HomeMy WebLinkAboutPD Background Report (PL-SMA-2025-000070)
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BHollenback_SMA_2025
COUNTY OF HAWAIʻI PLANNING DEPARTMENT
BACKGROUND REPORT
DUSTIN JAMES HOLLENBACK, ESZTER TRUST
SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION
(PL-SMA-2025-000070)
DUSTIN JAMES HOLLENBACK, ESZTER TRUST has submitted the following
Application for a Special Management Area Use Permit to construct a two-story, approximately
7,738-square foot single-family dwelling, a two-story, approximately 5,080-square foot
commercial agriculture building to support future taro and cacao farming activities, and related
improvements on a 2.5-acre shoreline parcel within the Special Management Area. The subject
property is located at 32-962 Hawaiʻi Belt Road, on the makai side of a section of Old
Mamalahoa Highway, approximately 300 feet north of the Ninole Post Office, Waikaumalo-
Maulua Homesteads, North Hilo, Hawaiʻi, TMK: (3) 3-2-003:001.
PROPOSED DEVELOPMENT
1. Request: The proposed project involves the development of a farm dwelling and a
commercial agricultural structure on a 2.50-acre parcel located at 32-962 Hawai‘i Belt
Road in Ninole, within the North Hilo District of Hawai‘i County. The subject parcel,
identified as TMK (3) 3-2-003:001, lies entirely within the Special Management Area
(SMA) and is the basis for the Special Management Area Use Permit application under
consideration. The applicants, Dustin James Hollenback and the Eszter Trust, intend to
establish a permanent residence and engage in long-term commercial agricultural
operations that align with the zoning and land use designations for the site. The proposed
farm dwelling is a single-family, two-story residence designed with a footprint of 5,000
square feet (50 feet by 100 feet). Complementing the dwelling is a planned commercial
agriculture structure, which will be a split-level building with a 2,400-square-foot
footprint (approximately 60 feet by 40 feet) and a 60-foot by 12-foot upper-level deck on
the makai side. This configuration minimizes grading by adapting to the site’s slope and
reduces environmental disturbance. The agricultural structure will include vehicle and
equipment storage on the mauka side, a dedicated produce cleaning and cold storage area
on the makai side with sinks, shelving, and a large refrigerator (Coolbot system), and a
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second-floor office with an external-access bathroom to support safe and hygienic farm
operations. The applicants plan to use the site for diversified commercial agriculture,
including the cultivation of taro (kalo) and cacao. The kalo cultivation will occupy
approximately 5,000 square feet, enclosed by a four-foot hog wire fence, and will consist
of 24 beds measuring one foot by 100 feet each. These beds will be planted in two-month
intervals in groups of four, with harvesting commencing nine months after planting. Each
bed will contain two offset rows of taro plants spaced 18 inches apart, supporting a total
of 3,120 plants across all beds. The kalo corms and leaves will be sold to local food
processors, with surplus tubers marketed through Hawaii Farm to Car and the Hawai‘i
‘Ulu Cooperative. Full production is expected to yield an estimated $15,000 in annual
revenue. In addition, the project includes a cacao orchard composed of 130 trees, planted
simultaneously in a terrain-responsive layout with ten-foot spacing to optimize sun
exposure and airflow. These trees are anticipated to begin producing pods within three to
five years, with biannual harvesting aligned to pod maturity. The cacao beans will be
marketed to local chocolatiers through the East Hawaii Cacao Association, with projected
annual revenue reaching $35,000 once the orchard reaches maturity. The agricultural
activities will be further supported by an established apiary of five honeybee hives, each
housing approximately 50,000 to 60,000 bees. These hives have been strategically sited
for optimal pollination, weather protection, and access to nearby water sources. The bees
will support crop productivity while also generating honey for sale to local artisans who
use it in culinary and value-added products. Annual honey yield is currently estimated at
50 gallons. (Planning Department Exhibit 1 – SMA Use Permit Application Packet
dated January 14, 2025).
2. Project Objectives: The purpose of the project is to develop a functional agricultural-
residential homestead.
3. Cost/Time of Project: The total estimated cost of the project is $1,500,000, which
exceeds the $500,000 threshold for requiring an SMA Major Use Permit. The project will
begin as soon as all permits and approvals are granted.
4. Landowner: Dustin James Hollenback, Eszter Trust
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BACKGROUND INFORMATION
5. Chapter 343, HRS: The proposed improvements are not subject to the requirements of
Chapter 343, Hawaiʻi Revised Statutes regarding Environmental Impact Statements as
there is no work proposed within the either the Conservation District or the Shoreline
Setback Area.
6. IWS File No. 63874: On April 7, 2020, a letter was provided by the State Dept. of Health
in regard to a proposed Individual Wastewater System (IWS) and the submitted plans
conformance with provisions of HAR Ch. 62.
STATE AND COUNTY PLANS
7. State Land Use Designation: Agriculture and Conservation
8. General Plan LUPAG MAP: Open (ope) and Important Ag. Lands (ial).
9. County Zoning: Agricultural 20-acres (A-20a).
10. Hamakua Community Development Plan (HCDP): The Hamakua Community
Development Plan was developed under the framework of the February 2005 County of
Hawaii General Plan and was adopted in 2018 via Ordinance 2018-78 by the Hawaii
County Planning Commission.
11. Special Management Area (SMA): The entire project area is located within the Special
Management Area (SMA) as well as located within the “shoreline area” as defined by
section 205A-41, Hawai‘i Revised Statutes (HRS). Due to the location of the proposed
development being approximately 60-feet from the top-of-pali which is designated as the
“shoreline” location on this parcel, the Planning Director waived the requirement for a
certified shoreline survey.
DESCRIPTION OF PROJECT AREAS AND SURROUNDING AREA
12. Subject Project Area: The subject parcel is positioned on the lower flank of Mauna Kea
and is bordered on the north and south by two perennial streams—Ka‘aheiki (historically
referenced as Kaoheiki) and Waikolu—whose streambanks help define the lateral
boundaries of the property. The makai boundary of the parcel is demarcated by a steep
shoreline pali, approximately 200 feet in height, which separates the project area from the
ocean below and serves as a natural barrier to coastal access. Geomorphologically, the
site consists of gently to moderately sloping terrain, having been historically graded and
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cleared for sugarcane cultivation in the 20th century. The parcel’s average slope ranges
from 5 to 15 percent, with steeper topography occurring near the midsection of the lot.
Elevation across the site varies from approximately 245 feet above mean sea level at the
mauka (inland) boundary to about 200 feet near the top of the shoreline pali. The property
is underlain by basaltic lava flows from the Hāmākua Volcanic Series, which are
estimated to be between 65,000 and 250,000 years old.
13. Surrounding Land Zoning/Uses: Adjoining parcels to the north, east (mauka), and west
(makai) are similarly zoned for agricultural use, while properties located farther to the
south and beyond the Hawai‘i Belt Road transition into lands designated as Rural (R-
0.5a), reflecting a pattern of mixed rural residential and small-scale agricultural
development. Existing land uses in the immediate vicinity of the subject property include
pasture lands, small-scale farms, and rural homesteads. Many of the neighboring parcels
were historically part of the sugarcane cultivation economy and have since been
converted into low-density agricultural homesteads or remain in grazing and fallow
conditions. Residences in the area tend to be modest, single-family dwellings, with some
dating back to the 1930s and 1940s, as documented by the Hawai‘i County Real Property
Tax Office. The parcel immediately mauka of the subject parcel contains a single-family
residence with a designated viewplane corridor that affects the siting of structures on the
subject property. Other nearby properties also host scattered homes, outbuildings, and
agricultural sheds. The community of Ninole itself is a small, historically rooted
settlement that includes residential, agricultural, and cultural features.
14. Soil Type: The project area’s soils are classified by the USDA Natural Resources
Conservation Service (NRCS) as Hilo hydrous silty clay loam with 10 to 20 percent
slopes. These soils are described as volcanic ash fields overlying basalt lava flows. The
site exhibits good infiltration, as observations during site visits revealed no channelized
flow, ponding, or hydric soils or vegetation. These characteristics suggest that stormwater
runoff is generally absorbed on-site under normal conditions, with runoff likely occurring
only during heavy rainfall events. The soil conditions are considered suitable and not
limiting for the proposed agricultural and residential development.
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15. Land Study Bureau's Detailed Land Classification System: The subject property
includes soils classified as “Class E” (poor) and “unclassified” under the LSB system.
16. Flood Insurance Rate Map (FIRM): The subject property is located within FEMA
Flood Zone X, which denotes areas outside the 500-year floodplain and considered to be
of minimal flood hazard.
17. Flora/Fauna Resources: The floral and faunal composition of the project site reflects its
history of agricultural use and current status as a managed, open landscape dominated by
non-native vegetation. The majority of the property is covered by guinea grass
(Megathyrsus maximus). Along the stream corridors and the top of the shoreline pali, the
vegetation includes a mix of non-native and some native species. Notable flora in these
peripheral areas includes hau (Hibiscus tiliaceus), rose apple (Syzygium jambos), guava
(Psidium guajava), octopus tree (Schefflera spp.), and cultivated banana plants. Scattered
native species such as hala (Pandanus tectorius) and ʻōhiʻa (Metrosideros polymorpha)
are also present, particularly along the shoreline pali and within the Conservation District
portion of the subject parcel. The applicant has indicated that no rare, threatened, or
endangered plant species have been identified on the parcel, and there is no record of a
professional botanical survey having been conducted. However, based on site
observations, the past history of sugarcane cultivation, and the predominance of ruderal
species, the presence of sensitive floral resources is considered unlikely.
In terms of fauna, the site does not support any known native terrestrial animal
populations and is mostly frequented by common non-native species such as feral cats,
rats, mice, and pigs, which are observed occasionally. Although no formal wildlife survey
has been conducted, the application notes the potential for the Hawaiian hoary bat
(Lasiurus semotus) to occasionally roost in the larger trees along the property’s margins,
though human activity likely discourages frequent use. Additionally, seabirds such as the
black noddy (Anous minutus), white tern, and white-tailed tropicbird (Phaethon lepturus)
are known to frequent the area, particularly near the shoreline pali. The application also
acknowledges that native forest birds like the ʻio (Buteo solitarius), pueo (Asio
flammeus), and ʻuaʻu (Pterodroma sandwichensis) may occasionally fly over the
property, though no nesting or critical habitat areas have been identified on-site. Overall,
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the project is not expected to impact any protected floral or faunal species, and
development will be confined to already cleared areas, avoiding the more densely
vegetated gulch and shoreline zones.
The site also includes an established apiary of five honeybee hives, with each hive
housing approximately 50,000 to 60,000 bees during peak seasons. The existing apiary
on the subject property was established prior to the current development proposal and is
actively maintained by the property owners. These hives have been strategically located
on the property to maximize pollination benefits for both existing and future agricultural
crops—particularly taro (kalo) and cacao—while minimizing exposure to strong trade
winds.
18. Archaeological Resources: No archaeological features, artifacts, structural remains, or
burial sites have been identified on the property through either documentation or
landowner observation. The subject property was historically used for sugarcane
cultivation, and site conditions today—characterized by cleared, graded terrain—reflect
significant prior disturbance. As part of the Special Management Area (SMA) Use Permit
process, the proposed project was submitted to the State Historic Preservation Division
(SHPD) for formal review via the Hawai‘i Cultural Resource Information System
(HICRIS) on December 11, 2024. SHPD reviewed the materials and issued a letter dated
January 13, 2025, concluding with a determination of “No historic properties affected”
pursuant to Hawai‘i Administrative Rules §13-284-7(a)(1). While SHPD acknowledged
that the property is within a broader area cataloged as Site 50-10-16-07396 (Ninole
District), they noted that no archaeological studies have previously been conducted on the
parcel, and that no historic properties have been documented. Supporting this conclusion,
both historical and recent aerial imagery reveal that the land has been substantially
altered by agriculture and vegetation clearing.
19. Cultural/Historic Resources: The cultural and historical resource assessment for the
project site indicates that no known cultural, historical, or traditional practices or sites are
present on the 2.50-acre parcel. The property has been historically used for sugarcane
cultivation and is currently maintained as mowed pasture and managed open space.
According to the application, the landowners have not observed any cultural practices,
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such as fishing, gathering, or ceremonial use, occurring on or near the property during
their tenure. To further support this conclusion, the applicants consulted with neighboring
landowners, none of whom were aware of any traditional or customary Native Hawaiian
uses associated with the parcel. The shoreline, which forms the makai boundary of the
property, is defined by a steep pali approximately 200 feet in height, severely limiting
access to the ocean. As a result, the shoreline is not used for traditional subsistence
fishing or gathering, and there is no evidence of lateral shoreline access being exercised
in the area. While the possibility of fishing or gathering in the vicinity cannot be
categorically ruled out, the steep and hazardous terrain makes such activities highly
improbable on this site. There are no identified wahi pana (storied or sacred places),
historic structures, or recorded cultural sites within the project area. As part of the
project’s compliance with Hawai‘i Revised Statutes Chapter 6E-42, the application was
submitted to the State Historic Preservation Division (SHPD), which issued a
determination of “No historic properties affected” following review of the SMA Use
Permit packet and supporting materials.
20. Recreational/Scenic and Open Space Resources: The subject property and its
immediate surroundings do not contain any known or designated recreational, scenic, or
open space resources, and there is no indication of active or passive public recreational
use occurring on-site or in the vicinity. The parcel is located on the seaward side of
Hawai‘i Belt Road (Highway 19) in the community of Ninole and is bordered on its north
and south sides by perennial streams—Ka‘aheiki and Waikolu. The makai boundary is
defined by a rugged shoreline pali approximately 200 feet in height, which descends
steeply to a narrow and rocky coastal strip. Due to this steep topography and hazardous
terrain, public access to the shoreline is impractical and likely unsafe, and there is no
evidence—historical or contemporary—of recreational use such as fishing, hiking, or
gathering along this stretch of coast. Regarding scenic and open space resources, the
application confirms that the property is not visible from the Hawai‘i Belt Road or any
other public thoroughfares, due to the area's topography and vegetation. The County of
Hawai‘i Planning Commission’s SMA guidelines, which discourage development that
interferes with viewplanes toward the sea from public roads, are addressed by the
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project’s design, which respects a viewplane corridor on the adjacent mauka parcel
(TMK: 3-2-003:040). Structures have been carefully sited to avoid intruding upon this
designated corridor.
