply with all zoning and environmental regulations. The project will remove permitted structures within the shoreline setback and keep all new construction out of the shoreline setback. Any effect that may result will be minimized to the extent practicable. (5)(C) Direct the location and expansion of coastal development to areas designated and used for that development and permit reasonable long-term growth at those areas, and permit coastal development outside of designated areas when: (i) Use of designated locations is not feasible; (ii) Adverse environmental effects and risks from coastal hazards are minimized; and (iii) The development is important to the State's economy; 31 As the subject site already contains a single-family dwelling, it is an appropriate area for such a continued use. (6)(A) Develop and communicate adequate information about the risks of coastal hazards; As this is a managing authority related policy, it is not applicable. (6)(B) Control development, including planning and zoning control, in areas subject to coastal hazards; (6)(C) Ensure that developments comply with requirements of the National Flood Insurance Program; and The applicant will comply with all requirements of the Federal Flood Insurance Program and Chapter 27 Floodplain Management. All proposed development is planned to be located within Flood Zone X according to FEMA FIRM. (6)(D) Prevent coastal flooding from inland projects; The project will dispose of all runoff generated by project improvements on site by approved means. Thus, although the proposed project is within coastal hazard zones, the proposed design will mitigate potential impacts from coastal hazards. (7)(A) Use, implement, and enforce existing law effectively to the maximum extent possible in managing present and future coastal zone development; (7)(B) Facilitate timely processing of applications for development permits and resolve overlapping or conflicting permit requirements; and (7)(C) Communicate the potential short and long-term impacts of proposed significant coastal developments early in their life cycle and in terms understandable to the public to facilitate public participation in the planning and review process; The managing development policies relate to use, implementation and enforcement of laws, processing of applications for development permits and communication of coastal development impacts to the public. As these are managing authority related policies, they are not applicable. (8)(A) Promote public involvement in coastal zone management processes; (8)(B) Disseminate information on coastal management issues by means of educational materials, published reports, staff contact, and public workshops for persons and organizations concerned with coastal issues, developments, and government activities; and (8)(C) Organize workshops, policy dialogues, and site-specific mediations to respond to coastal issues and conflicts; The public participation policies relate to promoting public involvement and dissemination of information with respect to coastal zone management. These are 32 managing authority related policies and are not applicable to this application. The public will be able to participate in the proposed project by providing testimony leading up to and during the Planning Commission public meetings to voice support and/or concerns. (9)(A) Locate new structures inland from the shoreline setback to conserve open space, minimize interference with natural shoreline processes, and minimize loss of improvements due to erosion; (9)(B) Prohibit construction of private shoreline hardening structures, including seawalls and revetments, at sites having sand beaches and at sites where shoreline hardening structures interfere with existing recreational and waterline activities; (9)(C) Minimize the construction of public shoreline hardening structures, including seawalls and revetments, at sites having sand beaches and at sites where shoreline hardening structures interfere with existing recreational and waterline activities; The proposed project seeks to remove the existing single-family dwelling, which is partially located within the shoreline setback area and construct a new single-family dwelling entirely outside of the shoreline setback. This action intends to ensure compliance with shoreline setback regulations and minimize interference with natural shoreline processes. No heavy machinery will be used within the 40-foot shoreline setback area, which will prevent unnecessary sedimentation and erosion. The legal seawall will not be altered under the proposed action. (9)(D) Minimize grading of and damage to coastal dunes; Although the shoreline on the property has already been hardened by an existing legal seawall, no new improvements are proposed within the shoreline setback. (9)(E) Prohibit private property owners from creating a public nuisance by inducing or cultivating the private property owner's vegetation in a beach transit corridor; and (9)(F) Prohibit private property owners from creating a public nuisance by allowing the private property owner's unmaintained vegetation to interfere or encroach upon a beach transit corridor. The landscaping vegetation on the subject property will be maintained and will not encroach upon or disrupt public shoreline access. (10)(A) Ensure that the use and development of marine and coastal resources are ecologically and environmentally