HomeMy WebLinkAboutPD Background Report (PL-SMA-2026-000093)
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BPunalei_Makai_2nd_Amend_SMA_5/2026
COUNTY OF HAWAIʻI PLANNING DEPARTMENT BACKGROUND REPORT
PUNALEI MAKAI LIVING TRUST AMEND SPECIAL MANAGEMENT AREA USE PERMIT PL-SMA-2023-000026 (PL-SMA-2026-000093)
PUNALEI MAKAI LIVING TRUST has submitted an application to amend Special
Management Area Use Permit No. PL-SMA-2023-000026 to increase the size of the first-
farm dwelling, add two (2) bedrooms, a family room, and bathroom, and enlarge the
septic system to accommodate additional bedrooms on a 9.513-acre shoreline parcel
within the Special Management Area. The subject parcel is located at 36-2676 Old
Māmalahoa Highway, approximately 1,000 feet south of Stevens Road/Hawaiʻi Belt Road
intersection on the east (makai) side of the highway, Waipunalei Homesteads and Portion
of Kahoahuna Homesteads, North Hilo, Hawaiʻi, TMK: (3) 3-6-005:002.
PROPOSED DEVELOPMENT
1. Request: Punalei Makai Living Trust ("Applicant") seeks a Special Management
Area (SMA) Use Permit Amendment to modify the previously approved First Farm
Dwelling on the subject property. The proposed amendment consists of the
addition of two (2) bedrooms, one (1) family room, and one (1) bathroom to the
approved dwelling. As amended, the residence will contain a total of four (4)
bedrooms and remain a single-story structure. The dwelling will have a total interior
floor area of approximately 1,637 square feet and 349 square feet of accessory
area. Construction will consist of a concrete slab foundation, concrete exterior
walls at the main floor level, wood interior wall framing, and a wood-framed hip roof
with metal roofing. The addition will be connected to the approved dwelling by an
adjoining roof with a shared gutter. The residence will remain approximately
16 feet in height and will be located approximately 230 feet from the shoreline. No
changes are proposed to the approved building location, shoreline setback, or
other setbacks.
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2. Project Objectives: The purpose of the project is to amend the size of the
previously approved first farm dwelling by adding two (2) bedrooms, one (1)
bathroom, a family room, and enlarging the septic system to accommodate
additional bedrooms.
3. Cost/Time of Project: The current estimated cost of the improvements is
$256,384. The project would be initiated after completion of the final design and
the granting of all necessary permits.
4. Supportive Information: The applicant has submitted the attached in
support of the request: (Planning Department Exhibit 1 – SMA Use Permit
Application dated March 28, 2026)
5. Landowner: Punalei Makai Trust.
BACKGROUND INFORMATION
6. Previous Approvals:
April 29, 1987 – a previous landowner was granted approval to construct an Ohana
Dwelling under Ohana Dwelling Permit OD 87-47. That Ohana Dwelling was never
constructed on the parcel and the permit remained open. While the current SMA
application included the construction of an Ohana Dwelling under OD 87-47, it was
determined by the Planning Department that a first farm dwelling would be more
appropriate for this parcel and the applicant agreed. Staff notes that the first farm
dwelling is a permitted use on this parcel without the need for additional approvals
and that the Ohana Dwelling could incur additional water and sewer requirements
which are not conducive to this proposed development project.
May 4, 2023 – PL-SMA-2023-000026 was approved by the Windward Planning
Commission to demolish an existing single-family residence and construct one (1)
two-story, 3,788 square foot, single-family residence, one (1) 1,575 square foot
first farm dwelling, one (1) 1,000 square foot stand-alone garage, and related
improvements on 9.51 acres of land situated within the Special Management Area.
June 6, 2024 – PL-SMA-2024-000054 was approved by the Windward Planning
Commission which allowed for the increase in size to the single-family dwelling, to
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change the style of the roof, and to construct a rock wall and gates on a 9.513-
acre shoreline parcel within the Special Management Area.
STATE AND COUNTY PLANS
7. State Land Use Designation: Agriculture/Conservation
8. General Plan LUPAG MAP: Important Agriculture Lands (ial) and Open (ope)
9. County Zoning: Agricultural 20-acres (A-20a)
10. Hāmākua Community Development Plan (HCDP): The Hāmākua Community
Development Plan was adopted by the Hawaiʻi County Council by Ordinance No.
18-078 on August 22, 2018.
11. Special Management Area (SMA): The project is located within the Special
Management Area and the parcel is considered a shoreline parcel, as such, the
proposed development is subject to SMA review. Since the distance of the
proposed development to the shoreline is well over 100 feet, the director has
waived the requirement for a shoreline certification for this proposed project.
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
12. Subject Property: The property consists of approximately 9.513 acres and is
located on the makai (seaward) side of Old Mamalahoa Highway. The property is
roughly square in shape. The property is generally sloping towards the shoreline
and is covered in typical grass and low-stand vegetation common to previously
disturbed sugar cane lands. A coastal cliff (pali) bounds the makai side of the
parcel, with a single-family residence and related development to the north, a
County owned parcel and the Waipunalei Stream bound the southern property
boundary, and Old Mamalahoa Road to the east – bounding the mauka property
line.
13. Surrounding Land Zoning/Uses: The surrounding area is zoned entirely as
either Agricultural 20-acres or Agricultural 5-acres, with only a limited number of
surrounding parcels developed with single family residential structures and related
improvements.