21. Coastal Hazards: The project site is not subject to significant coastal hazards due to its
elevated position atop a steep 200-foot-high sea cliff (pali), which forms a natural
shoreline barrier along the makai edge of the property. According to the Flood Insurance
Rate Map (FIRM), the entire parcel lies within Flood Zone X, indicating that it is located
outside of the 500-year floodplain and is considered to have minimal flood risk.
Additionally, the property is located outside the tsunami evacuation zone, and there are
no recorded impacts from storm surge, wave run-up, or sea level rise affecting this site.
With respect to run-off and drainage, the site’s soils—classified as Hilo hydrous silty clay
loam—are highly permeable volcanic ash soils that promote infiltration. Observations at
the site reveal no ponding, hydric conditions, or channelized flow under normal rainfall.
As a result, stormwater is expected to be absorbed into the soil under typical conditions,
with surface runoff likely occurring only during heavy or prolonged rainfall events. To
minimize the risk of sedimentation or erosion during construction, the applicant has
committed to implementing Best Management Practices (BMPs), including the use of silt
fencing, stabilized construction zones, and restrictions on grading during heavy rain.
Vegetative cover on the property will be largely retained, especially near stream corridors
and the shoreline pali, which will further limit runoff and prevent erosion or sediment
transport into the coastal zone. Wastewater will be treated on-site using an approved
Individual Wastewater System (IWS), which will be located as far as possible from the
shoreline, between the two main structures. This system is designed to meet Department
of Health standards and minimize any potential for contamination of groundwater or
coastal waters.
PUBLIC UTILITIES AND SERVICES
22. Access: The site is accessed from Hawai‘i Belt Road (State Route 19) via a shared access
and utility easement identified as “RU-1,” which incorporates a remnant segment of the
Old Mamalahoa Highway and continues through an additional easement across the
adjacent mauka parcel (TMK: 3-2-003:040) to reach the subject property.
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23. Water: Potable water service to the proposed farm dwelling will be provided by the
County of Hawai‘i Department of Water Supply (DWS) from an existing 4-inch
waterline located within a private easement. This waterline and its associated service
lateral were established during the prior subdivision of the property (SUB-08-000705).
However, because the subject property does not front directly on a DWS-owned
waterline, only one (1) unit of water—defined as 400 gallons per day, the average for a
single-family residence—is allowed via a 5/8-inch meter, and this meter may only serve
the farm dwelling. The proposed agricultural building must rely on a separate private
water system, such as rainwater catchment or a private well, since it cannot share the
existing DWS meter. To accommodate both residential and agricultural water use, the
applicant will need to segregate potable water usage, with DWS-provided water allocated
exclusively to the residence and alternative systems used for farm-related activities, such
as crop irrigation, produce washing, and equipment cleaning. The Department of Water
Supply has no objection to the proposed development, but outlined the following
conditions and requirements for water service:
• Only one (1) meter (5/8-inch) is allowed, serving the farm dwelling only.
• A Policy and Conditions for Water Service, or “Out-of-Bounds Agreement,” must
be signed by the applicant, acknowledging their responsibility for installation and
maintenance of the customer waterline from the meter to the home, including
securing any necessary permits and easements.
• A reduced pressure type backflow prevention assembly must be installed within
five (5) feet of the existing meter on private property.
• The applicant is responsible for relocation or adjustment of any affected DWS
water system facilities if required during project construction.
24. Wastewater: Wastewater for the proposed project will be managed by an Individual
Wastewater System (IWS) previously approved by the Hawai‘i State Department of
Health (DOH) under File No. 63874. This existing system, originally designed for a
smaller residential use, will be amended to accommodate the expanded wastewater
demands of the proposed development, which includes a two-story farm dwelling and a
commercial agricultural building. The amended system will support a total of six
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bathrooms shared between the two structures and will be centrally located on the property
between them. The applicant has indicated that they will work with DOH to update the
IWS permit accordingly, ensuring compliance with health and sanitation standards. The
system will be designed to handle both domestic wastewater from the residence and
sanitary flows associated with limited farm labor and processing activities, with all
design and installation subject to DOH review and approval.
25. Other Essential Utilities and Services: Electricity, telephone, and internet services are
already present or available to the site.
AGENCIES' COMMENTS
26. DLNR - Engineering: (Planning Department Exhibit 2 – July 9, 2025, Memo).
27. State Office of Planning and Sustainable Development (OPSD): (Planning
Department Exhibit 3 – July 1, 2025, Letter).
28. State Department of Health: (Planning Department Exhibit 4 – June 18, 2025,
Memo).
29. County Department of Water Supply: (Planning Department Exhibit 5 – July 8,
2025, Letter).
30. DLNR – Office of Conservation and Coastal Lands: (Planning Department Exhibit
6 – July 2, 2025, Letter).
31. Couty Police: (Planning Department Exhibit 7 – June 24, 2025, Memo).
32. State Historic Preservation Division (SHPD): (Planning Department Exhibit 8 –
January 13, 2025, Letter).
33. State Commission on Water Resource Management (CWRM): (Planning
Department Exhibit 9 – July 14, 2025, Memo).
AGENCIES - NO RESPONSE
34. County Dept. of Public Works – Engineering & Building; County Dept. of
Environmental Management, County Fire Dept.; State Department of Agriculture;
NRCS.
PUBLIC COMMENTS
35. No comments have been received.
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:
Dustin James Hollenback, Eszter Trust
PO Box 166, Ninole, HI 96773-0166
(3rd)3-2-003:001 Ag-20a
2.50-acres approx.7,400 sq ft
dustin@dustinhollenback.comeszti@esztihollenback.com
Matthew M.Graves
(808) 927-5770 matt@mmgarch.com
Matthew M.Graves Dustin Hollenback
PO Box 804, Honokaa, HI 96727
(480) 455-2024
SMA Use permit for the proposed farm dwelling and agricultural structure described in theattached application.
Docusign Envelope ID: C780C287-E109-4EA4-A601-488248ED4EC4
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Dustin James Hollenback, Eszter Trust
Special Management Area Use Permit Application
Hollenback Property Farm Dwelling and Commercial Agriculture Structure
TMK (3rd) 3-2-3:001, 2.5-acres
32-962 Hawai‘i Belt Road
Ninole, North Hilo District, County of Hawai‘i
Owners and Applicants: Dustin James Hollenback, Eszter Trust
A. Background Information
1. Description of Proposed Project
The entirety of the 2.50-acre property is situated within the Special Management Area. Based
on this, we hereby submit this report in support of a Special Management Area Use Permit for
review and approval by the Hawai‘i County Planning Department and the Windward Planning
Commission.
The owners/applicants propose to construct a farm dwelling and commercial agriculture
structure on the approximately 2.50-acre parcel subject property with TMK (3rd) 3-2-003:001 and
street address of 32-962 Hawai‘i Belt Road, located within the Special Management Area (see
Location Map and SMA Map, Figures 1 and 2, respectively). The proposed farm dwelling is
under design and would consist of a single-family, two-story residence with a total footprint of
5,000 square feet (i.e., 50 feet by 100 feet).
The owners/applicants also propose to construct a commercial agriculture shed structure, which
would be split-level with a proposed footprint of 2,400 square feet (i.e., approximately 60 feet by
40 feet), and an upper-level deck of 60 feet by 12 feet on the makai side. The split-level shed
design would require less excavation and fill than a single-level design.
The proposed agricultural shed structure multi-use building would support commercial
agricultural activities. The single-story mauka side of this building will store vehicles/tractors and
farm equipment such as tractor implements and farm tools. A separate area on the lower makai
side of the building would be for crop cleaning and cold storage, including multiple sinks for
cleaning and storage shelving. The commercial agriculture shed structure will also contain a
large refrigerator (Coolbot) to store clean crops before sending offsite for final processing to
extend the life of the produce. This area will also contain a separate bathroom that is directly
accessible from outside to allow isolated cleaning. Upstairs on the makai side will be a clean
storage room, office, and bathroom for the office.
Drawings are presented in Figure 3 through Figure 10.
In addition to setbacks, siting of the structures would also be constrained by an approximately
108.44-foot wide view plane corridor located makai of the residence on parcel TMK (3rd) 3-2-
003:040, an adjacent property on the mauka side.
The subject property would be accessed via a shared access and utility easement (“RU-1”) that
extends from along the Hawai‘i Belt Road (SR 19), a portion of which also provides access to
the owners of parcels TMK (3rd) 3-2-003:002 and TMK (3rd) 3-2-003:040. This access easement
utilizes a portion of the Old Mamalahoa Highway, and a second easement allows ingress/egress
for the subject property through the adjacent property on the mauka side. Figure 11 presents
the consolidation/subdivision map, showing the access and utility easements. The proposed
project also includes retaining walls along the driveway and access easement.
Electricity would be supplied to the site by HELCO, entering the subject property through a utility
easement, although the owner/applicant may install a photovoltaic system instead of connecting
to HELCO, which is a decision that will be made closer to the build, depending on costs at that
time. Water would be provided by the Hawai‘i County DWS, entering the property through
easement “W3” (Figure 11). Wastewater would be managed with the construction of an on-site
basic individual wastewater system (IWS) permitted by the State Department of Health, which
would be sited between the two structures and be used by both structures. The septic system
will go through an amended septic permit to increase the previously approved septic plan (IWS
File No: 63874) to support 6 bathrooms.
Objectives of and Reasons for the Proposed Project
The purpose of the proposed project is both the construction of a farm dwelling for long-term
residence by the owners and a commercial agricultural building to support commercial
agriculture. The owner/applicant intends to use the subject property for commercial agriculture
activities including taro and cacao cultivation, and would comply with Hawai‘i County rules
pertaining to agricultural use.
The commercial farm will include a cacao orchard and kalo/taro field occupying approximately
5,000 square feet fenced with a four foot hogwire fence. Cacao will take several years to
produce pods that can be processed. Proposed locations for the cacao trees are shown in
Figure 3. Mature cacao pods would be processed by a local chocolate company.
The owners/applicants propose to cultivate 24 kalo beds of 1 foot by 100 feet each, with one
foot foot paths. Each bed will have two offset rows of taro plants, spaced 18 inches apart within
each row, resulting in 65 plants per row and 3,120 plants in total in all beds. The 5,000 square
foot kalo patch would be fenced with a four-foot hog wire fence.
Four beds will be planted every two months, on a continuous rotation cycle. Each bed will be
ready for harvest nine months after planting, with harvesting of mature beds scheduled every
two months. Irrigation water would be supplied as needed using temporary and mobile irrigation
equipment connected to the main buildings.
It will require approximately nine months to start producing viable kalo corms which would be
sold to a local food processor to compete with imported kalo. Additionally, some rows would be
alternated to be dedicated to harvesting of the kalo leaves which would also be sold to a local
food processor.
Unprocessed kalo tubers would be sold directly through Hawaii Farm to Car, of which the
owners/applicants are current members. Surplus would be sold to the Hawaii ‘Ulu cooperative
expecting to generate $15,000 per year once all beds are in production.
The cacao orchard would be organized in loose rows based on the terrain, with each tree
spaced 10 feet apart to ensure optimal sunlight exposure and airflow. This layout facilitates
ease of access for maintenance and harvesting, while supporting the healthy growth of cacao
trees. The owners/applicants would plant 130 trees, all at one time.
Regular maintenance, including pruning, fertilizing, and pest management, will follow an
established schedule to promote tree health and productivity. When needed, water would be
supplied by temporary irrigation equipment connected to the main buildings. Cacao trees would
begin producing pods three to five years after planting. Harvesting would occur biannually,
depending on tree maturity and pod development.
Cacao beans will be marketed to local chocolatiers through the East Hawaii Cacao Association,
expecting to generate $35,000 per year once all trees are mature.
Farming activities would include an apiary, which is already established with 5 hives of
honeybees. These hives have been strategically placed on the property to enhance pollination.
This setup will not only improve the yields and quality of our future crops but will also provide
the added financial benefit of honey production.
Each hive houses approximately 50,000-60,000 bees during peak season, ensuring robust
pollination activity. Given our location on an oceanfront parcel, which experiences frequent
weather and wind, the hives have been positioned to protect them from harsh weather
conditions while maintaining proximity to nearby pollination sources. The placement also allows
for convenient maintenance and honey extraction.
Regular maintenance of the apiary would continue, including inspecting hives for health,
managing pests or diseases (e.g., varroa mites), and ensuring appropriate hive ventilation. All
management practices adhere to sustainable and ethical beekeeping standards. There is an
abundance of nearby water from streams that ensures a year-round water supply for the bees.
Honey extraction will be performed in bulk on-site using equipment stored in the agricultural
shed structure, ensuring efficiency and hygiene. A clean and dedicated environment will be
maintained for extraction to meet quality standards and ensure the safety of the final product.
The existing five hives currently produce approximately 50 gallons of honey per year. This
honey is sold in bulk to local artisans, supporting the creation of value-added products such as
honey infusions and culinary ingredients. By collaborating with local artisans, our apiary
contributes to the local ecosystem and economy.
Agricultural Shed Description
The main floor would serve as the central hub for farm equipment storage, offering secure and
weather-protected housing for essential machinery such as a tractor, implements, and other
tools. Proper storage ensures that equipment remains in optimal working condition, minimizing
wear and tear caused by exposure to the elements, enabling consistent farm operations
throughout the year, and reducing the risk of property theft. Additionally, this floor would include
a dedicated storage room for farm supplies, such as fertilizers, seeds, irrigation equipment, and
other materials critical to ongoing cultivation efforts. This centralized storage approach promotes
organization and efficient workflow.