sound and economically beneficial; (10)(B) Coordinate the management of marine and coastal resources and activities to improve effectiveness and efficiency; (10)(C) Assert and articulate the interests of the State as a partner with federal agencies in the sound management of ocean resources within the United States exclusive economic zone; (10)(D) Promote research, study, and understanding of ocean and coastal processes, impacts of climate change and sea level rise, marine life, and other ocean resources to 33 acquire and inventory information necessary to understand how coastal development activities relate to and impact ocean and coastal resources; and (10)(E) Encourage research and development of new, innovative technologies for exploring, using, or protecting marine and coastal resources. The marine resources policies relate to the development of marine and coastal resources, coordination of marine and coastal resources activities, forging State partnerships, promoting research of ocean and coastal processes, and encouraging new technologies for exploring, using, and protecting marine and coastal resources. These are managing authority related policies and are not applicable to this application. 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. Rather the proposed project seeks to ensure the property and new dwelling comply with current shoreline setback regulations and building codes. The proposed improvements will not generate any adverse effects by themselves or in conjunction with other individual developments. The proposed improvements will also not pose a potential cumulative impact which would result in a substantial adverse environmental or ecological effect or the elimination of planning options. Appropriate mitigative measures will be taken to address any potential short-term impacts of this project. Any short-term effect that may result from the demolition and reconstruction of the new dwelling will be minimized to the extent practicable and will be outweighed by the compelling long term public health and coastal ecosystem benefits the project presents. The project aims to reduce long-term impacts by placing the proposed dwelling outside the 40-foot shoreline setback. Additionally, a new ATU will be installed, which provides a much higher level of wastewater treatment for the low-lying area compared to a standard IWS or cesspool. B. The proposed activities - as discussed earlier - are consistent with the objectives, policies, and guidelines of the SMA Rules and Regulations; and C. The proposed activities are consistent with the County General Plan and County Zoning Code. G. Surrounding Zoning and Land Uses 34 The surrounding area is primarily urban and residential in nature and consistent with the proposed continued residential use of the property. Immediately makai of the subject property is a State-owned and Open-zoned 50.5-acre parcel which stretches along the makai side of the subject site and the neighboring makai Puakō Beach Drive properties. This rocky coastline consists of small white sand beaches and extensive tidal pools popular with residents. Otherwise, the subject site and surrounding properties are zoned RS-10 and developed with single-family dwellings. These properties range in size from approximately 10,000 to 20,000 square feet. The newly proposed dwelling and associated improvements will be designed and constructed in a manner that is in keeping with the neighborhood. A 40-foot-wide public pedestrian beach access route is located along the northern boundary of the subject property. The proposed project will not interfere with this beach access. Additionally, as the project seeks to replace the existing single-family dwelling with a new single-family dwelling, no changes in use or density are proposed and thus traffic should remain at a residential level and hence not any different than what exists today. As such, the proposed project should not create a significant impact to surrounding areas. H. Flood Insurance Rate Map The subject property is predominantly within Flood Zone X (areas outside of the 500- year floodplain). A small portion of the shoreline is located within Flood Zone VE (areas subject to 1% annual chance of inundation by a 100-year flood event with additional hazards associated with storm induced wave action) (Figure 14). Occupied structures are planned to be located within Flood Zone X and outside the 3.2-foot sea level rise exposure area (Figure 15). Additionally, the subject property lies approximately ten (10) feet above sea level and within the tsunami evacuation zone. A Civil Defense Siren is located approximately 0.2 miles to the north of the subject property. I. Archaeological Resources Although no commissioned archaeological survey of the site was conducted it is highly unlikely that any historic sites would be found on the property as the parcel was previously cleared and has been developed for residential use for decades. However, in the event any archaeological or historical features are found during any earth disturbance activity, work will stop within the affected area and appropriate clearances from the State DLNR-SHPD and County Planning Department will be secured before work resumes. J. Valued Cultural Resources The recent Hawaii State Supreme Court’s “PASH” and “Ka Pa`akai O Ka`Aina” decisions require decision-makers to consider a project’s impact to native