14. Soil Type: Soils within the study area are classified as Oʻokala medial silty clay
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loam on 10% - 20% slope. These strongly acidic soils dehydrate irreversibly into
fine gravel size aggregates and have formed over basalt that originated from
Mauna Kea Volcano 64,000 to 300,000 years ago. This soil has historically been
used for the cultivation of sugarcane.
15. Land Study Bureau's Detailed Land Classification System: The project site is
listed as “C” (Fair).
16. Agricultural Lands of Importance to the State of Hawaiʻi (ALISH) System: The
project site is listed as “Prime Lands” on the ALISH Map.
17. Flood Insurance Rate Map (FIRM): The property is within Flood Zone X and is
not within a Tsunami Evacuation Zone due to the height of the coastal pali.
18. Flora/Fauna Resources: No biotic surveys were conducted for the subject parcel;
however, the applicant does not believe that the site contains any rare or
endangered floral and faunal resources. The parcel is currently covered in non-
native grasses and shrubs. The applicant notes that this parcel was used for sugar
cane cultivation until that use ceased; the land was cleared and graded during
sugar cane cultivation. The site is not known to be a habitat for any rare or
endangered wildlife other than could be found along the shoreline outside of the
parcel boundaries.
19. Archaeological Resources: Based on the long history of sugar cane cultivation
on the subject parcel it is highly unlikely that any historic sites would be found on
the property. In conformance with review criteria the project was submitted to the
State Historic Preservation Division (SHPD) for a HRS, Ch. 6E-42 review. A letter
dated April 21, 2023, from SHPD stated their determination of no historic properties
affected. However, if historic properties such as lava tube openings,
concentrations of artifacts, structural remains or human skeletal remains are found
during construction activities, all work shall cease in the immediate vicinity of the
find and the SHPD will be contacted.
20. Cultural/Historic Resources: The subject parcel does not include any
established public shoreline access trails or easements, and there is no evidence
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the shoreline or subject parcel are currently used for fishing or other cultural
activities. It is not known whether the subject site or immediately surrounding area
was ever used for gathering of plants or other materials by native Hawaiians. Given
the long history of sugar cane cultivation of the area, it would appear very unlikely
that the site would contain any useful materials. In the event documented claims
of gathering or access are made of this site the applicant will honor them.
21. Recreational Resources: There has historically been no shoreline access
through this parcel, which will continue. The adjacent parcel to the south is owned
by the County of Hawaiʻi and does offer minimal shoreline access. There is a small
segment of State-owned lands along this shoreline where shoreline uses may
occur. Additionally, the applicant states that the property is located in an area with
high inaccessible cliffs and is not considered a prime fishing area. Staff notes that
Laupāhoehoe Point Park, which is a heavily used park and shoreline access area,
is located approximately 3000-feet south of the subject parcel.
22. Scenic and Open Space Resources: Views from Highway 19 (Hawaiʻi Belt Road)
are obscured by vegetation and tall trees such that the proposed project will have
no impact on viewplanes from the Highway. From Old Māmalahoa Road the
development will appear within the center of the parcel. Heights of the proposed
structures will be limited and will not close views from Old Māmalahoa Highway to
the shoreline
23. Public Access: There is no existing shoreline public access on the subject parcel.
Shoreline access is gained either through the County owned parcel to the south or
via the Laupāhoehoe Point Park also located south of the subject parcel.
PUBLIC UTILITIES AND SERVICES
24. Access: The property is accessed via Old Māmalahoa Highway, a County owned
and maintained roadway.
25. Water: According to the Department of Water Services (DWS) each existing water
service is limited to an average daily usage of 400 gallons and due to the proposed
agricultural activity on the subject parcel a reduced pressure type backflow
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prevention assembly must be installed within five (5) feet of each existing meter.
During the previous amendment review DWS found that the subject property was
served by two (2) existing 5/8-inch meters assigned to the subject parcel (Accounts
No. 580-26800 and 580-27200) and were deemed sufficient for the proposed
development.
26. Wastewater: The existing first farm dwelling on the property currently utilizes an
Individual Wastewater System (IWS) for wastewater disposal, which will be
enlarged to accommodate the addition of two (2) bedrooms.
27. Other Essential Utilities and Services: All other utilities, including electrical,
telephone, and cable services are available to the site. The applicant will be
responsible for hauling all domestic generated trash to the appropriate County
Transfer station.
AGENCIES COMMENTS
28. Police Department: (Planning Department Exhibit 2 – April 30, 2026, Memo).
29. State Department of Health: (Planning Department Exhibit 3 – May 8, 2026,
Memo).
30. Office of Planning and Sustainable Development (OPSD): (Planning
Department Exhibit 4– May 18, 2026, Letter).
31. Department of Water Supply: (Planning Department Exhibit 4 – May 20, 2026,
Memo).
AGENCIES - NO RESPONSE
32. Department of Public Works- Building Division and Engineering Division;
Department of Water Supply; DLNR; Fire Department; State Department of
Environmental Management.
PUBLIC COMMENTS
33. The Department has not received any comments or objections from the general
public or adjacent landowners on the subject application.
SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
Type or legibly print the requested information)
APPLICANT:
APPLICANT'S SIGNATURE: DATE:
ADDRESS:
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Bus.) Res.)Fax)
LANDOWNER(S):
LANDOWNER SIGNATURE(S):DATE:
May be by letter)
LANDOWNER(S) ADDRESS:
REQUEST:
TAX MAP KEY: ZONING:
SIZE OF PROPERTY OR AFFECTED AREA(S):
AGENT:
ADDRESS:
TELEPHONE:(Bus.) Res.)Fax)
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: COPIES:
x
x
Punalei Makai Living Trust -Geetha Kumari Vallabhaneni & Aaron Seth Culliney
March 28, 2026
PO Box 800298 Papaaloa, HI, 96780
Geetha Kumari Vallabhaneni &
Aaron Seth Culliney
808-280-1576 510-585-6799
Punalei Makai Living Trust -Geetha Kumari Vallabhaneni & Aaron Seth Culliney
March 28, 2O26
PO Box 800298 Papaaloa, HI, 96780
SMA aQQroval Gor amendment to approved SMA for construction oG an addition to
Farm Dwelling #2 as EescribeE in attacheE narrative
--6-005002 Ag
9510 acre 1,86 sRuare-Goot
Val Colter
12-722 Kii /ani St, Pahoa HI 96778
808-769-299
oXner aQQlicant agent
PROJECT DESCRIPTION
March 28, 2026
Special Management Area Assessment
36-2676 OLD MAMALAHOA HIGHWAY
Waipunalei Homesteads
Tax Map Key No.: (3) 3-6-005:002
Purpose of this Document
This report has been prepared to amend Major Special Management Area (“SMA”) Assessment
PL-SMA-2023-000026
as it relates to construction of the Main House and related development within the SMA
(“Project”).
Landowner
Owner: Punalei Makai Trust
Trustees: GEETHA KUMARI VALLABHANENI & AARON SETH CULLINEY
Mail: PO Box 800298 Papaaloa, HI, 96780
Phone: 510-585-6799
Email:
Agent
Val Colter
Phone: 808-769-2949
Email:
BACKGROUND INFORMATION
A. An EIS will be submitted if required by the director.
B. DESCRIPTION OF PROPOSED DEVELOPMENT
Statement of objectives and reasons for the request
The objectives of the Project are as follows:
1) To ensure that the Project is completed in a manner that is consistent with the applicable
State and County plans, including the Special Management Area guidelines as described in
Chapter 205A, Hawai`i Revised Statutes (“HRS”);
2) To build an addition to the 2nd Farm Dwelling completed under PW.B2023-002443 and
PW.B2024-000090
3) To enlarge the septic system to handle the additional waste stream..
Project Description
The amended Project includes the following components:
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Proposed addition (1164 square feet Interior, 266 square feet Accessory, 473 square feet
converted from accessory to interior), one story, two bedrooms, one family room, one bath, built
on concrete slab with concrete exterior walls at main floor, wood interior framing, and low pitch
hip roof. Connection to existing dwelling will be by roofs adjoined by a shared gutter. Roof
construction will be wood framing with metal roofing. Height will be approximately 16 feet.
Addition will be located two hundred thirty (230) feet from the shoreline and will respect all
other setbacks. Existing septic system will be enlarged to support the additional bedrooms. (See
attached site plans & building plans.)
Total new building area including accessory areas is 1430 square feet.
Total converted area is 473 square feet converted from accessory to living.
The addition will be used for single family dwelling and will not be used as a vacation rental.
County water is available and will be utilized.
3-4 loads of gravel are anticipated. Approximately 3,025 square feet to be impacted by
excavating, fill and compacting activities for the project. Length and width of ground disturbing
activities will be 55 ft x 55 ft at a depth of up to 2 ft. An excavator and compactor will be the
equipment used. Up to 500 cu yards of material may be brought in.
The Project is set back from the coastline by a minimum of 150 feet to the nearest development
which will be the enlarged septic system. This project will not affect beach processes, artificially
fix the shoreline or interfere with public access and views to and along the shoreline.
Site specific Best Management Practices (“BMPs”) will be developed by the contractor in order
to mitigate any potential for project-related impacts to the nearshore marine environment. BMPs
will include the following provisions:
Excavation and grading activities will all be kept a minimum of 100 feet from the
shoreline.
The entire project will take place outside the shoreline setback area.
All heavy equipment, machinery and trucks will be stored on site.
Drip pans will be stored under vehicles when not in use. In the event of a spill of leak of
fuel, the flow of such fuel will be stopped and all sources of ignition will be removed.
The spill will be contained by placement of a barrier around the area and contaminated
earth will be placed in containers and properly disposed of off-site.
In case of ponding fuel, a hazardous materials vacuum truck will be used to collect the
fuel.
A construction, silt and debris barrier meeting with the approval of the Planning Director,
shall be erected prior to the commencement of construction activities and shall remain in
place until final inspection has been granted for all improvements. This barrier will
surround the construction area (shown on attached site plan).
C. DESCRIPTION OF SUBJECT PROPERTY
Property is located at
36-2676 OLD MAMALAHOA HIGHWAY
Waipunalei Homesteads, North of Laupahoehoe
Tax Map Key No.: (3) 3-6-005:002
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Property Characteristics
The Property is a 9.5130 acre (414,386 square-foot) parcel. It is generally sloping,
vegetation is grass and trees. (Arial view and survey map of the lot attached.)