To further support the farm's administrative needs, a small office space would be integrated into
the main floor. This office would provide a quiet, designated area for record-keeping, planning,
and coordinating farm activities. It will also serve as a meeting space to engage with business
partners, customers, or agricultural advisors, thereby enhancing the farm’s professional
operations.
The lower floor is specifically designed to facilitate the cleaning and storage of harvested
produce. This space would be equipped with appropriate infrastructure to handle post-harvest
activities, including washing stations and storage areas essential for maintenance of proper
temperature and humidity levels to preserve the freshness and quality of produce. By dedicating
a portion of the building to these activities, the farm would comply with food safety standards
and ensure that products meet the highest quality expectations of consumers and distribution
partners.
2. Description of Subject Property, Uses, Structures, and Topography
The subject property is located in the rural community of Ninole approximately 20 miles north of
Hilo. More specifically, the subject property is located a short distance makai of the Mamalahoa
Highway (SR 19) along a small portion of the Old Mamalahoa Highway, now access easement
RU-1.
The subject property is generally smoothly sloping, with steeper slopes along a rise near the
midsection. A portion of the subject property is used for intensive agriculture, and is mostly
vacant, although the grass is regularly mowed and vegetation is maintained. The subject
property has been apparently previously graded for sugar cane cultivation, with a smooth,
graded surface, and has an average slope varying between roughly 5% to 15%. Steeper areas
are located near the midsection of the property. The elevation of the subject property above the
shoreline pali varies from about 200 feet above mean sea level along the shoreline pali to about
245 feet above mean sea level at the mauka boundary and near the property midsection.
The subject property presently contains several non-permanent structures that would be
removed prior to grading. These include a small resin storage shed, a viewing platform, and two
dirt-floor tarp sheds (see Appendix 1 – Site Photos).
The property boundary on the makai side is formed by the shoreline, on the mauka side by the
boundary with adjacent parcels. On the lateral sides, the property boundary appears to follow
the middle of Keoheki Stream on the north side and the middle of Waikolu Stream on the south
side.
The area is located on the lower flank of Mauna Kea volcano, on basaltic lava flows of the
Hamakua volcanics series of 65,000 years to 250,000 years of age. The topography of the area
is cut by a number of perennial and transient streams that flow to the coast over terrain that is
moderately sloping, with an average slope in the range of 5% to 10%. The shoreline in this area
is rugged, being constantly eroded by the incident trade wind swells, and has a shoreline pali
about 200 feet in height. This combination of copious orographic precipitation, gently sloping
terrain and deeply weathered soils makes the area particularly attractive for agricultural uses.
The two streams bordering the subject property, Ka‘aheiki to the north and Waikolu to the south,
are both perennial streams. Ka‘aheiki is apparently a misspelling of Kaoheiki on the 1966 USGS
topographic map (Place Names of Hawaii). The ahupua‘a name is apparently derived from
Ha‘iku point, the easternmost (i.e., makai) portion of the subject property. This name literally
means “speak abruptly or sharp break” perhaps deriving from the sound of waves breaking
upon this topographic feature.
The vicinity is a mix of residential and agricultural uses, with residential uses being part of the
community of Ninole. Mauka areas include pasturelands and homesteads, some of which
occupy former sugar cane lands. Much of the vicinity was in sugar cane cultivation during the
20th century (HDOH 2024), apparently including the subject property.
The history of modern settlement of the area appears to go back to the 19th century. In 1914 the
nearby community of Honohina had a population of 300, located about 1.0 mile south of the
subject property. Notable community features from this era also include the original Honohina
Hongwanji, constructed in 1916 and located about 0.5 miles towards Hilo from the subject
property, and the Pohakupuka School, later called the John Ross school, formerly located about
0.5 mile towards Hamakua from the subject property. Clearly, Ninole and nearby Honohina was
a small but vibrant community during the era of sugar cane cultivation. Evidence of this is shown
in the construction dates of residences on neighboring parcels, mostly in the range of 1930 to
1940, according to the Hawaii County Real Tax Office. Therefore, the proposed use is in
keeping with historical uses of the subject property and vicinity.
The subject property above the shoreline pali is virtually completely grassed with trees lining the
slopes of the streams on the lateral property boundaries. The subject property does not appear
to contain any vegetation that is considered rare, or listed as threatened or endangered under
the Endangered Species Act. The applicant would not remove or alter any of these trees,
including those located makai of the shoreline pali as is Conservation District s this activity
would not be permitted without a Conservation District Use Application and permit.
Siting of the two proposed structures would respect both the 40 foot minimum shoreline setback
and the Conservation District boundary. In the absence of a Certified Shoreline Survey, the
shoreline is assumed to be the top of the shoreline pali, a more conservative constraint. The
Conservation District boundary (Figures 3 and 11) appears to follow the top of the shoreline pali
except for near the northern portion of the subject property, where it obliquely turns in a mauka
direction, meeting the northern property boundary at Keiheiki Stream approximately 60 feet from
the mauka property boundary.
Construction on the subject property is subject to a viewplane restriction for the midsection of
the subject property, proscribing development in this area. This viewplane corridor is 150 feet in
width, and is located directly makai of the single-family dwelling located on parcel TMK (3rd) 3-2-
003:040.
The majority of the site’s soils are classified by the NRCS as Hilo hydrous silty clay loam with 10
to 20 percent slopes, described as volcanic ash fields over basalt lava flows. Observations of
the site do not reveal any areas of channelized flow, hydric soils or plants, or areas where water
ponds or collects, suggesting that stormwater runoff is infiltrated effectively into the site’s soils
under normal conditions. Therefore, it is likely that stormwater runoff leaves the subject property
only during heavy rainfall events. The soil conditions do not appear to preclude the proposed
use.
The area is located on the lower flank of Mauna Kea volcano, on basaltic lava flows of the
Hamakua volcanics series of 65,000 years to 250,000 years of age. The topography of the area
is cut by a number of perennial and transient streams that flow to the coast over terrain that is
moderately sloping, with an average slope in the range of 5% to 10%. The shoreline in this area
is rugged, being constantly eroded by the incident trade wind swells, and has a shoreline pali
about 200 feet in height. This combination of copious orographic precipitation, gently sloping
terrain and deeply weathered soils makes the area particularly attractive for agricultural uses.
The two streams bordering the subject property, Ka‘aheiki to the north and Waikolu to the south,
are both perennial streams. Ka‘aheiki is apparently a misspelling of Kaoheiki on the 1966 USGS
topographic map (Place Names of Hawaii, Pukui & Elbert 1966). The ahupua‘a name is
apparently derived from Ha‘iku point, the easternmost (i.e., makai) portion of the subject
property. This name literally means “speak abruptly or sharp break” perhaps deriving from the
sound of waves breaking upon this topographic feature.
3. Total Cost of the Proposed Use
The estimated total cost of the proposed project is approximately $1,500,000.
4. State and County Plans Affecting the Subject Request
The County of Hawai‘i General Plan Land Use Pattern Allocation Guide (“LUPAG”) map
designates the majority of the subject property as Important Agricultural Lands, with areas
appearing to coincide with the Conservation District designated as Open (Figure 12). The
proposed project is consistent with this designation, and no construction would occur within the
portion of the subject property that is designated Open.
The proposed project would be consistent with the goals, policies, and standards of the Hawai‘i
County General Plan. This includes economic opportunities by creation of short-term
construction work, and the possibility for landscaping, maintenance and agricultural work, in
addition to property tax revenue. Agricultural sustainability, as well as maintaining and improving
the quality of the environment, is a serious concern of the owners/applicants. The General Plan
identified five areas of environmental concerns: air pollution, water quality, soil pollution, solid
waste disposal and noise pollution. The proposed project would not cause any significant
pollution or impact water quality, and would utilize County waste disposal services via private
haulers or by residents.
The General Plan emphasizes that developments be mindful of an area’s natural beauty. The
proposed project would have a negligible impact on the appearance of the surroundings,
principally because it would be a significant distance from the shoreline and would not be visible
from the Hawai‘i Belt Road.
The proposed project would be compatible with the surrounding area, and is consistent with the
LUPAG designation, the zoning designation, and State Land Use District.
With these facts in mind, the project would fulfill the following pertinent 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.
The County shall encourage the development and maintenance of communities meeting
the needs of its residents in balance with the physical and social environment.
Promote and encourage the rehabilitation and use of urban areas that are serviced by
basic community facilities and utilities.
Provide for suitable living environments that accommodate the physical, social, and
economic needs of the Island residents.
Attain safe, sanitary, and livable housing for the residents of the County of Hawaii.
Attain a diversity of socioeconomic housing mix throughout the different parts of the
County.
Maintain a housing supply which allows a variety of choice.
Develop better places to live in Hawaii County by creating viable communities with
decent housing and suitable living environments for our people.
Improve and maintain the quality and affordability of the existing housing stock.
Ensure that housing is available to all persons regardless of age, sex, marital status,
ethnic background and income.
Zoning requests shall be reviewed with respect to General Plan designation, district
goals, regional plans, State Land Use District, compatibility with adjacent zoned uses,
availability of public services and utilities, access and public need.
The Hawaii County General plan enumerates several Natural Beauty Sites in the vicinity of the
subject property (Hawaii County General Plan, Table 5, pg. 51), including Honohina Falls and
Nanue Gulch-Makai. The subject property would not impact viewplanes of these features, or
any other noted sites noted in the General Plan, in any way.
In summary, the proposed project would be consistent with pertinent goals and policies of the
Hawai‘i County General Plan.
5. Relationship With the Objectives and Policies of Chapter 205A, HRS, and the Special
Management Area Guidelines
In this section we evaluate the conformity of the project with the objectives and policies of HRS
205A, Coastal Zone Management Program.
a. Recreational Resources
The proposed project would not affect recreational resources in any way, as none appear to be
present. The shoreline does not appear to be used for fishing, as the steep shoreline pali
prevents access or makes shoreline access extremely hazardous. The owners are not aware of
their property being used for recreational purposes. Neighbors have also been queried for such
information, but none was aware of any recreational uses on the subject property or in the
vicinity. However, the project would not prevent the future use of the shoreline for fishing or
other recreational and cultural activities.
b. Historic Resources
No historic resources are known to exist on the subject property. No such resources are listed
on the State and Federal list of historic properties. The proposed project would therefore not
impact historic resources.
c. Scenic and Open Space Resources
The guidelines contained in Rule 9 of the Hawaii County Planning Commission Rules, which
pertain to the SMA, express the intent to minimize development that would, “substantially
interfere with or detract from the line of sight toward the sea from the State Highway nearest the
coast or from other scenic areas identified in the General Plan.” The subject property is not
visible from any public thoroughfares in the vicinity, including the Hawaii Belt Road (SR 19).
Therefore the proposed project would not impact scenic or open space resources. The
proposed use of a farm dwelling is consistent with historical uses, as well as proposed uses as
enumerated in the General Plan LUPAG maps, zoning, and land use district designation.
d. Coastal Ecosystems
Given that the height of the shoreline pali is about 200 feet, the pali slope about 50%, the
distance from the proposed construction to the shoreline would be approximately 240 feet
including setbacks, neglecting consideration of the narrow and rocky beach at the shoreline.
Hence the potential for impacts on coastal ecosystems would be negligible. Siting of all
structures would adhere to all mandated setbacks.
No threatened or endangered animal or plant species are known to be present, or are expected
to be present. No adverse impacts to flora, fauna, or ecosystems would be expected to result
from the proposed development or any activities associated with it. The potential for stormwater
runoff to impact coastal ecosystems during the construction period would be minimized through
the BMPs listed herein including construction of silt fences. The proposed project would
minimize the potential for erosion and subsequent water quality impacts through maintenance of
vegetated slopes and retaining wall construction.
e. Economic Uses
The proposed project would have a very minor positive impact on the larger socioeconomic
environment by supporting commercial agriculture, apart from the short-term construction
expenditures. The proposed action is entirely consistent with the regulatory intent for the
property, which is designated for development in the intended manner (i.e., agricultural activities
including farm dwellings).
f. Coastal Hazards
The subject property is a shoreline property but is physically separated from the shoreline by the
shoreline pali, which is about 200 feet high in this area. The average gradient from the top of the
shoreline pali to the shoreline is about 50% in this area, according to the USGS Papa‘aloa 1992
topographic map. While erosion is ongoing on the coastal shoreline pali, the subject property
does not appear to be susceptible to mass wasting or slope instability.
Site photographs are presented in Appendix 1.
g. Managing Development
This portion of HRS 205A appears to pertain to government functions and does not pertain to
the actions of the owners/applicants.
h. Public Participation
The applicant will comply with requirements for public notice. Other portions of HRS 205A
pertaining to public participation are not pertinent to the proposed project.
i. Beach Protection
The shoreline located makai of the proposed project consists of a rocky beach with a narrow
wave impact zone. The applicant will maintain vegetative cover for the majority of the property,
and the applicant’s activities would serve to reduce stormwater runoff and would minimize
potential erosion. Further, the proposed project would be a significant distance from the
shoreline, and would not impact the shoreline. Therefore the project would have no adverse
impact on the shoreline and would serve to reduce shoreline erosion.
j. Marine Resources
The shoreline located makai of the proposed project consists of a rocky beach with a narrow
wave impact zone located 200 feet below the shoreline pali, a significant distance that would
minimize the potential for impacts to marine resources. The applicant would maintain vegetative
cover on the property, which would reduce the potential for stormwater runoff to leave the
property, minimizing potential erosion. The IWS would be sited as far as possible from the
shoreline, between the farm swelling and agricultural shed structure. Therefore the project
would have no adverse impacts on marine resources.
6. Surrounding Zoning and Land Uses.
The subject property’s zoning is designated agricultural (Ag-20a, Figure 13). The proposed
project is consistent with this zoning designation. The vicinity is mostly zoned agricultural,
although the adjoining property to the south, and those beyond located makai of the Hawai‘i Belt
Road, are zoned Rural (R-0.5a). The agricultural and rural zoning reflects the dominant land use
in the area, composed of a variety of pasture lands and other agricultural uses, with residential
uses mixed in.