Hawaiian gathering and fishing rights. Specifically, there must be a discussion of the cultural, 35 historical, and natural resources and associated traditional and customary practices of this site and the impact of this project to these resources and practices. The subject parcel is adjacent to an established public shoreline access trail. The applicant will maintain all vegetation on site and will prevent overgrowth onto public access areas. The shoreline adjacent to the subject property is currently used for coastal gathering and fishing by native Hawaiians. These activities will not be impacted by the proposed project. Use of the site itself for traditional and customary rights is not known. The parcel has been residentially developed for many years therefore it would appear very unlikely that the site would serve such purpose today and/or in the recent past. Thus, the project does not appear to present any cultural impacts. However, in the event documented claims of gathering or access are made of this site the applicant will honor them. K. Public Access A public pedestrian access route to the shoreline runs along the northern boundary of the property as shown on the conceptual site plan (Figure 2). This is one of twelve separate accesses along Puakō Beach Drive to this coastal area which contains small, white sand beaches and extensive tidal pools. According to the County’s Shoreline Access website, this coastline is used for hiking, swimming, fishing (with restrictions), kayaking and surfing. The shoreline public access adjacent to the property will not be affected by this project. L. Floral and Faunal Resources Although a biotic survey was not conducted for the subject property, the applicant does not believe that any rare or endangered floral or faunal resources are likely to be found on the site. The parcel has been developed for residential use for many years and no such species have been observed. Several trees and ornamental plants are located on the property and include coconut palm (Cocos nucifera), plumeria (Plumeria alba), mango (Mangifera indica), and royal poinciana (Delonix regia). Hedges are also found throughout the parcel. In the surrounding area, vegetation consists of areca palm (Dypsis lutescens), chinese fan palm (Livistona chinensis), oleander (Nerium oleander), autograph tree (Clusia rosea), monkey pod (Samanea saman), and ti (Cordyline fruticosa). These species are all non-native species that are common to the area. The site is not known to be a habitat for any rare or endangered animal life. It would be possible, though unlikely, to find the Hawaiian Hawk (I’o) (Buteo solitarius) and Hawaiian owl (Asio flammeus sandwichensis). The residential nature of the surrounding areas would make it less likely to find other protected or endangered animal life in this area. However, if any native or endangered fauna species is spotted during the demolition 36 or construction phases, the Department of Land and Natural Resources, Department of Forestry and Wildlife will be contacted immediately for appropriate action. M. Description of Access Assess to the property will be via the County owned and maintained roadway extending from Puakō Beach Drive on the north side of the property. Puakō Beach Drive is a County owned and maintained roadway with an average pavement width of 20 feet. The proposed driveway will comply with Hawai‘i County Code and will be subject to approval by the Department of Public Works. N. Traffic Impacts As the project seeks to replace the existing single-family dwelling with a new single- family dwelling, no changes in land use or density are proposed and thus traffic should remain at a residential level and hence not any different than what exists today. O. Availability of Utilities i. Water The property is already serviced by the Department of Water Supply via an existing water meter. The proposed new single-family dwelling will continue to utilize this water meter. ii. Wastewater The existing cesspool on site will be closed and replaced with a Department of Health approved aerobic advanced wastewater treatment unit. Installation of the new advanced aerobic treatment unit will mitigate potential impacts to water quality, coastal ecosystems, and soil due to wastewater. The Department of Health classifies the nearshore waters fronting Puakō as class AA waters. Per Hawaii Administrative Rules 11-54, it is the objective of class AA waters that these waters remain in their natural pristine state as nearly as possible with an absolute minimum of pollution or alteration of water quality from any human-caused source or actions. The proposed upgrade of the wastewater treatment system on the property to the current highest level possible in an individual wastewater system will support the preservation of nearshore water quality. iii. Other Utilities All other utilities including electrical, telephone and cable services are available to the site. 37 P. Potential Areas of Concern i. Coastal Hazards The site may be subject to coastal hazards due to its proximity to the ocean. However, with the exception of very rare events, the proposed activity will not be directly affected by any coastal hazards. The project proposes to demolish the existing nonconforming single-family dwelling on the property, which is partially within the 40-foot shoreline setback and replace it with a new single-family dwelling. Associated