Topography, Geology & Soils
The Project Site is generally flat, slightly sloping Hamakua dirt. No material will be
removed from the site. All excavated materials will be relocated on site.
Existing & Permitted Improvements
Single Dwelling permitted under PW.B2024-002162 is under construction.
Farm Dwelling permitted under PW.B2023-002443 & PW.B2024-000090 has been completed.
Garage permitted under PW.B2023-002444 has been completed.
There is existing fencing along the road.
D. VALUATION OF PROPOSED USE
The estimated cost of the proposed addition Project is $256,384
The proposed Project would be expected to begin upon obtaining all necessary approvals,
including the subject SMA Assessment Application.
.E. RELATIONSHIP TO COUNTY GENERAL PLAN
Hawai`i County General Plan
The Hawai`i County General Plan is the long-range policy document for the comprehensive
development of the Island of Hawai`i. The General Plan provides direction for the balanced
growth of the County. The General Plan contains goals, policies and standards as well as the
LUPAG map.
The Project conforms with the following goals, policies and standards of the General Plan.
Environmental Quality:
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Goals:
(b) Maintain and, if feasible, improve the environmental quality of the island.
Policies:
(a) Take positive action to further maintain the quality of the environment.
Discussion:
The Applicant is very sensitive to the environmental quality of the Property as well as the
surrounding area, including the nearshore water quality. In relation to the Project,
applicant intends to take no action which would negatively impact the ocean.
Flooding and Other Natural Hazards:
Goals:
(b) Prevent damage to man-made improvements.
Policies:
(d) Any development within the Federal Emergency Management Agency designated
flood plain must be in compliance with Chapter 27.
(q) Consider natural hazards in all land use planning and permitting.
Discussion:
The Applicant is aware of the natural hazards that have the potential to affect the
Property. The parcel is not in flood zone.
Natural Beauty:
Goals:
(a) Protect, preserve and enhance the quality of areas endowed with natural beauty,
including the quality of coastal scenic resources.
(c) Maximize opportunities for present and future generations to appreciate and enjoy
natural and scenic beauty.
Discussion:
The subject parcel will be developed with restraint as to coastal impacts. The Applicant
supports a conservative approach to the conservation of natural resources.
Natural Resources and Shoreline:
Policies:
(a) Require users of natural resources to conduct their activities in a manner that avoids
or minimizes adverse effects on the environment.
(c) Maintain the shoreline for recreational, cultural, educational, and/or scientific uses in
a manner that is protective of resources and is of the maximum benefit to the general
public.
Discussion:
The Applicant supports a conservative approach to the conservation of natural resources.
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Guidelines for Approval
(1) All development in the special management area shall be subject to reasonable terms and
conditions set by the authority in order to ensure:
(A) Adequate access, by dedication or other means, to publicly owned or used beaches,
recreation areas, and natural reserves is provided to the extent consistent with sound
conservation principles;
(B) Adequate and properly located public recreation areas and wildlife preserves are
reserved;
(C) Provisions are made for solid and liquid waste treatment, disposition, and
management which will minimize adverse effects upon special management area
resources; and
(D) Alterations to existing land forms and vegetation, except crops, and construction of
structures shall cause minimum adverse effect to water resources and scenic and
recreational amenities and minimum danger of floods, wind damage, storm surge,
landslides, erosion, siltation, or failure in the event of an earthquake.
Discussion:
(A) There has historically been no shoreline access through this parcel. That will continue. The
adjacent property to the south is owned the County of Hawaii and offers shoreline access.
Additionally the State of Hawaii owns a narrow parcel that separates this property and
adjacent properties to the north from the shoreline. Presumably these county and state
owned properties offer public shoreline access.
(B) Laupahoehoe Beach Park is 10 minutes away by car.
(C) Septic system designed by a licensed civil engineer to protect the ocean from wastewater
associated with this development been installed.
(D) Because this parcel has been extensively bulldozed during sugarcane production there will
be little alteration to the existing land forms. Vegetation is mostly grass with some trees.
(2) No development shall be approved unless the authority has first found:
(A) That the development will not have any substantial adverse environmental or
ecological effect, except as such adverse effect is minimized to the extent practicable
and clearly outweighed by the public health, safety, or other compelling public
interests. Such adverse effects shall include, but not be limited to, the potential
cumulative impact of individual developments, each one of which taken in itself
might not have a substantial adverse effect, and the elimination of planning options;
(B) That the development is consistent with the objectives, policies, and special
management area guidelines enacted by the legislature; and
(C) That the development is consistent with the county general plan and zoning. Such a
finding of consistency does not preclude concurrent processing where a general plan
or zoning may also be required.
Discussion:
The Project is not expected to have any significant adverse impact to environmental resources. It
is consistent with the objectives, policies and SMA guidelines, as well as the General Plan and
County zoning.
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Zoning Code
The Project Site is presently zoned Agricultural (“A5a”) by the County of Hawai`i. This zoning
designation is entirely appropriate within current policies for the proposed Project. No zoning
change is desired or anticipated.
Parcels zoned for agriculture in Hawaii county are commonly used for mixed residential and
farming purposes. This proposed development is squarely in line with those usages. Low density
residential development like this allows plenty of space for orchards and other types of farming.
Subject parcel is 10 acres and could be subdivided into two parcels, on each of which one
residence would be allowed.