7. Flood Insurance Rate Map Designation
The property is located within Flood Zone X, outside of the 500-year flood area, and is not
located within the tsunami inundation zone. The subject property would not appear to be
affected by coastal erosion, as the certified shoreline is located a significant distance from the
ocean. Furthermore, as the subject property is located more than 200 feet above mean sea
level, sea level rise would not affect the subject property or the proposed project.
8. Archaeological, Historic and Cultural Resources
The subject property has no known archaeological or historic resources. The site is not used for
gathering, ceremonial, or other cultural purposes by Native Hawaiians, therefore there appears
to be no potential for impact to culturally valued resources or cultural practices. The landowner
and neighbors, who have been queried for such information, have no knowledge concerning
cultural uses and have not observed the shoreline being accessed and used for fishing.
The subject property shows no evidence of historic properties. The subject property has
apparently been used for sugarcane cultivation during the 20th century. The subject property is
not used for gathering, ceremonial, or other cultural purposes by Native Hawaiians, therefore
there appears to be no potential for cultural impacts. Protecting archaeological and cultural
resources is an important aspect of the SMA guidelines, and the proposed project is conformant
with these guidelines.
The proposed project was submitted to the State Historic Preservation Division (SHPD) for
review on December 11, 2024 via the HICRIS system and given number 2024PR01447.001.
SHPD responded on January 13, 2025 with a statement of No historic properties affected
pursuant to HAR 13-284-7(a)(1) (Appendix 2).
If historic properties such as lava tube openings, concentrations of artifacts, structural remains
or human skeletal remains are found during construction activities work would cease
immediately in the immediate vicinity of the find, the find would be protected from additional
disturbance, and the SHPD would be contacted at (808) 933-7651.
9. Floral and Faunal Resources
The majority of the site is covered with guinea grass (Megathryrsus maximum), with the
periphery along the north and south sides including hau (hibiscus tiliaceus), rose apple
(syzygium jambos) and cultivated banana. No known threatened or endangered plant species
are known on the subject property, nor are any anticipated to be present. Larger trees found at
the periphery of the subject property, particularly along the shoreline pali and the gulches, would
not be impacted by the proposed use. The top of the shoreline pali contains hala, octopus tree
(Schefflera spp.), widelia, hau, and guava.
Although the portion of the subject property located makai of the shoreline pali has not been
surveyed, we do not expect the presence of threatened or endangered species.
The portion of the subject property that would be disturbed contains no known native fauna
species, nor does it contain non-native fauna species apart from the occasional transient feral
cats, rats, feral pigs and mice.
The Hawaiian Hoary Bat (Lasiurus semotus) may potentially roost in the larger trees found on
the periphery of the property, although they are more likely to avoid the area due to the degree
of human activity. These trees, however, would not be impacted by the proposed use.
The author notes that No‘io (black noddy, Anous minutus), white terns, and koa`e kea (white-
tailed tropic bird, phaethon lepturus) frequent the Ninole area, and the latter may have roosts in
the area. The proposed project would not impact and potentially occurring roosts as the
shoreline pali would not be impacted. Native bird species that may pass over the subject
property include ‘Io (Hawaiian Hawk, Buteo solitarius), Pu‘eo (short-eared owl, Asio flammeus),
and ‘Ua‘u (Hawaiian Petrel, Pterodroma sandwichensis), the latter of which roost in montane
lands. The proposed project would comply with Hawaii County Code Chapter 14, Article 9
Outdoor Lighting. The proposed project would also maintain most of the property as open and
unforested space.
10. Valued Cultural Resources
The subject property and vicinity do not appear to contain any traditional and customary native
Hawaiian rights that are exercised. Fishing is a traditional and customary native Hawaiian
practice that could potentially be exercised along the shoreline. However, no shoreline fishing
activities have been observed on the subject property and in the area, likely owing principally to
the steep and hazardous shoreline pali that severely limits shoreline access. The proposed
project, however, would not adversely impact lateral shoreline access. Other traditional and
customary native Hawaiian practices in the area include gathering of forest products and stream
fishing (eg., of ‘o‘opu, ‘opae, etc.), however, the proposed project would not adversely impact
the potential for either activity to occur.
11. Public Access
The shoreline portion of the subject property does not appear to be used for fishing or other
activities. The landowners have not observed such uses during the duration of their tenure.
Neighbors have been asked whether they are aware of such uses, but none have any
information regarding uses for fishing or other traditional cultural activities on the subject
property or in the vicinity.
12. Description of Access to the Area
Easements are shown in the Site Photos (Appendix 1). As noted, the owners utilize both the
shared easement RU-1 extending from SR 19 to a second access easement and driveway from
parcel TMK (3rd) into the subject property.
13. Traffic Impacts
The proposed project would result in no more than several vehicle trips to and from the subject
property per day. This minimal increase would cause no significant impacts on traffic and
vehicle infrastructure.
14. Availability of Utilities (Water, electricity, sewage disposal)
Water and electricity are available to the site and would require no additional construction.
Wastewater would be managed with an HDOH-permitted individual wastewater system sited
between the farm dwelling and agricultural shed structure.
15. Previous Assessments
The applicant is not aware of any critical areas of concern delineated by the director.
B. Impacts of the Proposed Development on the Special Management Area
This application follows the order of questions presented on the Special Management Area Use
Application as downloaded from the County of Hawaii Planning Department website in January
2025. As the application contains several questions that are repeated or are similar, they are
also repeated in this application.
1. Description of the Environmental Setting
The subject property is generally smoothly sloping towards the ocean, having been previously
graded for sugar cane cultivation, and has an average slope varying between roughly 5% to
15%. Steeper areas are located near the midsection of the property. Mauka of the shoreline
pali, the elevation of the subject property varies from about 200 feet above mean sea level
along the shoreline pali to about 245 feet above mean sea level at the mauka boundary and
near the property midsection.
The area is located on the lower flank of Mauna Kea volcano, on basaltic lava flows of the
Hamakua volcanics series of 65,000 years to 250,000 years of age. The topography of the area
is cut by a number of perennial and transient streams that flow to the coast over terrain that is
moderately sloping, with an average slope in the range of 5% to 10%. The shoreline in this area
is rugged, being constantly eroded by the incident trade wind swells, and has a shoreline pali
about 200 feet in height. This combination of copious orographic precipitation, gently sloping
terrain and deeply weathered soils makes the area particularly attractive for agricultural uses.
Two perennial streams border the subject property, Ka‘aheiki to the north and Waikolu to the
south. Ka‘aheiki is apparently a misspelling of Kaoheiki on the 1966 USGS topographic map
(Place Names of Hawai‘i). The ahupua‘a name is apparently derived from Ha‘iku point, the
easternmost (i.e., makai) portion of the subject property. This name literally means “speak
abruptly or sharp break” perhaps deriving from the sound of waves breaking upon this
topographic feature.
The vicinity is a mix of residential and agricultural uses, with residential uses being part of the
community of Ninole. Mauka areas include pasturelands and homesteads, some of which
occupy former sugar cane lands. Much of the vicinity was in sugar cane cultivation during the
20th century (HDOH 2024), apparently including the subject property. The history of modern
settlement of the area appears to go back to the 19th century. In 1914 the nearby community of
Honohina had a population of 300, located about 1.0 mile south of the subject property. Notable
community features from this era also include the original Honohina Hongwanji, constructed in
1916 and located about 0.5 miles towards Hilo from the subject property, and the Pohakupuka
School, later called the John Ross school, formerly located about 0.5 mile towards Hamakua
from the subject property. Ninole was a small but vibrant community during the era of sugar
cane cultivation. Evidence of this is shown in the construction dates of residences on
neighboring parcels, mostly in the range of 1930 to 1940, according to the Hawaii County Real
Tax Office.
2. The Relationship of the Proposed Action to Land Use Plans, Policies, and Control of the
Affected Area
The subject property’s zoning is designated agricultural (Ag-20a, Figure 13). The proposed
project is consistent with these zoning designations. The majority of the vicinity is also zoned
agricultural, although the adjoining property to the south, and those beyond makai of the Hawai‘i
Belt Road, are zoned Rural (R-0.5a). The agricultural zoning reflects the dominant land use in
the area, composed of a variety of pasture lands and other agricultural uses.
The owner/applicant would comply with Hawai‘i County agricultural zoning by qualifying for
short- or long-term agricultural dedication, including preparation and submittal of a farm plan,
and will comply with the final rules for agricultural dedication when they are released.
The State Land Use designation of the subject property is Agricultural District and Conservation
District makai of the shoreline pali and the aforementioned “slice” on the northern side (Figure
14). The proposed project is consistent with this designation.
The County of Hawai‘i General Plan Land Use Pattern Allocation Guide (“LUPAG”) map
designates the majority of the subject property as Important Agricultural Lands, with areas
apparently coinciding with the Conservation District designated as Open (Figure 12). The
proposed project is consistent with this designation, and no construction would occur within the
portion of the subject property that is designated Open.
The proposed project would be consistent with the goals, policies, and standards of the Hawai‘i
County General Plan. This includes economic opportunities by creation of short-term
construction work, and the possibility for landscaping, maintenance and agricultural work, in
addition to property tax revenue. Agricultural sustainability, as well as maintaining and improving
the quality of the environment, is a serious concern of the owner/applicant. The General Plan
identified five areas of environmental concerns: air pollution, water quality, soil pollution, solid
waste disposal and noise pollution. The proposed project would not cause any significant
pollution or impact water quality, and would utilize County waste disposal services via private
haulers or by residents.
The General Plan emphasizes that developments be mindful of an area’s natural beauty. The
proposed project would have a negligible impact on the appearance of the surroundings,
principally because it would be a significant distance from the shoreline and would not be visible
from the Hawai‘i Belt Road.
The proposed project would be compatible with the surrounding area, and is consistent with the
LUPAG designation, the zoning designation, and State Land Use District.
With these facts in mind, the project would fulfill the following pertinent 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.
The County shall encourage the development and maintenance of communities meeting
the needs of its residents in balance with the physical and social environment.
Promote and encourage the rehabilitation and use of urban areas that are services by
basic community facilities and utilities.
Provide for suitable living environments that accommodate the physical, social, and
economic needs of the Island residents.
Attain safe, sanitary, and livable housing for the residents of the County of Hawaii.
Attain a diversity of socioeconomic housing mix throughout the different parts of the
County.
Maintain a housing supply which allows a variety of choice.
Develop better places to live in Hawaii County by creating viable communities with
decent housing and suitable living environments for our people.
Improve and maintain the quality and affordability of the existing housing stock.
Ensure that housing is available to all persons regardless of age, sex, marital status,
ethnic background and income.
Zoning requests shall be reviewed with respect to General Plan designation, district
goals, regional plans, State Land Use District, compatibility with adjacent zoned uses,
availability of public services and utilities, access and public need.
The Hawaii County General plan enumerates several Natural Beauty Sites in the vicinity of the
subject property (Table 5, pg. 51), including Honohina Falls and Nanue Gulch-Makai. The
subject property would not impact viewplanes of these features, or any other noted sites noted
in the General Plan, in any way.
In summary, the proposed project would be consistent with pertinent goals and policies of the
Hawai‘i County General Plan.
3. The Probable Impact of the Proposed Actions on the Environment
Generally speaking, the proposed project would involve the direct physical impacts of ground
disturbance and construction. Adverse impacts, including traffic, impacts to cultural and
recreational resources, social impacts, visual impacts and others, would not be significant.
Positive economic impacts due to the proposed projects would include increased tax revenue
and a minor increase in locally-produced food supply.
The potential for short-term impacts due to construction relating to water quality would be
mitigated through implementation of BMPs, listed herein.
The proposed project would have negligible impacts on the area and vicinity, and impacts would
be limited to the direct physical impacts of construction. Construction of the farm dwelling would
have negligible or no impacts on coastal ecosystems. Adverse impacts to water quality would
not be expected due to both the large vegetated area located makai of the proposed
construction, as well as the small area of impermeable surface being constructed. The proposed
project would have a very minor impact on electrical demand, unless a photovoltaic system is
installed, in which case there would be no increase in electrical demand.
Apart from the nearby shoreline, the subject property and vicinity would not appear to contain
flora or fauna resources that would be utilized for gathering. There do not appear to be any
other valued cultural, historical or natural resources, including any existing traditional and
customary native Hawaiian rights, practiced on or near the subject property. The shoreline in
this area does not appear to be used for fishing, likely owing to the steep shoreline pali.
Inquiries and observations made by the owner have not revealed any traditional cultural
practices that may occur on the subject property, including fishing. There do not appear to be
any sites on the subject property, or in the immediate vicinity, that are noted for their wahi pana,
or Hawaiian lore or their sacred or special cultural meaning. Therefore, the proposed project
would not adversely impact any traditional and customary native Hawaiian rights or traditional
cultural practices. In the unlikely event that archaeological resources or human remains are
encountered during construction activities, work in the immediate area of the discovery would be
halted and DLNR-SHPD contacted as outlined in Hawai‘i Administrative Rules Chapter 13-275.
Archaeological resources are highly unlikely to exist on the subject property, which has likely
been used for commercial agriculture. The proposed project was submitted to the State Historic
Preservation Division (SHPD) for review on December 11, 2024 via the HICRIS system and
given number 2024PR01447.001. SHPD responded on January 13, 2025 with a statement of
No historic properties affected pursuant to HAR 13-284-7(a)(1) (Appendix 2).
Figure 15 shows an aerial photograph of the subject property and vicinity from 1954. This
photograph clearly shows dense vegetation along the stream at the northern property boundary,
but does not clearly show sugar cane cultivation on the subject property as it does for areas
located mauka of the Hawai‘i Belt Road, and possibly the adjoining property to the north.