improvements will all be located outside of the 40-foot shoreline setback and constructed in accordance with current building codes within Flood Zone X. All structures will also be outside of the 3.2- foot sea level rise exposure area. As the property is located within the Tsunami Evacuation Zone, it is covered by a civil defense siren located approximately 0.2 miles north of the property. Puakō Beach Drive provides a mauka-makai connection to Queen Ka‘ahumanu Highway approximately 2.5 miles from the project site. ii. Coastal Resources All construction and demolition activities will follow Best Management Practices to minimize adverse point and non-point pollution to coastal resources and surrounding areas. The following BMPs specific to demolition will be followed. This is not a comprehensive list; any other mitigating measures identified during the subsequent permitting process that are required to prevent significant impacts will be followed. 1. Soil loss and erosion will be minimized by stabilizing slopes and disturbed areas of soil. All exposed areas will be stabilized within seven (7) days of soil disturbance. Initiation of stabilization will commence within one (1) calendar day of soil-disturbing activities. 2. Sediment loss will be minimized by placing structural controls including silt fences, gravel bags, sediment ponds, check dams, and other barriers. 3. Sediment wattles and protective covers will be applied to soil and material stockpiles. 4. Stockpiles of debris will be located away from waterways and low spots. Debris will be removed periodically from the subject site to prevent large stockpiles. 5. No heavy machinery will be used within the 40-foot shoreline setback area. Low- impact tools such as jackhammers and wheelbarrows will be used instead. 6. Demolition will be avoided during rainy periods to the maximum extent possible. 7. Dust impacts will be minimized by erecting a screen or fence. Demolition will be avoided during high winds. 8. Routine inspection and maintenance of structural BMPs will be performed by trained personnel. 9. Significant leaks or spills will be properly cleaned and disposed of at an approved site. 38 The applicant has not observed any significant runoff or erosion on the subject property. Pursuant to County drainage requirements, appropriate drywell and/or similar means to capture runoff from any improvements will be built, if necessary, in conjunction with the appropriate permitting process. The applicant will also install an ATU, which is the current highest level possible in an individual wastewater system. This unit will support the preservation of nearshore water quality. In addition, the project seeks to move all structures on the property to outside the 40-foot shoreline setback area and provide a larger buffer from shoreline retreat. This will further contribute to the long-term preservation of coastal resources in the area. II. ANTICIPATED IMPACTS A. Environmental Setting i. General Description The subject property consists of approximately 12,294 square feet of land, located on the makai side of Puakō Beach Drive. The property is rectangular in shape and has little discernible slope, sitting approximately ten (10) feet above sea level. Vegetation in the area includes areca palm (Dypsis lutescens), coconut palm (Cocos nucifera), plumeria (Plumeria alba), mango (Mangifera indica), royal poinciana (Delonix regia), Chinese fan palm (Livistona chinensis), oleander (Nerium oleander), and autograph tree (Clusia rosea). The average annual rainfall is approximately 9 inches. The average annual temperature ranges between 70-80 degrees Fahrenheit, with occasional higher and lower ranges during certain periods in the summer and winter months. The prevailing wind patterns in the area are often light and variable, dominated by sea breeze (westerly) during the day and easterly or mountain winds during the evenings. ii. Soils Soil on the subject property is made up of 70 percent pāhoehoe lava flows and 30 percent Kiholo soil (2klz4). This soil complex has 2 to 20 percent slopes, is well drained and is characteristics of very high runoff. No impacts on soil are anticipated due to the Best Management Practices employed during construction and the installment of an advanced wastewater treatment unit. iii. Flora and Fauna Although there were no professional surveys conducted of the floral or faunal resources of the site, the applicant does not believe that rare or endangered floral or faunal resources are likely to be found within the subject site as the site has been cleared for residential use for many years. 