The surrounding area has both low and high density residential development. Allowing this
addition will not have a high impact either individually or cumulatively. Even if all the other
similarly sized parcels in the area were developed the same way the density would remain low
and is more seriously impacted by nearby housing on smaller lots that were subdivided and
developed long ago.
(1) General Plan states: The population in North Hilo has been declining for more than 50 years.
Residents of North Hilo, especially the young, continue to leave the area because of the lack of
employment opportunities. Agriculture shows the greatest potential for growth.
Discussion: While this development proposal is for housing the owners do plan to farm the
land. Orchards will be planted at the least.
(2) General Plan states as a goal under Environmental Quality:
Define the most desirable use of land within the County that achieves an ecological
balance providing residents and visitors the quality of life and an environment
in which the natural resources of the island are viable and sustainable.
Discussion: Subject parcel had a single family residence in bad condition and a garage right
on the road. These old buildings have been removed under demolition permit PW.B2023-
001695
(3) General Plan states :The community of Laupahoehoe has not experienced any extreme flood flows.
Discussion: This parcel is not flood prone and impacts no other parcel as any flooding will go
into the ocean.
(4) General Plan states: Most historic sites of North and South Hilo have been either destroyed by
agriculture, urban growth, and natural changes in landforms. Those sites that have been protected
should remain as the area grows. Other sites, particularly historic buildings, should be the focus of
these districts. These buildings, although not of ancient vintage, reflect the historic growth of the area.
Discussion:
There are no historic buildings.
(5) As relates to Natural Resources General Plan states:
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(a) Require users of natural resources to conduct their activities in a manner that avoids or minimizes
adverse effects on the environment.
(b)Protect the shoreline from the encroachment of man-made improvements and
structures.
(c) An identification and inventory of forest lands suitable for watershed purposes
should be conducted jointly by County, appropriate State and Federal agencies,
and private landowners.
(d)Encourage the use of native plants for screening and landscaping.
Discussion: Owners have removed invasive java plums and are in process of planting
orchards and native plants for screening. The septic system for wastewater and the
construction debris barrier and best practices will be used to minimize negative impacts on
the environment.
(6) Regarding Housing General Plan states: The district also has a limited supply of vacant parcels
available for housing and the least amount of subdivision activity over the past few decades. However,
since the
district's economic and employment opportunities are anticipated to remain stable with
little or no population growth, this limitation on the availability of lots is not likely to
present or cause major housing problems for the district.
And:
Low Density: Residential, with ancillary community and public uses, and neighborhood
and convenience-type commercial uses; overall residential density may be
up to six units per acre.
Discussion: Allowing for more housing, while preserving low density, 2 houses on 10 acres,
will have positive impact on North Hilo with its limited housing availablity.
(7) General Plan states: Implement the Laupahoehoe Point Beach Park master plan.
Discussion: The beach park is open and available for public use.
F. RELATIONSHIP TO SMA OBJECTIVES, POLICIES & GUIDELINES
as provided by Chapter 205A, HRS, and SMA Guidelines
SMA Objectives & Policies
Recreational Resources
Objective:
Provide coastal recreational opportunities accessible to the public.
Policies:
(A) Improve coordination and funding of coastal recreational planning and
management; and
(B) Provide adequate, accessible and diverse recreational opportunities in the coastal
zone management area by:
(i) protecting coastal resources uniquely suited for recreational opportunities that
cannot be provided in other areas;
(ii) requiring replacement of coastal resources having significant recreational
value, including, but not limited to, surfing sites, fishponds and sand beaches,
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when such resources would be unavoidably damaged by development; or
requiring reasonable monetary compensation to the State for recreation when
replacement is not feasible or desirable;
(iii) providing and managing adequate public access, consistent with conservation
of natural resources, to and along shorelines with recreational value;
(iv) providing an adequate supply of shoreline parks and other recreational
facilities suitable for public recreation;
(v) ensuring public recreational uses of county, state and federally owned or
controlled shoreline lands and waters having recreational value consistent
with public safety standards and conservation of natural resources;
(vi) adopting water quality standards and regulating point and nonpoint sources of
pollution to protect, and where feasible, restore the recreational value of
coastal waters;
(vii) developing new shoreline recreational opportunities, where appropriate, such
as artificial lagoons, artificial beaches, and artificial reefs for surfing and
fishing; and encouraging reasonable dedication of shoreline areas with
recreational value for public use as part of discretionary approvals or permits
by the land use commission, board of land natural resources, and county
authorities; and crediting such dedication against the requirements of section
46-6.
Discussion:
The Property is located in an area with high cliffs or pali and is not a prime fishing area.
Historic Resources
Objective:
Protect, preserve, and, where desirable, restore those natural and manmade historic and
prehistoric resources in the coastal zone management area that are significant in
Hawaiian and American history and culture.
Policies:
(A) Identify and analyze significant archaeological resources;
(B) Maximize information retention through preservation of remains and artifacts or
salvage operations; and
(C) Support state goals for protection, restoration, interpretation, and display of historic
resources.
Discussion:
It is highly unlikely that there are any archaeological resources on the Property. It has
been previously disturbed during sugar cane cultivation. State archeologists stated
“SHPD’s determination is no historic properties affected for the current project during
previous SMAA.” Letter attached.
Scenic & Open Space Resources
Objective:
Protect, preserve, and, where desirable, restore or improve the quality of coastal scenic
and open space resources.