However, as this aerial photograph shows the subject property as largely devoid of trees, it is
likely that it was either used for pasturing or sugar cane cultivation. The railroad line along the
mauka boundary of the subject property is clearly shown, however. Other features shown
appear surprisingly like they do today, including the scattering of single-family dwellings along
the Hawai‘i Belt Road and the remnant portion of the Old Mamalahoa Highway.
Figure 16 shows portions of historical USGS topographic maps from 1915 (scale 1:62500)
and1966 (scale 1:24000). The 1915 map shows a railroad traversing along the apparent mauka
boundary of the subject property, and may show a flume paralleling the Old Mamalahoa
Highway. The 1966 map does not show the railroad, but does show five structures located
makai of the Hawaii Belt Road between Kaaheiki and Waikolu Streams, with no structures or
other features mapped on the subject property.
These historical uses strongly suggest that the subject property has been highly modified by
agricultural uses. Therefore, archaeological resources are not likely to be present on the subject
property, and any archaeological resources formerly present would have been removed by
these past uses. Furthermore, no historic properties are present that would be impacted by the
proposed project.
As noted above, vegetation on the proposed site is predominantly composed of guinea grass,
with trees located along the stream channels and below the shoreline pali, including some hala
and ohi‘a, in addition to non-native species like umbrella tree. Although no professional flora and
fauna surveys have been performed, the owners/applicants do not believe that rare or
endangered floral or faunal resources are located on the subject property. The
owners/applicants do not intend to remove any trees.
If historic properties such as lava tube openings, concentrations of artifacts, structural remains
or human skeletal remains are found during construction activities work would be ceased
immediately in the immediate vicinity of the find, the find would be protected from additional
disturbance, and the SHPD would be contacted at (808) 933-7651.
4. Any Potentially Adverse Environmental Effect Which Cannot Be Avoided
There are no apparent potentially adverse unavoidable environmental effects that would result
from the proposed project.
5. Alternatives to the Proposed Action
The owners have not considered other alternatives to the proposed action, as the subject
property is appropriate for the proposed use and they do not possess other properties that may
be considered as alternatives.
6. Mitigating Measures Proposed to Minimize Impact
BMPs that would be implemented prior to grading to minimize the potential for impacts to the
shoreline and water quality include the following:
i. The driveway would be constructed first, to minimize the potential for soil disturbance by
construction vehicles.
ii. Construction of a silt fences bordering all soil-disturbing activities, including the single-
family dwelling, the commercial agricultural structure and the IWS.
iii. Construction of a construction fence or other barrier along the 40 foot shoreline setback
and the Conservation District Boundary where above the shoreline setback to prevent
any construction activities in the setback.
iv. A stabilized construction area would be constructed for storage of construction materials
and vehicles.
v. A chemical containment area and spill kit would be placed in the stabilized construction
area for storage of hazardous materials including fuels.
vi. Site work and grading would not be performed during periods of heavy rainfall.
7. Any Irreversible and Irretrievable Commitment of Resources
The proposed project would not appear to involve any irreversible and irretrievable commitment
of resources apart from the physical space occupied by construction.
E. Shoreline Survey
The applicant has requested a waiver for this requirement, as the applicant has chosen to apply
setbacks from the top of the shoreline pali.
G. List of Neighbors for
Notification
AGUIAR,GENE TRST
PO BOX 111
NINOLE HI 96773 0111
ANSARI,CAMERON
DAVAR 2901 BAMMEL LN
APT 29
HOUSTON TX 77098 1133
CADABONA,JOHN C PO BOX 119
NINOLE HI 96773 0119
CADABONA,JO
HN CHARLES
PO BOX 119
NINOLE HI
96773 0119
DODGE,SAMUEL
PO BOX 800289
PAPAALOA HI
96780 0250
HERTZ,JUSTIN TED PO
BOX 158
HONOMU HI 96728 0158
HINES,ELIZAB
ETH ESTHER
PO BOX 106
NINOLE HI
96773 0106
HIROWATARI,GEORGE MASAO
PO BOX 78
NINOLE HI 96773 0078
KUMAGAI,DA
VID MAKOTO
PO BOX 80
NINOLE HI
96773 0080
PERREIRA,JOHNALYN M
JOHNALYN PERREIRA MARGHEIM
PO BOX 6
NINOLE HI 96773 0006
PERREIRA,JULIET M TRST
PO BOX 6
NINOLE HI 96773
PERREIRA,JU
LIET M TRST
PO BOX 759
HONOKAA HI
96727 0759
TOLEDO,CHRISTY L
65 MAKANI CIR
HILO HI 96720 3435
TOLEDO,KENWORT
H KEI 474
KALANIKOA ST STE
D HILO HI 96720 4578
TOLEDO,RICHARD B V JR TR
65 MAKANI CIR
HILO HI 96720 3435
17
Figure 1. Site Location Map
18
Figure 2. Special Management Area Map. All of the subject property is located within the
SMA, shown as the cross-hatched area.
19
Figure 3. A01, Site Plan.
20
21
22
Figure 4. A02, Section Drawings, Farm Dwelling and Agricultural Shed
23
Figure 5. A03, Basement Floor Floor Plan, Farm Dwelling
24
Figure 6. A04, Main Floor Plan, Farm Dwelling
25
26
Figure 7. A05, Farm Dwelling Elevation Drawings
27
28
Figure 8. A06, Lower Floor Plan, Agricultural Shed
29
Figure 9. A07, Upper Floor Plan, Agricultural Shed
30
Figure 10. A08, Agricultural Shed Elevation Drawings
31
32
Figure 11. Consolidation/Resubdivision Map of 2008. This map shows the boundaries of the subject property, the Land Use
District Boundaries, and easements. The shed mapped on the subject property does not appear to exist.
33
Figure 12. County Zoning Designations for Subject Property and Vicinity.
Figure 7. State Land Use District Designations of the Subject Property and Vicinity
34
Figure 13. County LUPAG Map Designations of the Subject Property and Vicinity.
35
Figure 14. 1954 Aerial Photo with the Approximate Boundaries of the Subject Property
Superimposed. This illustrates historical use of the subject property and vicinity, with
sugar cane cultivation on the subject property and on both sides of the Hawai‘i Belt
Road. This also shows the long-term presence of the Ninole community including
residential uses.
36
Figure 15. 1915 and 1966 USGS Topographic Maps. The 1915 map shows no
structures present and a railroad line traversing near the mauka boundary of the
subject property. The 1966 map similarly shows no structures on the subject
property, no railroad line, and a number of structures nearby along the Hawai‘i
Belt Road and the Old Mamalahoa Highway. The 1966 map shows most of the
subject property as open, suggesting that it was used for agricultural purposes,
and the vicinity traversed by numerous cane-haul roads.
37
APPENDIX 1 – Site Photographs
1. View looking roughly north from near
the midsection of the subject property.
Site is nearly completely surfaced by
grasses, with the trees in the distance
along Kaohekeili Stream. The structure
visible near top center is used as a
storage area, is temporary, and will be
removed prior to grading and
construction.
2. Looking mauka along the access
easement. The owner is working with the
neighbor to widen this easement to
accommodate retaining walls for a
portion of the easement.
38
3. A view looking roughly south (i.e.,
towards Hilo) showing the southern
portion of the subject property. The
mauka property boundary is to left, and
the shed seen near center is temporary
and would be removed prior to
construction.
4. View roughly north from near the mid-
section and shoreline pali.
39
5. A view roughly south from near the
northern/makai corner. This photo
illustrates the rise in the midsection of
the property, and shows the viewplane
corridor makai of the residence at top
right.
6. A view of the shoreline pali looking
south from near the midsection of the
subject property. The Conservation
District area contains mostly non-native
trees like umbrella trees (schefflera
spp.), but also some native trees
including hala (shown) and ohia.
40
7. A recent aerial photo with the
locations of temporary structures
numbered. Each is shown in subsequent
site photos and are described as follows:
(1) is a temporary resin shed on a
temporary platform, (2) is a 20 foot x 24
foot temporary platform with piers, (3) is
a 10 foot x 20 foot tarp shed with a dirt
floor and (4) is a 10 foot by 20 foot tarp
sheet with a dirt floor. All of these
structures would be removed before
grading.
8. The resin shed on the northern portion
of the subject property, which would be
removed before grading.
41
9. The temporary platform on the
northern portion of the subject property,
which would be removed before grading.
10. The 10 foot by 20 foot tarp shed with
dirt floor, which would be removed
before grading.
42
11. The original south 10 foot by 20 foot
tarp shed on the southern portion of the
subject property, which would be
removed before grading.
43
APPENDIX 3 – Previous IWS Approval
44
APPENDIX 3 – SHPD Letter of No Effect to Historic Properties
DRAWINGS:
DRAWING NUMBER
DRAWN:
DATE:
SCALE:
REVISIONS
MG
1" = 30'-0"
3/27/25
NO DATE
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235
230
225
220 215 210
240
205
210
215
220
225
230
240
245
KALO/TARO
APPROX. 5,000 SF
4' HIGH HOGWIRE FENCE
SURROUNDING TARO PATCH
SEPTIC SYSTEM
A01
SITE PLAN
SITE PLAN
SCALE: 1" = 30’-0”
0 30 60
Graphic scale (Scale: 1" = 30'-0")
10 20 30
PROPOSED CONCRETE DRIVEWAY
186
.
4
8
'
49.
2
2
'
29
2
.
7
4
'
108
.
4
4
'
22
5
.
6
2
'
87.
6
5
'
85.
1
7
'
41
0
.
41
'
35
4
.
5
9
'
MIDDLE OF KEOHEIKI STREAM
EXISTING CULVERT BOUNDARY FOLLOWS SHORELINE
AT HIGHEST WASH OF THE WAVES
4
0
'
S
E
T
B
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)
CONSERVATIO
N
B
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D
A
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Y
EDGE OF WAIKOLU STREAM
WATERFALL
DIGITIZED EDGE OF WATER
FROM SATELLITE IMAGERY
EXISTING SHED
LOT 4-C TMK
3-2-003-040
LOT 4-A TMK
3-2-003-002
WATER LINE
EASEMENT "W3"
UTILITY EASEMENT
DOC.55470153
ACCESS AND UTILITY
EASEMENT "RU-1"
FO
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(HIG
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9
)
PROPOSED TWO STORY
FARM DWELLING
FIN. FLOOR 238.5'
(UPPER FLOOR)
59.
8
3
4
'
56.