39 Several trees and ornamental plants are located on the property and include coconut palm (Cocos nucifera), plumeria (Plumeria alba), mango (Mangifera indica), and royal poinciana (Delonix regia). Hedges also found throughout the parcel. In the surrounding area, vegetation consists of areca palm (Dypsis lutescens), chinese fan palm (Livistona chinensis), oleander (Nerium oleander), autograph tree (Clusia rosea), monkey pod (Samanea saman), and ti (Cordyline fruticosa). The site is not known to be a habitat for any rare or endangered animal life. It would be possible, though unlikely to find the Hawaiian Hawk (I’o) (Buteo solitarius) and the Hawaiian Owl (Pueo) (Asio flammeus sandwichensis) in the vicinity of the property. That said, the residential nature of the surrounding area would make it less likely to find other protected or endangered animal life in this area. iv. Volcanic and Earthquake Hazards The subject property lies within the northwest outer reaches Mauna Loa lava flows, putting it in Lava Hazard Zone 3, on a scale ranging from 9 to 1, ranking least hazardous to most. There are no anticipated impacts from earthquake activity due to mitigating measures and building regulations and requirements. Potential volcanic hazards are inherent to the area and are shared with every other single-family residence in the Puakō area. v. Flood/Drainage All new improvements are proposed outside of the 40-foot shoreline setback area. The property is within Flood Zone X, or outside of the 500-year floodplain. A small portion of the shoreline is located within Flood Zone VE (areas subject to a 1% annual chance of inundation by a 100-year flood event with additional hazards associated with storm induced wave action). The proposed new dwelling will be constructed entirely within Flood Zone X. The subject property lies within the tsunami evacuation zone; however, a Civil Defense Siren is located roughly 0.2 miles north. An emergency preparedness and response plan can be prepared for the proposed development if required. B. Relationship to Land Use Plans and Policies i. Special Management Area The subject site is situated within the County Special Management Area (SMA). As such, a Major SMA Permit is being requested. A discussion of this project’s relationship to HRS Chapter 205A is found in Section F of this report. 40 C. Probable Environmental Impacts There are no foreseeable significant environmental impacts associated with the proposed action. The project is and will be energy conscious through its use and/or encouragement of solar energy and design features that take advantage of the sun and wind patterns. The proposed development would not entail adverse effects on the environment or the natural resources of the region. There will be no long-term impacts to air pollution, water quality, soil pollution, solid waste disposal, or noise pollution. Wastewater will be handled by an advanced aerobic treatment unit outside the 40-foot shoreline setback. Installation of the new advanced treatment unit will mitigate potential water quality, coastal ecosystem, and soil impacts due to wastewater. The demolition of the existing single-family residence on the property will be done in accordance with best management practices to ensure that noise and air pollution associated with the demolition work remains at a minimum. In the long-term, impacts of the project will be more beneficial than the status quo. The project seeks to move all structures on the property to outside the 40-foot shoreline setback area and provide a larger buffer to the shoreline. By placing the proposed residence outside of the shoreline setback, the property would come into compliance with County Code and Coastal Zone Management rules and regulations. The applicant will also install an ATU, which is the current highest level possible in an individual wastewater system. This unit will support the preservation of nearshore water quality. The proposed project will strictly follow demolition and construction Best Management Practices, control stormwater runoff, and improve wastewater management to prevent impact to coastal resources from point and nonpoint pollution sources. No development is proposed within the 40-foot shoreline setback. In addition, heavy machinery will be prohibited within the 40-foot shoreline setback area and will be replaced with low-impact tools such as jackhammers and wheelbarrows for demolition activities. D. Unavoidable Adverse Environmental Effects The proposed action and land use will not have any adverse effects to natural resources. The applicant intends to utilize the land for residential purposes, which is consistent with the current land use designation and the property’s historic land use. This land use is compatible with the locality and surrounding area, which supports single-family residences. No adverse impacts are expected to air or water quality, scenic or other natural resources outside of temporary and minor impacts during construction. Mitigating measures and best management practices will protect all existing flora and fauna, soil, shoreline, and coastal resources. Further, no significant secondary or cumulative impacts are expected with the request. The proposed development is not expected to exacerbate any adverse natural processes occurring on the property, including coastal erosion. No development is proposed within 41 the 40-foot shoreline setback area or the conservation district. The existing legal seawall will not be altered. E. Alternatives to Proposed Action A no action alternative is the only alternative to the proposed action. This is not a reasonable action as it would unnecessarily restrict the property rights of the applicant. A no action alternative could also lead to more coastal resource impacts due to the continued use of the cesspool on site and the location of the existing residence within the shoreline setback area. F. Mitigating Measures Proposed to Minimize Impacts Several mitigating measures have been proposed to minimize potential impacts from this project. These include adherence to demolition and construction Best Management Practices, use of only hand tools within the shoreline setback