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Policies:
(A) Identify valued scenic resources in the coastal zone management area;
(B) Ensure that new development are compatible with their visual environment by
designing and locating such developments to minimize the alteration of natural
landforms and existing public views to and along the shoreline;
(C) Preserve, maintain, and, where desirable, improve and restore shoreline open space
and scenic resources; and
(D) Encourage those developments that are not coastal dependent to locate in inland
areas.
Discussion:
The proposed Project will not interfere with any views of the coastline from a public
highway, and will have a minimal impact on views from neighboring properties.
Coastal Ecosystems
Objective:
Protect valuable coastal ecosystems, including reefs, from disruption and minimize
adverse impacts on all coastal ecosystems.
Policies:
(A) Exercise an overall conservation ethic, and practice stewardship in the protection,
use, and development of marine and coastal resources;
(B) Improve the technical basis for natural resource management;
(C) Preserve valuable coastal ecosystems, including reefs, of significant biological or
economic importance;
(D) Minimize disruption or degradation of coastal water ecosystems by effective
regulation of stream diversion, channelization, and similar land and water uses,
recognizing competing water needs; and
(E) Promote water quantity and quality planning and management practices that reflect
the tolerance of fresh water and marine ecosystems and maintain and enhance water
quality through the development and implementation of point and nonpoint source
water pollution control measures.
Discussion:
The Applicant will be using approved septic systems. All surface runoff will be contained
onsite. Site specific Best Management Practices will be utilized as discussed in detail
above. The project area falls entirely outside the 80 foot shoreline setback. As such, the
Project is not expected to negatively impact coastal ecosystems.
Economic Uses
Objective:
Provide public or private facilities and improvements important to the State’s economy in
suitable locations.
Policies:
(A) Concentrate coastal dependent development in appropriate areas;
(B) Ensure that coastal development such as harbors and ports, and coastal related
development such as visitor industry facilities and energy generating facilities, are
10
located, designed, and constructed to minimize adverse social, visual, and
environmental impacts in the coastal zone management area; and
(C) Direct the location and expansion of coastal dependent developments to areas
presently designated and used for such developments and permit reasonable long-
term growth at such areas, and permit coastal dependent development outside of
presently designated areas when:
(i) use of presently designated locations is not feasible;
(ii) adverse environmental effects are minimized; and
(iii) the development is important to the State’s economy.
Discussion:
The Property is located within an existing agricultural zoned subdivision where lots are
typically used for dwellings or agriculture. Continued development in this area is entirely
appropriate.
Coastal Hazards
Objective:
Reduce hazard to life and property from tsunami, storm waves, stream flooding, erosion,
subsidence, and pollution.
Policies:
(A) Develop and communicate adequate information about storm wave, tsunami, flood,
erosion, subsidence, and point and nonpoint source pollution hazards;
(B) Control development in areas subject to storm wave, tsunami, flood, erosion,
hurricane, wind, subsidence, and point and nonpoint source pollution hazards
(C) Ensure that development comply with requirements of the Federal Flood Insurance
Program; and
(D) Prevent coastal flooding from inland projects.
Discussion:
The Property is subject to tsunami inundation, as are all areas along the coast. In any
event residents will evacuate if so directed by sirens or county or state personnel.
Actions by the applicant will be unlikely to increase erosion or pollution.
Managing Development
Objective:
Improve the development review process, communication, and public participation in the
management of coastal resources and hazards.
Policies:
(A) Use, implement and enforce existing law effectively to the maximum extent
possible in managing present and future coastal zone development;
(B) Facilitate timely processing of applications for development permits and resolve
overlapping or conflicting permit requirements; and
(C) Communicate the potential short and long-term impacts of proposed significant
coastal developments early in their life cycle and in terms understandable to the
public to facilitate public participation in the planning and review process.
Discussion:
11
The SMA Assessment process will allow the Planning Director to assess the Project in
detail.
Public Participation
Policies:
(A) Promote public involvement in coastal zone management processes;
(B) Disseminate information on coastal management issues by means of educational
materials, published reports, staff contact, and public workshops for persons and
organizations concerned with coastal issues, developments, and government
activities; and
(C) Organize workshops, policy dialogues, and site-specific mediations to respond to
coastal issues and conflicts.
Discussion:
The SMA Assessment process will allow the Planning Director to assess the Project in
detail.
Beach Protection
Policies:
(A) Locate new structures inland from the shoreline setback to conserve open space,
minimize interference with natural shoreline processes, and minimize loss of
improvements due to erosion;
(B) Prohibit construction of private erosion-protection structures seaward of the
shoreline, except when they result in improved aesthetic and engineering solutions
to erosion at the sites and do not interfere with existing recreational and waterline
activities; and
(C) Minimize the construction of public erosion-protection structures seaward of the
shoreline.
Discussion:
The Project will not interfere with natural beach processes or erosion.
Marine Resources
Policies:
(A) Ensure that the use and development of marine and coastal resources are
ecologically and environmentally sound and economically beneficial;
(B) Coordinate the management of marine and coastal resources and activities to
improve effectiveness and efficiency;
(C) Assert and articulate the interests of the state as a partner with federal agencies in
the sound management of ocean resources within the United States exclusive
economic zone;
(D) Promote research, study, and understanding of ocean processes, marine life, and
other ocean resources in order to acquire and inventory information necessary to
understand how ocean development activities relate to and impact upon ocean and
coastal resources; and
(E) Encourage research and development of new, innovative technologies for exploring,
using, or protecting marine and coastal resources.