4
5
7
'
20'
SET
B
A
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20'
SE
T
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VIEW CORRIDOR
FF = 225'
(UPPER FLOOR)
DRI
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WA
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2
2
5
'
RETAINING WALL
6' MAX. HEIGHT
RETAINING WALL
6' MAX. HEIGHT
WATER LINE
A02
1
A02
2
RETAINING WALLS
4' MAX. HEIGHT
PROPOSED COMMERCIAL
AGRICULTURAL BUILDING
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DRAWINGS:
DRAWING NUMBER
DRAWN:
DATE:
SCALE:
REVISIONS
MG
1" = 10'-0"
3/27/25
NO DATE
MA
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FINISHED FLOOR
225.0'
FINISHED FLOOR
225.0'
FINISHED FLOOR
214.0'
SECTION
SCALE: 1:10 1
SECTION
SCALE: 1:10 2
PR
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PALI SHOWN SCHEMATICALLY
-BEYOND LIMITS OF TOPO MAP
PALI SHOWN SCHEMATICALLY
-BEYOND LIMITS OF TOPO MAP
TO
P
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EXISTING GRADE
EXISTING/FINISHED
GRADE
EXISTING/FINISHED
GRADE
EXISTING GRADE
PROPOSED
COMMERCIAL/AGRICULTURAL BUILDING
PROPOSED
FARM DWELLING
RETAINING WALL
024610 8 10 20
Graphic scale (Scale: 1" = 10'-0")
FINISHED FLOOR
238.5'
PR
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A02
SITE SECTIONS
DRAWINGS:
DRAWING NUMBER
DRAWN:
DATE:
SCALE:
REVISIONS
MG
1/4" = 1'-0"
3/27/25
NO DATE
MA
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Graphic scale (Scale: 1/4" = 1'-0")
3,171 SF
2,081 SF
1,200 SF
101 SF 528
SF 657 SF
5,252 SF
2,486 SF
AREA CALCULATIONS
UPSTAIRS LIVING AREA:
DOWNSTAIRS LIVING AREA:
UPSTAIRS LANAI AREA:
UPSTAIRS ENRTY AREA:
GARAGE AREA:
DOWNSTAIRS LANAI AREA:
TOTAL ENCLOSED AREA:
TOTAL ACCESSORY AREA:
DOWN
UP
BATH 4
4/
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A03
HOUSE BASEMENT
FLOOR PLAN
LANAI
RECREATION ROOM
BASEMENT FLOOR PLAN
SCALE: 1/4" = 1'-0"
FILL
RETAINING WALL
RETAINING WALL
DRAWINGS:
DRAWING NUMBER
DRAWN:
SCALE:
MG
1/4" = 1'-0"
DATE: 3/27/25
REVISIONS
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3,171 SF
2,081 SF
1,200 SF
101 SF 528
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5,252 SF
2,486 SF
AREA CALCULATIONS
UPSTAIRS LIVING AREA:
DOWNSTAIRS LIVING AREA:
UPSTAIRS LANAI AREA:
UPSTAIRS ENRTY AREA:
GARAGE AREA:
DOWNSTAIRS LANAI AREA:
TOTAL ENCLOSED AREA:
TOTAL ACCESSORY AREA:
WH
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DRAWINGS:
DRAWING NUMBER
DRAWN:
DATE:
SCALE:
REVISIONS
MG
1/8" = 1'-0"
3/27/25
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HOUSE ELEVATIONS
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LOWER FLOOR
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OPEN
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UPPER FLOOR
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LOWER FLOOR
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NORTH ELEVATION WEST ELEVATION
SCALE: 1/8" = 1'-0" SCALE: 1/8" = 1'-0"
0 2 4 6 8 10 20
Graphic scale (Scale: 1/8" = 1'-0")
EAST ELEVATION
SCALE: 1/8" = 1'-0"
SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
44
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DRAWING NUMBER
DRAWN:
DATE:
SCALE:
REVISIONS
MG
1/4" = 1'-0"
3/27/25
NO DATE
A06
AG BUILDING LOWER
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0 1 2 3 4 5 10
Graphic scale (Scale: 1/4" = 1'-0")
WH
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3,640 SF
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AREA CALCULATIONS
UPSTAIRS ENCLOSED AREA:
DOWNSTAIRS ENCLOSED AREA:
UPSTAIRS DECK AREA:
DOWNSTAIRS LANAI AREA:
TOTAL ENCLOSED AREA:
TOTAL ACCESSORY AREA:
DRAWINGS:
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DATE:
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DOWN
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DOWNSTAIRS ENCLOSED AREA:
UPSTAIRS DECK AREA:
DOWNSTAIRS LANAI AREA:
TOTAL ENCLOSED AREA:
TOTAL ACCESSORY AREA:
DRAWINGS:
DRAWING NUMBER
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UPPER FLOOR
225.0'
LOWER FLOOR
214.0'
UPPER FLOOR
225.0'
LOWER FLOOR
214.0'
CONCRETE WALL
METAL SIDING
12 2 4'-0"
8 6 4 2 0 10
Graphic scale (Scale: 1/8" = 1'-0")
20
NORTH ELEVATION
SCALE: 1/8" = 1'-0"
WEST ELEVATION
SCALE: 1/8" = 1'-0"
EAST ELEVATION
SCALE: 1/8" = 1'-0"
SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
JOSH GREEN, M.D. GOVERNOR | KE KIAʻĀINA
SYLVIA LUKE LIEUTENANT GOVERNOR | KA HOPE KIAʻĀINA
January 13, 2025
STATE OF HAWAII | KA MOKUʻĀINA ʻO HAWAIʻI DEPARTMENT OF LAND AND NATURAL RESOURCES KA ‘OIHANA KUMUWAIWAI ʻĀINA
STATE HISTORIC PRESERVATION DIVISION KAKUHIHEWA BUILDING 601 KAMOKILA BLVD, STE 555 KAPOLEI, HAWAII 96707
DAWN N.S. CHANG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT RYAN K.P. KANAKAʻOLE FIRST DEPUTY CIARA W.K. KAHAHANE DEPUTY DIRECTOR – WATER
AQUATIC RESOURCES BOATING AND OCEAN RECREATION BUREAU OF CONVEYANCES COMMISSION ON WATER RESOURCE MANAGEMENT CONSERVATION AND COASTAL LANDS CONSERVATION AND RESOURCES ENFORCEMENT ENGINEERING FORESTRY AND WILDLIFE HISTORIC PRESERVATION KAHOOLAWE ISLAND RESERVE COMMISSION LAND STATE PARKS
IN REPLY REFER TO: Jeff Darrow, Director Project No. 2024PR01447
Planning Department Doc. No. 2501JG05 County of Hawaii Archaeology 101 Pauahi Street, Suite 3 Hilo, HI 96720 planning@hawaiicounty.gov
Dear Jeff Darrow: SUBJECT: Hawaii Revised Statutes (HRS) Chapter 6E-42 Historic Preservation Review County of Hawaii Special Management Area Use Permit Permit Number: PL-SAA-2024-000251 Haʻikū Ahupua‘a, North Hilo District, Island of Hawaii TMK: (3) 3-2-003:001
This letter provides the State Historic Preservation Division’s (SHPD’s) review of the subject County of Hawaii Special Management Area (SMA) Assessment permit application received by our office on December 11, 2024. The submittal included a SMA Use Permit packet, site plans, grading plans, and photos of the project area. The proposed project area comprises a 0.169-acre portion of the 2.50-acre parcel. The project proponent proposes to construct a farm dwelling that will measure 100 ft. long by 50 ft. wide and a commercial agriculture structure that will measure 60 ft. long by 40 ft. wide. Additionally, the project may involve the construction of retaining walls in the vicinity of the existing access easement. The submittal information indicates that the proposed project area was previously impacted by commercial agriculture. SHPD records indicate that no archaeological studies have been conducted within the project area and that no archaeological historic properties been documented. However, SHPD GIS data indicates that the subject parcel is included as part of Site 50-10-16-07396 (Ninole District). Historic (1965) and contemporary aerial imagery indicates that the current project area has been previously impacted by commercial agriculture and subsequent vegetation clearing. Based on available information, SHPD’s determination is No historic properties affected pursuant to HAR §13-284- 7(a)(1). Pursuant to HAR §13-284-7(e), when the SHPD agrees that the action will not affect any significant historic properties, this is the SHPD’s written concurrence, and the historic preservation review ends. The HRS §6E historic preservation review process is ended. The permit issuance process may continue. Attach to permit: If historic properties such as lava tube openings, concentrations of artifacts, structural remains or human skeletal remains are found during construction activities please cease work in the immediate vicinity of the find, protect the find from additional disturbance, and contact the State Historic Preservation Division at (808) 933- 7651.
Please contact Joshua Gastilo at Joshua.gastilo@hawaii.gov for any questions regarding archaeological resources or concerns regarding this letter.
Jeff Darrow January 13, 2025
Page 2
Aloha,
Jessica L. Puff Administrator, State Historic Preservation Deputy State Historic Preservation Officer
cc: Graham Knopp, gpknopp@gkenvllc.com
JOSH GREEN, M.D. GOVERNOR I KE KIA'AINA
SYLVIA LUKE LIEUTENANT GOVERNOR I KA HOPE KIA'AINA
FROM: +G:-
TO: FROM:
SUBJECT:
LOCATION:
APPLICANT:
STATE OF HAWAl'I I KA MOKU'AINA 'O HAWAl'I
DEPARTMENT OF LAND AND NATURAL RESOURCES
KA 'OIHANA KUMUWAIWAI 'AINA
DLNR Agencies:
LAND DIVISION
P.O. BOX621
HONOLULU, HAWAII 96809
June 19, 2025
MEMORANDUM
_Div. of Aquatic Resources (kendall.l.tucker@hawaii.gov)
DAWN N. S. CHANG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT
_Div. of Boating & Ocean Recreation richard.t.howard@hawaii.gov) XEngineering Division (DLNR.ENGR@hawaii.gov)
XDiv. of Forestry & Wildlife (rubyrosa.t.terraqo@hawaii.gov) _Div. of State Parks (curt.a.cottrell@hawaii.gov) XCommission on Water Resource Management (DLNR.CWRM@hawaii.gov)
XOffice of Conservation & Coastal Lands (sharleen.k.kuba@hawaii.gov) XLand Division -Hawaii District (candace.m.martin@hawaii.gov)
XAha Moku Advisory Committee (leimana.k.damate@hawaii.gov)
Ian C. Hirokawa, Acting Land Administrator �-J#--
Special Management Area (SMA) Use Permit (PL-SMA-2025-000070) request for new Single Family Farm Dwelling and related ag improvements in Ninole,
North Hilo, Hawaii
Ninole, North Hilo, Hawaii; TMK: (3) 3-2-003:001 (par.) Matthew M. Graves, Architect on Behalf of Dustin and Eszti Hollenback, applicant and landowner
Transmitted for your review and comment is information on the above-referenced subject matter.
Please submit comments by July 8, 2025. If no response is received by the above date, we will assume your agency has no comments. Should you have any questions about this request,
please contact Raymond Severn at raymond.severn@hawaii.gov. Thank you.
BRIEF COMMENTS:
Attach men ts cc: Central Files
( ) We have no objections.
( ) We have no comments.
( ) We have no additional comments.
( ✓ ) Comments are included/attached.
Signed:· 1,c;?\Q ........... 421 ..... , .... &a�---------
Print Name: Dina U. Lau, Acting Chief Engineer
Division: Engineering Division
Date: Jul9,2025
DEPARTMENT OF LAND AND NATURAL RESOURCES ENGINEERING DIVISION
LD/Ian C. Hirokawa Ref: Special Management Area (SMA) Use Permit (PL-SMA-2025-000070) request for new Single Family Farm Dwelling and related ag improvements in Ninole, North Hilo, Hawaii Location: Ninole, North Hilo, Hawaii
TMK(s): (3) 3-2-003:001 (por.) Applicant: Matthew M. Graves, Architect on Behalf of Dustin and Eszti Hollenback, applicant and landowner
COMMENTS
The rules and regulations of the National Flood Insurance Program (NFIP), Title 44 of the Code of Federal Regulations ( 44CFR), are in effect when development falls within aSpecial Flood Hazard Area (high-risk areas). Be advised that 44CFR, Chapter 1, Subchapter B, Part 60 reflects the minimum standards as set forth by the NFIP. Local community flood ordinances may stipulate higher standards that can be more restrictive
and would take precedence over the minimum NFIP standards.
The owner of the project property and/or their representative is responsible for researching the Flood Hazard Zone designation for the project. Flood zones subject to NFIP requirements are identified on FEMA' s Flood Insurance Rate Maps (FIRM). The
official FIRMs can be accessed through FEMA's Map Service Center (msc.fema.gov).Our Flood Hazard Assessment Tool (FHAT) (fuat.hawaii.gov) could also be used toresearch flood hazard information.
If there are questions regarding the local flood ordinances, please contact the applicable
County NFIP coordinating agency below:
o Oahu: City and County of Honolulu, Department of Planning and Permitting
(808)768-8098.
o Hawaii Island: County of Hawaii, Department of Public Works (808) 961-8327.
o Maui/Molokai/Lanai County of Maui, Department of Planning (808) 270-7139.
o Kauai: County of Kauai, Department of Public Works (808) 241-4849.
Signed:-� DINA U. LAU, ACTING CHIEF ENGINEER
Date: Jul 9, 2025
Coastal Zone
Management
Program
Environmental Review
Program
Land Use Commission
Land Use Division
Special Plans Branch
State Transit-Oriented
Development
Statewide Geographic
Information System
Statewide
Sustainability Branch
STATE OF HAWAl'I
OFFICE OF PLANNING
JOSH GREEN, M.D. GOVERNOR
SYLVIA LUKE LT. GOVERNOR
& SUSTAINABLE DEVELOPMENT
235 South Beretania Street, 6th Floor, Honolulu, Hawai'i 96813
Mailing Address: P.O. Box 2359, Honolulu, Hawai'i 96804
Mr. Jeffrey W. Darrow, Director Department of Planning County of Hawai' i East Hawaii Office
101 Pauahi Street, Suite 3
Hilo, Hawai'i 96720
Attn: Alex Roy
Dear Mr. Darrow:
July 1, 2025
MARY ALICE EVANS DIRECTOR
Telephone: (808) 587-2846
Fax: (808) 587-2824 Web: https://planning.hawaii.gov/
DTS202506 l 61225HE
Subject: Special Management Area Use Permit Application (PL-SMA-2025-000070) to Construct a Two-Story Farm Dwelling, Agricultural Building
and Related Improvements, Ninole, North Hilo, Hawai 'i; Tax Map Key:
(3)3-2-003: 001
Thank you for the opportunity to provide comments on the Special Management Area (SMA) Use Pennit Application (PL-SMA-2025-000070), transmitted via memorandum dated June 16, 2025, for construction of a farm
dwelling and agricultural building with related improvements, North Hilo, Hawai'i.
According to the subject SMA Use Permit Application, the owner proposes to construct a farm dwelling and commercial agriculture shed structure
on an approximately 2.50-acre property, entirely located within the SMA. The
property boundary on the makai side is formed by the shoreline, and on the mauka side by the boundary with adjacent parcels. The shoreline in this area is rugged, being constantly eroded by the incident Tradewind swells, and has a shoreline pali about 200 feet in height.
The proposed farm dwelling would consist of a single-family, two-story residence with a total of 5,000 square feet. The agriculture shed structure would be split-level with a proposed footprint of 2,400 square feet and an upper-level deck of 720 square feet on the makai side to support commercial agricultural
activities, including taro and cacao cultivation. The single-story mauka side of
this agriculture shed building will store vehicles/tractors and fann equipment such as tractor implements and farm tools. A separate area on the lower makai side of the building would be for crop cleaning and cold storage, including multiple sinks
Mr. Jeffrey W. Darrow
July 1, 2025
Page 2
for cleaning and storage shelving. Upstairs on the makai side will be a clean storage room, office,
and bathroom. An individual wastewater system would be situated between the two structures to
support six bathrooms.
The subject property would be accessed via a shared access and utility easement that
extends from along the Hawaii Belt Road. The proposed project will include retaining walls
along the driveway and access easement.
No historic resources are known to exist on the subject property.
The property is located within Flood Zone X, an area outside of the 500-year flood, and is
not located within the tsunami inundation zone.
The cost of the proposed development is estimated at $1,500,000.
The Office of Planning and Sustainable Development(OPSD) has reviewed the subject
SMA Use Permit Application, and has the following comments to offer:
1. The County of Hawaii General Plan Land Use Pattern Allocation Guide ("LUPAG")
map designates the majority of the subject property as Important Agricultural Lands.
The County of Hawaii Planning Department shall ensure that the proposed residential
and commercial agriculture shed structure development is consistent with the county
land use policies and zoning before a SMA use permit is granted pursuant to Hawaii
Revised Statutes (HRS) § 205A-26.
2. The application states that the siting of the two proposed structures would respect both
the 40-foot minimum shoreline setback and the Conservation District boundary. The
applicant shall ensure no structures and construction activities will occur within the
shoreline area as defined by HRS § 205A-41. The applicant shall be required to place
and maintain stakes and flags at the location of the shoreline setback line, which may
be more than 40 feet away from the shoreline, during the construction, and these stakes
and flags shall be clearly visible for the purpose of inspection and monitoring.
3. The OPSD recommends that the applicant provide site-specific mitigation measures,
including building height and design, building color and landscaping, to minimize the
alteration of natural landforms and existing public views to and along the coast, and
ensure the proposed two-story building structure is compatible with the existing visual
environment.