area and installation of an advanced aerobic wastewater treatment unit for safe wastewater disposal. G. Irreversible and Irretrievable Commitment of Resources The proposed action will not involve an irrevocable commitment, loss, or destruction of any natural, cultural, or historic resources. Earthwork will closely follow all mitigating measures and Best Management Practices to minimize impacts to natural resources. It is highly unlikely that any historic, archaeological, or cultural resources are present on the property as the parcel was previously cleared and has been developed for residential use for many years. However, in the event any historic, archaeological, or cultural features are discovered during construction, work will stop within the affected area and appropriate clearances from the State DLNR-SHPD, and County Planning Department will be secured before work resumes. Thus, the proposed action should not result in the irreversible or irretrievable commitment of any environmental resources. Mitchell D.Roth O,ZY±ni { q Zendo Kem Mayor IL, Director Lee E.Lord Jeffrey W.Darrow Managing Director Deputy Director f! :•tTE of• Nis West Hawaii Office East Hawaii Office 74-5044 Ane Keohokalole Hwy 101 Pauahi Street,Suite 3 Kailua-Kona,Hawaii 96740 County of Hawaii Hilo,Hawaii 96720 Phone(808)323-4770 Phone(808)961-8288 Fax(808)327-3563 PLANNING DEPARTMENT Fax(808)961-8742 November 4, 2021 Charles Ensey P.O. Box 384541 Waik6loa, HI 96738 Dear Mr. Ensey: SUBJECT: Determination of Existence of Wall along the Shoreline Prior to 1970 PL-INT-2021-000816) Landowners: Charles Eugene Ensey Location: 69-1928 Puako Beach Dr. TMK: 3) 6-9-006:014; South Kohala District,Island of Hawaii This is in response to your request received on October 28, 2021. We understand the landowner is seeking a determination that the existing seawall located on the makai side of the subject parcel is considered legally non-conforming as it was constructed prior to June 22, 1970. Staff notes the landowner has no plans to conduct any development or uses other than this determination request for common due diligence as the new landowner. At this time,you are requesting that the Planning Department: 1) Make a determination that the seawall, steps, pad and sitting area were all built prior to June 1970,making these structures legally non-conforming. Pursuant to Planning Department (PD) Rule No. 11-7(a) (6), "Structures which were completed by or activities which commenced prior to June 22, 1970" may be permitted within the shoreline setback area. According to the "Declaration of Dorothy Nakano Gulbrandsen" dated August 25, 2015, and the Declaration of Christian Gulbrandsen" also dated August 25, 2015, the aforementioned wall, steps, pad and sitting area were in existence as of June 1966, at least four (4) years prior to the June 22, 1970, deadline. www.planning.hawaiicounty.gov Hawaii County is an Equal Opportunity Provider and Employer planning(d),,hawaiicounty.eov EXHIBIT A Charles Ensey November 4, 2021 Page 2 Additionally, photographic evidence of the aforementioned structures was also submitted to this office that shows the structures were in existence in 1966 and again in 1969. Based on the submitted affidavits and photographs, the Planning Department concurs that the wall was built prior to June 22, 1970, and is therefore considered legally non-conforming. If you have questions or require further information, please feel free to contact Alex J. Roy of this office at 961-8140 or via email at Alex.Roy(r)c,hawaiicoun ov. Sincerely, RalLL7 rfo Maija Jackson for(Nov 4,202108:43 HST) ZENDO KERN Planning Director AJR:j as coh0l\planning\public\wpwin60\CZKLetters\2021\Detemiine_Seawall_Status_369006014_Ensey.doc cc: DLNR-OCCL COH PL NN 17G DFP CHARLES ENSEY OCT 28 2021 PH5:05 PO BOX 384541 Waikoloa,HI 96738 808)938-9904 REC'D HAND DELIVERED Mr. Zendo Kern Planning Director County of Hawaii 101 Pauahi St. Hilo, HI 96720 October 28, 2021 Aloha Mr. Kern, I am the owner at 69-1928 Puako Beach Rd. The TMK is(3)6-9-6-14. I purchased the property in 2015 so I could be closer to my children while they attended school in Waimea. They are now on the mainland attending college,and I no longer need the home. In the process of attempting to sell the house, some potential buyers and realtors have inquired about the legality of the rock wall located on the ocean side of the property. In conversation with your deputy,Mr. Alex Roy,he recommended that I turn in the survey and any accompanying proof that the wall is legal. I want to request a determination that the seawall, steps,pad,and sitting area were all built prior to June 1970, making the wall legal. We purchased the property from the decedents of the original owners. Before purchase,we requested an affidavit stating that the wall is pre-1970. They included pictures with the affidavit. I am submitting the physical affidavit accompanying this letter to show that the wall was built before 1970. Please let me know if you have any further questions. I appreciate your time and all the help I have received from your department. Best regards, Charles Ensey toEin s to E. i 4- n Yc•h N O 1OR'{ 12.p.1,* b 51: 1i, 0 a s 4...,„...a t co ipi`V e i9Y10°3 A I N O H Y 3 8 O N Y R d i'e Hit 1 n`x E neo` • O • a uvw•u U Ob$ NYYI d'. 44tHQy 7 aoao! ' MX8 e<; -.. •, ill . - .. ' a' a a a IfYeabHoi` w454 jti o M O gbhN44,2n i y aaq's, o 1 QBa l oo oohFrP7 I I.' .:r T 2 o 1 A qq I 2 . 