Discussion:
The Project is not expected to impact marine resources.
Guidelines for Approval
12
(1) All development in the special management area shall be subject to reasonable terms and
conditions set by the authority in order to ensure:
(A) Adequate access, by dedication or other means, to publicly owned or used beaches,
recreation areas, and natural reserves is provided to the extent consistent with sound
conservation principles;
(B) Adequate and properly located public recreation areas and wildlife preserves are
reserved;
(C) Provisions are made for solid and liquid waste treatment, disposition, and
management which will minimize adverse effects upon special management area
resources; and
(D) Alterations to existing land forms and vegetation, except crops, and construction of
structures shall cause minimum adverse effect to water resources and scenic and
recreational amenities and minimum danger of floods, wind damage, storm surge,
landslides, erosion, siltation, or failure in the event of an earthquake.
Discussion:
The Project will not affect shoreline public access, and will not have adverse effects on the
shoreline.
(2) No development shall be approved unless the authority has first found:
(A) That the development will not have any substantial adverse environmental or
ecological effect, except as such adverse effect is minimized to the extent practicable
and clearly outweighed by the public health, safety, or other compelling public
interests. Such adverse effects shall include, but not be limited to, the potential
cumulative impact of individual developments, each one of which taken in itself
might not have a substantial adverse effect, and the elimination of planning options;
(B) That the development is consistent with the objectives, policies, and special
management area guidelines enacted by the legislature; and
(C) That the development is consistent with the county general plan and zoning. Such a
finding of consistency does not preclude concurrent processing where a general plan
or zoning may also be required.
Discussion:
The Project is not expected to have any significant adverse impact to environmental resources. It
is consistent with the objectives, policies and SMA guidelines, as well as the General Plan and
County zoning.
(3) The authority shall seek to minimize, where reasonable:
(A) Dredging, filling or otherwise altering any bay, estuary, salt marsh, river mouth,
slough or lagoon;
(B) Any development which would reduce the size of any beach or other area usable for
public recreation;
(C) Any development which would reduce or impose restrictions upon public access to
tidal and submerged lands, beaches, portions of rivers and streams within the special
management areas and the mean high tide line where there is no beach;
(D) Any development which would substantially interfere or detract from the line of sight
toward the sea from the state highway nearest the coast; and
13
(E) Any development which would adversely affect water quality, existing areas of open
water free of visible structures, existing and potential fisheries and fishing grounds,
wildlife habitats, or potential or existing agricultural uses of land.
Discussion:
The Project will not reduce the size of any beach or other area usable for public recreation. It
will not impose any restriction on public access to tidal or submerged lands or detract from the
line of sight toward the sea of any highway, nor is it expected to adversely affect water quality,
fisheries, fishing grounds, wildlife habitats or agricultural uses of land.
G. Zoning
The Property is within the Agricultural Zoning area. Surrounding zoning is also Agricultural.
Properties surrounding the Subject Property are developed with single family dwellings and
accessory buildings and in agricultural use.
Project is situated entirely within the Special Management Area (“SMA”). The Project Site is
presently zoned Agricultural (“A5a”) by the County of Hawai`i. This zoning designation is
entirely appropriate within current policies for the proposed Project.
Parcels zoned for agriculture in Hawaii county are commonly used for mixed residential and
farming purposes. This proposed development is squarely in line with those usages. Low density
residential development like this allows plenty of space for orchards and other types of farming.
Subject parcel is 10 acres and could be subdivided into two parcels, on each of which one
residence would be allowed.
The surrounding area has both low and high density residential development. Allowing this
addition will not have a high impact either individually or cumulatively. Even if all the other
similarly sized parcels in the area were developed the same way the density would remain low
and is more seriously impacted by nearby housing on smaller lots that were subdivided and
developed long ago.
H. Flood Insurance rate Map (FIRM) Designation is X
I. Archaeological Resources
Due to sugar cane propagation the existence of any surface or subsurface archaeological remains
is extremely unlikely.
To the Applicant’s knowledge, there are no traditional or customary practices occurring on or
near the Project Site.
During previous SMAA relating to the prior permits issued State DLNR found the projects
would have “no effect”.
J. Flora
Property is currently covered by grass, with some trees and shrubs. This was sugar cane land until
the cessation of sugar cultivation in the area. The land was dozed and shaped during that period.
Fauna
Occasional or consistent use by seabirds, small rodents and lizards is likely, but impacts on area
fauna will be minimal.
14
K. Cultural Resources
No traditional or customary native Hawaiian rights are exercised in the area except fishing.
There has historically been no shoreline access through this parcel. That will continue. The
adjacent property to the south is owned the County of Hawaii and offers shoreline access.
Additionally the State of Hawaii owns a narrow parcel that separates this property and adjacent
properties to the north from the shoreline. Presumably these county and state owned properties
offer public shoreline access. Laupahoehoe Beach Park is 10 minutes away by car.
L. Public Access to the Shoreline
There has historically been no shoreline access through this parcel. That will continue. The
adjacent property to the south is owned the County of Hawaii and offers shoreline access.
Additionally the State of Hawaii owns a narrow parcel that separates this property and adjacent
properties to the north from the shoreline. Presumably these county and state owned properties
offer public shoreline access.