4. All exterior lighting and lamp posts associated with the proposed residential
development shall be cut-off luminaries to provide the necessary shielding to mitigate
potential light pollution in the coastal areas, and lessen possible seabird strikes. No
Mr. Jeffrey W. Darrow
July 1, 2025
Page 3
artificial light, except as provided in HRS §§ 205A-30.5(b) and 205A-71(b), shall be
directed to travel across the property boundaries toward the shoreline and ocean.
5. The OPSD recommends that site-specific Best Management Practices (BMPs),
including silt fences, filter socks, sediment traps, berms and soil stabilization, shall be
developed and implemented to prevent runoff, sediment, soil and debris potentially
resulting from associated construction activities and staging area from adversely
impacting the coastal ecosystems, including reefs, beaches and dunes, and the State
waters as specified in Hawaii Administrative Rules Chapter 11-54.
6. Specific Low Impact Development(LID) BMPs, including infiltration basins or
trenches, rain gardens, green roofs, and vegetated filter strips, should be considered to
mitigate stormwater runoff to the ocean from the proposed dwelling and agricultural
shed structure on the shoreline parcel. The OPSD recommends the following LID
Guide for stormwater runoff mitigation measures at
hlt2s:Hfiles.hawaii.gov/dbedt/op/czm/ormp/ormp implementation/2023LIDPractitioner
sGuide.pdf
If you respond to this comment letter, please include DTS202506161225HE in the subject
line. For any questions regarding this letter,please contact Shichao Li of our office at(808) 587-
2841 or by email at shichao.li@hawaii.gov.
Sincerely,
Mary Alice Evans
Director
JOSH GREEN, M.D. KENNETH S. FINK, M.D, MGA, MPH GOVERNOR OF HAWAII DIRECTOR OF HEALTH KE KIA’AINA O KA MOKU’AINA O HAWAI’I KA LUNA HO’OKELE
STATE OF HAWAII DEPARTMENT OF HEALTH
P.O. BOX 916 HILO, HAWAII 96721-0916
MEMORANDUM
DATE: June 18, 2025
TO: Mr. Jeffrey W. Darrow Planning Director, County of Hawaii
FROM: Eric Honda District Environmental Health Program Chief
SUBJECT: Special Management Area Use Permit Application (PL-SMA-2025-000070) Applicants: Dustin James Hollenback and Eszter Trust
Request: To Construct a New Two (2) Story Farm Dwelling, Agricultural Building and Related Improvements Tax Map Key: (3) 3-2-003:001, Nīnole, North Hilo, Hawaiʻi
In most cases, the District Health Office will no longer provide individual comments to agencies or project owners to expedite the land use review and process.
Agencies, project owners, and their agents should apply Department of Health “Standard Comments” regarding land use to their standard project comments in their submittal.
Standard comments can be found on the Land Use Planning Review section of the Department of Health website: https://health.hawaii.gov/epo/landuse/. Contact information for each Branch/Office is available on that website.
Note: Agencies and project owners are responsible for adhering to all applicable standard comments and obtaining proper and necessary permits before the commencement of any work.
General summary comments have been included for your convenience. However, these comments are not all-inclusive and do not substitute for review of and compliance with all applicable standard comments for the various DOH individual programs.
Clean Air Branch
1.All project activities shall comply with the Hawaii Administrative Rules (HAR),
Chapters 11-59 and 11-60.1.
Jeffrey W. Darrow June 18, 2025
Page 2 of 4
2. Control of Fugitive Dust: You must reasonably control the generation of all
airborne, visible fugitive dust and comply with the fugitive dust provisions of
HAR §11-60.1-33. Note that activities that occur near existing residences,
businesses, public areas, and major thoroughfares exacerbate potential dust
concerns. It is recommended that a dust control management plan be developed
which identifies and mitigates all activities that may generate airborne and visible
fugitive dust and that buffer zones be established wherever possible.
3. Standard comments for the Clean Air Branch
are at: https://health.hawaii.gov/epo/landuse/
Clean Water Branch
1. All project activities shall comply with the HAR, Chapters 11-53, 11-54, and 11-55.
1. The following Clean Water Branch website contains
information for agencies and/or project owners who are
seeking comments regarding environmental compliance for
their projects with HAR, Chapters 11-53, 11-54, and 11-55:
https://health.hawaii.gov/cwb/clean-water-branch-home-
page/cwb- standard-comments/.
Hazard Evaluation & Emergency Response Office
1. A Phase I Environmental Site Assessment (ESA) and Phase II Site Investigation
should be conducted for projects wherever current or former activities on site may
have resulted in releases of hazardous substances, including oil or chemicals.
Areas of concern include current and former industrial areas, harbors, airports,
and formerly and currently zoned agricultural lands used for growing sugar,
pineapple or other agricultural products.
2. Standard comments for the Hazard Evaluation & Emergency Response Office
are at: https://health.hawaii.gov/epo/landuse/.
Indoor and Radiological Health Branch
1. Project activities shall comply with HAR Chapters 11-39, 11-45, 11-46, 11-501, 11-502,
11-503, and 11-504.
2. Noise may be generated during demolition and/or construction. The
applicable maximum permissible sound levels, as stated in Title 11, HAR,
Chapter 11-46, “Community Noise Control,” shall not be exceeded unless a
noise permit is obtained from the Department of Health.
3. Construction/Demolition Involving Asbestos: If the proposed project includes
renovation/demolition activities that may involve asbestos, the applicant should
contact the Asbestos and Lead Section of the Branch at
https://health.hawaii.gov/irhb/asbestos/.
Safe Drinking Water Branch
Jeffrey W. Darrow June 18, 2025
Page 3 of 4
1. Agencies and/or project owners are responsible for ensuring environmental
compliance for their projects in the areas of 1) Public Water Systems; 2)
Underground Injection Control; and 3) Groundwater and Source Water Protection
in accordance with HAR Chapters 11-19, 11-20, 11-21, 11-23, 11-23A, and 11-
25. They may be responsible for fulfilling additional requirements related to the
Safe Drinking Water program: https://health.hawaii.gov/sdwb/.
2. Standard comments for the Safe Drinking Water Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Solid & Hazardous Waste Branch
1. Hazardous Waste Program - The state regulations for hazardous waste and used
oil are in HAR Chapters 11-260.1 to 11-279.1. These rules apply to the
identification, handling, transportation, storage, and disposal of regulated
hazardous waste and used oil.
2. Solid Waste Programs - The laws and regulations are contained in HRS Chapters
339D, 342G, 342H, and 342I, and HAR Chapters 11-58.1 and 11-282.
Generators and handlers of solid waste shall ensure proper recycling or disposal
at DOH-permitted solid waste management facilities. If possible, waste
prevention, reuse, and recycling are preferred options over disposal. The Office
of Solid Waste Management also oversees the electronic device recycling and
recovery law, the glass advanced disposal fee program, and the deposit beverage
container program.
3. Underground Storage Tank Program – The state regulations for underground
storage tanks are in HAR Chapter 11-280.1. These rules apply to the design,
operation, closure, and release response requirements for underground storage
tank systems, including unknown underground tanks identified during
construction.
4. Standard comments for the Solid & Hazardous Waste Branch can be
found at: https://health.hawaii.gov/epo/landuse/.
Wastewater Branch
For comments, please email the Wastewater Branch at doh.wwb@doh.hawaii.gov.
Sanitation / Local DOH Comments:
1. According to HAR §11-26-35, No person, firm, or corporation shall demolish or
clear any structure without first ascertaining the presence or absence of rodents
that may endanger public health by dispersal from such premises. Should any
such inspection reveal the presence of rodents, the rodents shall be eradicated
before demolishing or clearing the structure. A demolition permit is required prior
to demolition.
Jeffrey W. Darrow June 18, 2025
Page 4 of 4
Other
1. CDC - Healthy Places - Healthy Community Design Checklist Toolkit
recommends that state and county planning departments, developers, planners,
engineers, and other interested parties apply these principles when planning or
reviewing new developments or redevelopment projects.
2. If new information is found or changes are made to your submittal, DOH reserves
the right to implement appropriate environmental health restrictions as required.
Should there be any questions on this matter, please contact the Department of
Health, Hawaii District Health Office, at (808) 933-0917.
TO:
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAl'I
345 KEKUANAO'ASTREET, SUITE 20 • HILO, HAWAl'l 96720
TELEPHONE (808) 961-8050 • FAX (808) 961-8657
Mr. Jeffrey Darrow, Director Planning Department
July 8, 2025
CpH PlHNNING DEPTJUL 10 20?5 p;..i_,,,,.."J L. . l�'-f•LL. REC'D HAND DELIVERED
FROM: Keith K. Okamoto, Manager-Chief Engineer
SUBJECT: Special Management Area Use Permit Application (PL-SMA-2025-000070) Applicants: Dustin James Hollenback and Eszter Trust Request: To Construct a New Two (2) Story Farm Dwelling, Agricultural Building
and Related Improvements
Tax Map Key 3-2-003:001
We have reviewed the subject application and have the following comments and conditions.
As the property does not front on the Department's existing waterline, the Department can only allow for one (1) unit of water, or one (1) 5/8-inch meter. For your information, one (1) unit of water is equal to an average usage of 400 gallons per day, which is the estimated average daily usage for a singlefamily dwelling. The water meter can only serve one (1) structure. Therefore, service can only be
provided for the proposed farm dwelling.
Water can be made available from an existing 4-inch waterline within a private easement in accordance with the Department's existing water availability conditions, which are subject to change without notice. There is an existing service lateral and easement that were designated for this property during subdivision SUB-08-000705.
We have no objection to the applicant's use of a private water system (i.e. rainwater catchment or a private well) with the installation of a backflow preventer to serve the proposed agricultural building.
However, we cannot approve or comment as to the adequacy of those systems as they do not meet the
requirements of the Department's Water System Standards. Further, should the application be approved, the dwelling shall not share the existing meter.
We recommend that the owner consult with the County of Hawai 'i, Planning Department, Department
of Public Works and/or the State of Hawai 'i, Department of Health, to determine any other guidelines,
recommendations, or regulations regarding the use of a private water system.
Further, as the applicant indicates that there is proposed agricultural activity within the subject parcel, a
reduced pressure type backflow prevention assembly must be installed within five (5) feet of the
existing meter on private property. The installation of the backflow prevention assembly must be
... Water, Our �ost Precious <Rgsource ... 'l(a Wai Jl. 'l(ane ...
The Department of Water Supply is an Equal Opportunity provider and employer.
Mr. Darrow, Director July 8, 2025
Page 2
inspected and approved by the Department. A copy of the Department's backflow prevention handout is attached to help the applicant understand this requirement.
The Department has no objection to the proposed application, subject to the applicant understanding and accepting the following conditions:
1.Subject to the property not fronting on the Department of Water Supply's existing water systemfacilities, a Policy and Conditions for Water Service, or "Out-of-Bounds Agreement" must be
signed.
The agreement is an understanding with the applicant that they are responsible for the
installation and maintenance of the customer waterline from the meter to the subject parcel as
well as obtaining any necessary permits, easements, or other access for the customer waterline.
2.Based on the proposed usage, a reduced pressure type backflow prevention assembly wouldhave to be installed on private property within five (5) feet of the existing meter. Theinstallation must be inspected and approved by the Department.
4.Subject to other agencies' requirements to construct improvements within the project area, theapplicant shall be responsible for the relocation and adjustment of the Department's affectedwater system facilities, should they be necessary.
Should there be any questions, please contact Ms. Robyn Matsumoto of our Water Resources and
Planning Branch at (808) 961-8070, extension 255.
RM:makk
Sincerely yours,
Keith K. Okamoto, P.E.
Manager-Chief Engineer
copy -Dustin James Hollenback and Eszter Trust
Matthew M. Graves
DWS Customer Service Section (Hilo)
DWS Cross-Connection Section
JOSH GREEN, M.D. GOVERNOR I KE KIA'AINA
SYLVIA LUKE LIEUTENANT GOVERNOR I KA HOPE KIA'AINA
REF: OCCL: KS
STATE OF HAWAl'I I KA MOKU'.O.INA 'O HAWAl'I
DEPARTMENT OF LAND AND NATURAL RESOURCES
KA 'OIHANA KUMUWAIWAI 'AINA
Office of Conservation and Coastal Lands
P.O. BOX 621
HONOLULU, HAWAII 96809
Melissa Dacayanan-Salvador Windward Planning Commission
County of Hawaii, Planning Department
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
DAWN N.S. CHANG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT
RYAN K.P. KANAKA'OLE FIRST DEPUTY
CIARA W.K. KAHAHANE DEPUTY DIRECTOR -WATER
AQUATIC RESOURCES BOATING AND OCEAN RECREATION BUREAU OF CONVEYANCES COMMISSION ON WATER RESOURCE MANAGEMENT CONSERVATION AND COASTAL LANDS CONSERVATION AND RESOURCES ENFORCEMENT ENGINEERING FORESTRY AND WILDLIFE HISTORIC PRESERVATION KAHOOLAWE ISLAND RESERVE COMMISSION LAND STATE PARKS
COR: HA 25-216
Jul2,2025
SUBJECT: Request for Comment for Special Management Area Use Permit (PL-SMA-2025-
000070) For Single-Family Farm Dwelling, Agricultural Building and Related
Improvements
Located at 32-962 Hawaii Belt Road Ninole, North Hilo, Island of Hawaii Tax Map Key (TMK): (3) 3-2-003:001
Dear Melissa Dacayanan-Salvador:
The Office of Conservation and Coastal Lands has reviewed your memorandum and attachments regarding the subject property. According to the memorandum, the County of
Hawaii Planning Department is requesting comments for the Special Management Area Use
Permit (PL-SMA-2025-000070) for a new single-family farm dwelling, agricultural building, and
related agricultural improvements. Portions of the TMK (3) 3-2-003:001 lie within the State Land Use Agricultural District and within the State Land Use Conservation District.