9 I 2 ti to 3 Yw ilcl. 1.4 r):::: 8 r' I jOp h •p v.p i-- d Co 3 O o . j- wwll:i.o t?. w4r'.naw.i n ,ISE h I Z ti ' R s : 1 I - ° R m tif. Lam- pp p 0- J0. -8 Q C 10 m i \\\.,tn 44 h 24fR a c, i 04 ,. A 1 I: 1 11 A I ! " I 1 1. $ E 1.- QO.. O o f a Q7'001 9ZDll a z- $ 1,5 y 3 f.: ual..#0,-...e V' O!....... 03 P 8 .b p .g $ 1 SEg$ gz go 1O. FAA Ai °, 11;182 _ a ..i Q Declaration of Dorothy Nakano Gulbrandsen I, Dorothy Nakano Gulbrandsen, declare as follows: 1 . I am the daughter of Shuichi Nakano ( also known as Ernest Shuichi Nakano) and Hatsue Yoshimatsu Nakano, both of whom are deceased. 2. My parents acquired lot TMK No. (3) 6-9-006:014 in October, 1954. 3. I have personal knowledge of this lot and of the facts stated in this declaration. 4. The existing wall and deck located along the makai portion of this property was built before 1966. I declare, verify, and certify that the the foregoing is true and correct. Executed at Waimea, Hawaii, on August Z 5, 2015 DorothyNGGubrand en DECLARATION OF CHRISTIAN GULBRANDSEN I, CHRISTIAN L. GULBRANDSEN, M.D., declare as follows: 1.I am a retired physician and former Dean of John H. Burns School of Medicine. I am married to Dorothy Nakano Gulbrandsen. My wife's family is from Waimea, Hawaii, and has owned property at Puako Beach Lots identified as TMK No. (3) 6-9-006:014 and TMK No. (3) 6-9-006:015 since 1954, which eventually came to be owned by my wife which she deeded to our sons, Chris and Eric. 2.I am aware that the wall and deck located along the makai portion of the property, identified as TMK No. (3) 6-9-006:014, was present as of June, 1966, when I visited my wife's parents at their home in Puako. (See photo 1) 3. The deck and the wall are seen in photo 2 showing our 16 month old son, Chris, and his grandfather in August, 1969. 4.The deck and wall are seen in photo 3 showing our 4 year old son, Chris, with his grandfather taken May, 1972. I declare, verify, and certify that the foregoing is true and correct. Executed at Waimea, Hawaii, on August,2015 CHRISTIAN L. GULBRANDSEN 99 N n r Ii .-- . . 4•••1* lrit 1, k 1 ' . • ; 4 i i .0 • 4. 0 I000oil •41P... " . . . .. ' 44 '/ VP -.41, • e • 4 a at-i., i i ... ... 4 t &1 g I 7 - " -• ,• 1.4. Fi- .,4 i' is 74 V ' Alois .e 3di ' •0,0%4 0 0 4 44 f 4 o- Otk. 1., dfr , 414 4 1 . i ,•if - '-,' '' , t.,0• 1 LI "1 414, 4114, ifft •- '•40 44 , ...«‘,. •''', 1) 10)4 VP 1b ,,,,..e,",-, a.sr- ifAlt 1 S 411111* I alialeiNgt 1111111 A , o1111: 1111111111111111,,. a t*• ) 1-' . 0 iir,....7:... sy s s, .. , cmfr.s .• II CID AI CY)1--A' r.. . ,.10 zcn-......4• ,, L.- . - , ole".,--le,,, 01111111*...a. A) .••••;,-.• - " r4„..,.• . 4 .•••• 10iii:- — 16"'"• , . 0 A., I 06.0,, 1r. .,-; , 0 4 .„„91' I, ..0.` • • . ' ,ria,,.••••° As A il, , Ae Aril 11, 0 r •, 4.0'14'441111111111..0111111PIIIV40 .' ,.: . te..r r a4.411/ 4010' a '40.411111111 t'4,lhot P' i l. / -t MPII71 iii, . r . P a 0. .64111' I::: ' • 1`. " t -4r i .. or i i It i' T ' f/ fE 14 I /4 i fir• y+ M I T ri , V r 4 7 , + r f fie ......w..+ K 7 Y Y~ It litI de M I rIt; A0131, y TSy. r 5+R. • F i w ,IIx cIT c4` 1 GIlE.'• SO; 7 a t w w I f le I I t fvfi S i 46y 4 A era's- —.1e' , • iil 4 t s ow-4 r4 s4pVH o,.h4••••: Harry Kim Sr• Christopher J.Yuen Mayor r F ; . Director Roy R.Takemoto Deputy Director milk Pufintii PLANNING DEPARTMENT 101 Pauahi Street,Suite 3 • Hilo,Hawaii 96720-3043 808)961-8288 • Fax(808)961-8742 August 16, 2004 Ms. Dorothy N. Gulbrandsen P. O. Box 151 Kamuela HI 96743 Dear Ms. Gulbrandsen: Subject: Special Management Area Use Permit Assessment Application (SMAA 04-68) Applicant: Dorothy N. Gulbrandsen, General Partner,Nakano Land Company Land Owner: Nakano Land Company,Dorothy N. Gulbrandsen, General Partner Request: Extension of a Stone Wall Along the Northern Property Line to and Along Puako Beach Drive TMK: 6-9-6:14, Puako Beach Lots,Lalamilo, South Kohala, Hawaii This is to acknowledge receipt on July 28, 2004 of your Special Management Area Use Permit Assessment Application for the subject property. We understand from your submittals that you propose to extend the existing stone wall along the northern property line to and along Puako Beach Drive. The wall will be 3 feet high and 2 feet wide. The subject parcel is zoned Single-Family Residential (RS-10)by the County ofHawaii and is situated in the State Land Use Urban district. The property is also in the Special Management Area (SMA). Chapter 205A-22,Hawaii Revised Statutes, and Planning Commission Rule No. 9-4(10) (B) xiv) relating to Special Management Area, states that"development" does not include Structural and non-structural improvements to existing single-family residences, where otherwise permissible". Hawai'i County is an equal opportunity provider and employer. 