The OCCL regulates land uses in the State Land Use Conservation District. According to the
information provided, the proposed construction of the single-family farm dwelling, agricultural
building, and related agricultural improvements will be constructed in the portion of the parcel in
the State Land Use Agricultural District. Therefore, it does not appear to be under the jurisdiction of the Department or Board of Land and Natural Resources.
The applicant may want to consider getting a Boundary Interpretation, from the Land Use
Commission (LUC), to determine the boundary between the State Land Agricultural District and the State land Use Conservation District. The LUC website is https://luc.hawaii.gov/.
Should the scope of the project change and land uses are being proposed within the
Conservation District, review and potential authorization from the Department or Board shall be
required.
REF: OCCL: KS COR: HA 25-216
Should you have any questions regarding this letter, feel free to contact Kariann Stark of the
Office of Conservation and Coastal Lands at (808) 587-0380 or kariann.stark(a)hawaii.gov.
Sincerely,
c( .s
Michael Cain, Administrator
Office of Conservation and Coastal Lands
CC: Hawaii Land Division
2
C.Kimo Alameda, Ph.D.Benjamin T. Moszkowicz Police Chief Mayor
William V. Brilhante, Jr. Reed K. Mahuna
Deputy Police Chief Managing Director County of Hawai' i
POLICE DEPARTMENT
349 Kapi•otani Street • Hilo, 1-lawai•i 96720-3998
(808)935-3311 • Fax (808) 961-2389June 24, 2025
TO
FROM
SUBJECT:
COH PLANNING DEPTJUN 25 2025 AM10: 10
: JEFFREY W ::::{;-719,,� DIRECTOR REC'D HAND DELIVERED
•H •'-ll.VA""'--1 TANT POLICE CHIEF REA I OPERATIONS BUREAU
SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (PL-SMA-2025-000070); APPLICANT: DUSTIN JAMES HOLLENBACK AND ESZTER TRUST; REQUEST: TO CONSTRUCT A NEW TWO (2) STORY FARM DWELLING, AGRICULTURAL BUILDING AND RELATED IMPROVEMENTS; TAX MAP KEY: (3) 3-2-003:001; NINOLE, NORTH HILO, HAWAII
Staff, upon reviewing the provided documents, does not anticipate any significant impact to traffic and/or public safety concerns.
Thank you for allowing us the opportunity to comment.
If you have any questions, please contact Captain Reynold Kahalewai, Hamakua Patrol; at 775-7533 or via email at reynold.kahalewai@hawaiicounty.gov.
RK:ws/25HQ0557
·'Hawai'i County is an Equal Opportunity Provider and Employer"'
JOSH GREEN, M.D. GOVERNOR | KE KIAʻĀINA
SYLVIA LUKE LIEUTENANT GOVERNOR | KA HOPE KIAʻĀINA
January 13, 2025
STATE OF HAWAII | KA MOKUʻĀINA ʻO HAWAIʻI DEPARTMENT OF LAND AND NATURAL RESOURCES KA ‘OIHANA KUMUWAIWAI ʻĀINA
STATE HISTORIC PRESERVATION DIVISION KAKUHIHEWA BUILDING 601 KAMOKILA BLVD, STE 555 KAPOLEI, HAWAII 96707
DAWN N.S. CHANG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT
RYAN K.P. KANAKAʻOLE FIRST DEPUTY
CIARA W.K. KAHAHANE DEPUTY DIRECTOR – WATER
AQUATIC RESOURCES BOATING AND OCEAN RECREATION BUREAU OF CONVEYANCES COMMISSION ON WATER RESOURCE MANAGEMENT CONSERVATION AND COASTAL LANDS CONSERVATION AND RESOURCES ENFORCEMENT ENGINEERING FORESTRY AND WILDLIFE HISTORIC PRESERVATION KAHOOLAWE ISLAND RESERVE COMMISSION LAND STATE PARKS
IN REPLY REFER TO: Jeff Darrow, Director Project No. 2024PR01447
Planning Department Doc. No. 2501JG05 County of Hawaii Archaeology 101 Pauahi Street, Suite 3 Hilo, HI 96720 planning@hawaiicounty.gov
Dear Jeff Darrow:
SUBJECT: Hawaii Revised Statutes (HRS) Chapter 6E-42 Historic Preservation Review County of Hawaii Special Management Area Use Permit Permit Number: PL-SAA-2024-000251 Haʻikū Ahupua‘a, North Hilo District, Island of Hawaii TMK: (3) 3-2-003:001
This letter provides the State Historic Preservation Division’s (SHPD’s) review of the subject County of Hawaii Special Management Area (SMA) Assessment permit application received by our office on December 11, 2024. The submittal included a SMA Use Permit packet, site plans, grading plans, and photos of the project area. The proposed project area comprises a 0.169-acre portion of the 2.50-acre parcel. The project proponent proposes to construct a farm dwelling that will measure 100 ft. long by 50 ft. wide and a commercial agriculture structure that will measure 60 ft. long by 40 ft. wide. Additionally, the project may involve the construction of retaining walls in the vicinity of the existing access easement.
The submittal information indicates that the proposed project area was previously impacted by commercial agriculture. SHPD records indicate that no archaeological studies have been conducted within the project area and that no archaeological historic properties been documented. However, SHPD GIS data indicates that the subject parcel is included as part of Site 50-10-16-07396 (Ninole District). Historic (1965) and contemporary aerial imagery indicates that the current project area has been previously impacted by commercial agriculture and subsequent vegetation clearing.
Based on available information, SHPD’s determination is No historic properties affected pursuant to HAR §13-284- 7(a)(1). Pursuant to HAR §13-284-7(e), when the SHPD agrees that the action will not affect any significant historic properties, this is the SHPD’s written concurrence, and the historic preservation review ends. The HRS §6E historic preservation review process is ended. The permit issuance process may continue.
Attach to permit: If historic properties such as lava tube openings, concentrations of artifacts, structural remains or human skeletal remains are found during construction activities please cease work in the immediate vicinity of the find, protect the find from additional disturbance, and contact the State Historic Preservation Division at (808) 933- 7651.
Please contact Joshua Gastilo at Joshua.gastilo@hawaii.gov for any questions regarding archaeological resources or concerns regarding this letter.
Jeff Darrow January 13, 2025
Page 2
Aloha,
Jessica L. Puff Administrator, State Historic Preservation Deputy State Historic Preservation Officer
cc: Graham Knopp, gpknopp@gkenvllc.com
JOSH GREEN, M.D. GOVERNOR I KE KIA'AINA
SYLVIA LUKE LIEUTENANT GOVERNOR I KA HOPE KIA'AINA
STATE OF HAWAl'I I KA MOKU'.O.INA 'O HAWAl'I
DEPARTMENT OF LAND AND NATURAL RESOURCES
KA 'OIHANA KUMUWAIWAI 'AINA
LAND DIVISION
P.O. BOX 621
HONOLULU, HAWAII 96809
July 14, 2025
DAWN N. S. CHANG CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT
Alex Roy, Planner County of Hawai'i
Planning Department via email: planning@hawaiicounty.gov
101 Pauahi Street, Suite 3 Hilo, Hawai'i 96720
SUBJECT: Special Management Area Use Permit Application (PL -SMA-2025-000070)
application for Dustin and Eszti Hollenback for a Single-Family Residence and
related ag-improvements in Ninole, Hawai'i; TMK (3) 3-2-003:001 (por.)
Dear Mr. Roy:
Thank you for the opportunity to review and comment on the subject matter. The Land Division
of the Department of Land and Natural Resources (DLNR) distributed or made available a copy
of your request to the DLNR Divisions for their review and comments and we provided a previous reply with comments dated July 9, 2025.
We are providing you with the attached late comment from the Division of Forestry and Wildlife
dated July 9, 2025, but received by our division on July 11, 2025.
If you have any questions, please contact Raymond Severn at (808) 587-0554 or email raymond.severn@hawaii.gov.
Enclosures cc: Central Files
Sincerely,
Ian C. Hirokawa Acting Land Administrator
JOSH GREEN, MD. GOVERNOR I KE KlA'AINA
TO:
FROM:
SUBJECT:
FILE NO.: TMK NO.:
DA\11,,N N.S. CHANG CHAIRPERSON
KENNETH S. FINK, MD, MGA, MPH AURORA KAGAWA-VIVIANI, PHO.
STATE OF HAWAl'I I KA MOKU'AINA 'O HAWAl'I
DEPARTMENT OF LAND AND NATURAL RESOURCES I KA 'OIHANA KUMUWAIWAI 'AINA COMMISSION ON WATER RESOURCE MANAGEMENT I KE KAHUWAI PONOPO BOX621 HONOLULU, HAWAII 96809
July 9, 2025
Mr. Ian Hirokawa, Acting Administrator Land Division
�/4_/ Ciara WK. Kahahane, Deputy Director �e__ Commission on Water Resource Management
Special Management Area (SMA) Use Permit (PL-SMA-2025-000070)
RFD.6469.8 (3) 3-2-003:001
WAYNE K. KATAYAMA LAWRENCE H. MIIKE, MD, JO. HANNAH KIHALANI SPRINGER
CIARA WK KAHAHANE DEPUTY DIRECTOR
REF: RFD.6469.8
Thank you for the opportunity to review the subject document. The Commission on Water Resource Management (CWRM) is the agency responsible for administering the State Water Code (Code). Under the Code, all
waters of the State are held in trust for the benefit of the citizens of the State, therefore all water use is subject to legally protected water rights. CWRM strongly promotes the efficient use of Hawaii's water resources through conservation measures and appropriate resource management. For more information, please refer to the State Water Code, Chapter 17 4C, Hawaii Revised Statutes, and Hawaii Administrative Rules, Chapters 13-167 to 13-171. These documents are available via the Internet at http://dlnr.hawaii.gov/cwrm.
Our comments related to water resources are checked off below. □1.
□2.□3.
[R] 4.
[R] 5.
□6.□7.
[R] 8.
We recommend coordination with the county to incorporate this project into the county's Water Use and Development Plan. Please contact the respective Planning Department and/or Department of Water Supply for further information.
We recommend coordination with the Engineering Division of the State Department of Land and Natural Resources to incorporate this project into the State Water Projects Plan.
We recommend coordination with the Hawaii Department of Agriculture (HDOA) to incorporate the reclassification of agricultural zoned land and the redistribution of agricultural resources into the State's Agricultural Water Use and Development Plan (AWUDP). Please contact the HDOA for more information.
We recommend that water efficient fixtures be installed and water efficient practices implemented
throughout the development to reduce the increased demand on the area's freshwater resources. Reducing the water usage of a home or building may earn credit towards Leadership in Energy and Environmental Design (LEED) certification. More information on LEED certification is available at
http://www.usgbc.org/leed. A listing of fixtures certified by the EAP as having high water efficiency can be found at http://www.epa.gov/watersense.
We recommend the use of best management practices (BMP) for stormwater management to minimize the impact of the project to the existing area's hydrology while maintaining on-site infiltration and preventing polluted runoff from storm events. Stormwater management BMPs may earn credit toward LEED
certification. More information on stormwater BMPs can be found at http://planning.hawaii.gov/czm/initiatives/low-impact-development/
We recommend the use of alternative water sources, wherever practicable.
We recommend participating in the Hawaii Green Business Program, that assists and recognizes businesses that strive to operate in an environmentally and socially responsible manner. The program description can be found online at http://energy.hawaii.gov/green-business-program.
We recommend adopting landscape irrigation conservation best management practices endorsed by the Landscape Industry Council of Hawaii. These practices can be found online at http://www. hawai isca pe .com/wp-conte nt/u ploads/2013/04/LI CH_I rrigation_ Conservation_BM Ps. pdf.
Mr. Ian Hirokawa Page 2 July 9, 2025
□
□
□ □ □
□ □ □ □ □
9. There may be the potential for ground or surface water degradation/contamination and recommend thatapprovals for this project be conditioned upon a review by the State Department of Health and the developer's acceptance of any resulting requirements related to water quality.
10.The proposed water supply source for the project is located in a designated water management area, and aWater Use Permit is required prior to use of water. The Water Use Permit may be conditioned on therequirement to use dual line water supply systems for new industrial and commercial developments.
11.The Hawaii Water Plan is directed toward the achievement of the utilization of reclaimed water for usesother than drinking and for potable water needs in one hundred per cent of State and County facilities by
December 31, 2045 (§ 17 4C-31 (g)(6), Hawaii Revised Statutes). We strongly recommend that this projectconsider using reclaimed water for its non-potable water needs, such as irrigation. Reclaimed water mayinclude, but is not limited to, recycled wastewater, gray water, and captured rainwater/stormwater. Please
contact the Hawai'i Department of Health, Wastewater Branch, for more information on their reuse
12.
13.
14.
15.
16.
17.
18.
19.
guidelines and the availability of reclaimed water in the project area.
A Well Construction Permit(s) is (are) are required before the commencement of any well constructionwork.
A Pump Installation Permit(s) is (are) required before ground water is developed as a source of supply forthe project.
There is (are) well(s) located on or adjacent to this project. If wells are not planned to be used and will beaffected by any new construction, they must be properly abandoned and sealed. A permit for wellabandonment must be obtained.
Ground-water withdrawals from this project may affect streamflows, which may require an instream flowstandard amendment.
A Stream Channel Alteration Permit(s) is (are) required before any alteration can be made to the bedand/or banks of a steam channel.
A Stream Diversion Works Permit(s) is (are) required before any stream diversion works is constructed oraltered.
A Petition to Amend the Interim lnstream Flow Standard is required for any new or expanded diversion(s) ofsurface water.
The planned source of water for this project has not been identified in this report. Therefore, we cannotdetermine what permits or petitions are required from our office, or whether there are potential impacts to
water resources.□OTHER:
If you have any questions, please contact Ryan lmata of the Groundwater Regulation Branch at (808) 587-0225 or Katie Roth of the Planning Branch (808) 587-0216.