0589 r 1 Sle EXHIBIT B 40 Ms. Dorothy N. Gulbrandsen Page 2 August 16, 2004 Therefore,we have determined that the proposed extension of the stone wall along the northern property line to and along Puako Beach Drive is exempt from the definition of development. Further, the proposed activities will not have a substantial adverse effect on the environment. However,please note the following: This parcel consists of 14,000 square feet. Although the minimum front yard(setback) is 20 feet, there is a future road widening of 10 feet along both sides of Puako Beach Drive. Therefore the front yard setback is 30 feet. Though there are no setbacks from property lines for a wall 6 feet or less in height,no construction can occur within this 10 feet future road widening area. Therefore,the wall must be constructed a minimum 10 feet from the front property line. Finally, we note ohia posts in your photo dated 07.16.2004 and identification of a"wire fence" along the makai property line on the February 25, 2004 site plan. For your information, although improvements to an existing single-family dwelling are allowed, additional uses and activities on the property are still subject to review. According to Planning Depaitiuent Rule 11, shoreline setback areas are established to regulate the use and activities along the shoreline. All lots which abut the shoreline have a minimum shoreline setback line of forty feet unless it qualifies for an exemption or clearance is secured from this department that the activity is permitted within the shoreline setback area. According to Planning Department Rule 11-3(1), "Structure includes, but is not limited to, any portion ofany building,pavement, road,pipe,flume, utility line,fence, groin, wall, or revetment." Therefore, any activity within the shoreline setback area requires either a written determination of minor structure or activity or the submittal of a Shoreline Setback Variance application to the Planning Commission. While further review of the proposal to extend the existing stone wall along the northern property line to and along Puako Beach Drive against the Special Management Area rules and regulations will not be required, all other applicable Zoning and Building Code requirements must be satisfied. Ms. Dorothy N. Gulbrandsen Page 3 August 16,2004 Should you have any further questions,please feel free to contact Esther Imamura or Larry Brown of this department at 961-8288. Sincerely, ~ 7 CHRISTOPHER J.`-I'UEN Planning Director ETI:cd P:\WP WIN60\CZM\SMAA\2004\SMAA04-68Gu1brandsen.doc cc: Ms. Susan Gagorik—Long Range Planning Planning Depaifluuent-Kona Mr. Samuel J. Lemmo,Administrator Department of Land and Natural Resources Office of Conservation and Coastal Lands P. O.Box 621 Honolulu HI 96809 t JatY OF N;ity y 41Ik Harry Kim bar Christopher J.Yuen Mayor r—'y = Director 9TEOFHP Roy R.Takemoto Deputy Director Iirn±fir of cin ii PLANNING DEPARTMENT 101 Pauahi Street,Suite 3 • Hilo,Hawaii 96720-3043 808)961-8288 • Fax(808)961-8742 September 30, 2004 Ms. Dorothy N. Gulbrandsen P. O. Box 151 Kamuela HI 96743 Dear Ms. Gulbrandsen: Subject: Special Management Area Use Permit Assessment Application (SMAA 04-68) Applicant: Dorothy N. Gulbrandsen, General Partner,Nakano Land Company Land Owner: Nakano Land Company,Dorothy N. Gulbrandsen, General Partner Request: Extension of a Stone Wall Along the Northern Property Line to and Along Puako Beach Drive TMK: 6-9-6:14, Puako Beach Lots,Lalamilo, South Kohala,Hawaii This is to inform you of a correction to our letter dated August 16, 2004 in which the extension of the stone wall was determined to be exempt from further Special Management Area rules and regulations. The Facilities Map of the General Plan included a future road widening of 10 feet along both sides of Puako Beach Drive. However, this additional 10 feet is applicable only when there is a change of zone or subdivision of the parcel. For the subject parcel,the front yard setback for any structure over six (6) feet in height is twenty 20) feet. However, since the proposed wall is less than six (6) feet in height, it can be located along the front property line. We apologize for any inconvenience that this may have caused. Hawai'i County is an equal opportunity provider'and employer. 0 4 Ms. Dorothy N. Gulbrandsen Page 2 September 30, 2004 Should you have questions,please feel free to contact Esther Imamura or Larry Brown of this department at 961-8288. Sincerel czyi CHRISTOPHER J.N Planning Director ETI: P:\WP WIN60\CZM\SMAA\2004\SMAA04-68Gulbrandsen(2).doc cc: Ms. Susan Gagorik—Long Range Planning Planning Department-Kona Mr. Samuel J. Lemmo, Administrator Department of Land and Natural Resources Office of Conservation and Coastal Lands P. O. Box 621 Honolulu HI 96809 I Mitchell D. Roth c • . - Benjamin T. Moszkowicz MayorN. ,' •' Police Chief 77 f "':0 Reed K. Mahuna Deputy Police Chief County of Hawai' i POLICE DEPARTMENT 349 Kapi'olani Street • Hilo,Hawaii 96720-3998 808)935-3311 • Fax(808)961-2389 y COH PLANNING DEPT yyNOV132024HM.V•c8 NOVEMBER 8, 2024 REC'D HAND DELIVERED TO 00 KEG NINE DIRECTOR011110 ' FROM : - • I ; sUE, ASS TANT CHIEF, AREA II OPERATIONS SUBJECT : SPECIAL MANA ENT AREA USE PERMIT APPLICATION (PL-SMA-2024-000066) APPLICANT: GREG L. GILLIOM AND KATHLEEN A. KISSEL REQUEST: TO ALLOW THE DEMOLITION OF AN EXISTING SINGLE-FAMILY DWELLING AND TO CONSTRUCT A NEW SINGLE-FAMILY DWELLING AND ASSOCIATED IMPROVEMENTS TAX MAP KEY: (3) 6- 9-006:014; PUAKO, SOUTH KOHALA, HAWAI'I We appreciate you allowing us the opportunity to review and provide commentary on the Special Management Area Use Permit Application (PL-SMA-2024-000066). The Hawai'i Police Department has reviewed the proposal and does not have any comments or concerns at this time. Should you have any questions or concerns, please contact Captain Roylen Valera, Commander of our South Kohala District, at phone number (808) 887-3080 or via email at Roylen.Valera@hawaiicounty.gov• RV/jaj 24HQ1113 Hawai'i County is an Equal Opportunity Provider and Employer'