Laupahoehoe Beach Park is 10 minutes away by car.
M. Access to the area
The Property is accessed by Hawaii 19, aka Hawaii Belt Road, a paved county maintained
public highway, and located on Old Mamalahoa Highway, a paved public road in reasonable
condition.
N. Traffic Impacts
There is not expected to be any impact to the existing traffic situation on area roads as the
proposed Residence and Ohana will not add much to the density of the area. There are a number
of smaller more densely packed lots close by.
As such, no mitigation measures are currently proposed.
O. Availability of Utilities
Water System
No water system anticipated. County water is available and will be utilized.
Wastewater System
The Residence and the Ohana will each have their own separate engineered septic system.
Utilities
Helco electrical grid is available for hook-up and will be utilized. Electricity will be brought on
to the property with either overhead lines on privately owned poles or underground.
Emergency Services
The Project Site is currently served by all emergency services. It is located
1) within the service area of the County Fire Department’s Laupahoehoe Volunteer Fire Station
17A 36-122 Puualaea Homestead Road, less than 5 miles from the Property;
15
2) Hawaii County Fire Department Station 17 - Laupahoehoe 36-2319 Old Mamalahoa
Highway, less than 5 miles from the Property;
3) within the service area of the Hamakua Police Station, Honokaa HI 45-3400 Mamane Street
808-775-7533, approximately 15 miles from the Property;
4) Hilo Community Hospital, 1190 Waianuenue Ave, Hilo, HI 96720
5) Honoka’a Mediacal Care- Hale Ho’ola Hamakua, 45-547 Plumeria St, Honokaa, HI 96727
Solid Waste
The Applicant is responsible for hauling all domestically generated trash to any available County
Transfer Station. The Applicant acknowledges that construction waste is not to be disposed of at
any County Transfer Station.
P. Information as to any areas of critical concern will be addressed as required by the director.
ANTICIPATED IMPACTS OF THE PROPOSED DEVELOPMENT ON THE SMA
A. DESCRIPTION OF ENVIRONMENTAL SETTING
The property is coastal and rural, basically pasture and forest. It is slightly sloping towards the
ocean, down slope from the road.
B. RELATIONSHIP TO LAND USE PLANS, POLICIES, AND CONTROL OF AFFECTED AREA
Land Use Plans & Policies
The area is generally used for residential and agriculutural purposes and the proposed
development is consistent with those uses.
Natural Hazards
Tsunami
Existing Conditions
The Project Site is not in a Fema recognized floor zone. The occurrence of a tsunami is
unpredictable. Once generated, a tsunami’s height can be monitored as it approaches
land masses. The tsunami height at landfall will vary depending on the shoreline terrain
and the nearshore water’s depth.
Potential Impacts
As a result of the unpredictability of a tsunami, the actual impacts cannot be estimated
beyond the fact that large tsunami waves can cause considerable damage. The ability of a
structure to survive the destructive force of a tsunami is dependent upon a number of
factors, including the following: the size of the wave, the number of waves, the type of
structure impacted, the structure’s distance from the water’s edge, the topography of the
impacted area, and the amount of debris suspended in the waves impacting the structure.
Proposed Mitigation
The Applicant is well aware of the potential tsunami hazard. Evacuation routes
for the area have been developed by the Hawai`i County Civil Defense Agency (“Civil
16
Defense”) and the Applicant is aware of them. A tsunami warning siren system is
presently in place as a means of informing area residents and businesses of an impending
threat. The warning system is linked to the Statewide Civil Defense System and is
activated directly by Civil Defense.
Volcanic & Earthquake Hazards
Existing Conditions
The United States Geologic Survey (“USGS”) classifies the area as Lava Flow Hazard
Zone 8, on a scale of ascending risk, 9 being the lowest risk and 1 being the highest. The
entire Island of Hawai`i is within Earthquake Zone 3.
Potential Impacts
The potential impacts of lava flow inundation include structures and improvements
covered by lava or destroyed by fire, disruption of built infrastructure, alteration of the
terrain and loss of life. This property is not in a high risk area. In Hawai`i, the loss of life
due directly to lava flow inundation is extremely rare due to the fact that there is usually
adequate warning of an impending threat to allow the evacuation of the area.
The Uniform Building Code designates the entire Island of Hawai`i in Zone 3 and
contains certain structural requirements to address the relative seismic hazards.
However, during a major earthquake of 7+ on the Richter scale, significant property
damage may occur.
Proposed Mitigation
As in the case of tsunamis, due to the uncertainty of volcanic events, the most practical
mitigative measure is the provision of an early warning system that will warn area
residents and businesses of an impending threat.
Regarding a seismic event, adherence to the structural requirements of the Uniform
Building Code is the best possible mitigation to prevent property damage or loss of life.
The Proposed Addition will be built to withstand seismic events per 2018 IBC.
C. PROBABLE IMPACT ON THE ENVIRONMENT
The environment will be altered by the addition of new buildings.
D. ANY PROBABLE ADVERSE, UNAVOIDABLE ENVIRONMENTAL EFFECTS
The Applicant has not identified any adverse, unavoidable environmental effects.
E. ALTERNATIVES TO THE PROPOSED ACTION
“No-Action” Alternative
Under this alternative, Applicant would not do the Project.
Location of the Project Elsewhere on the Property
As the entire Property is situated within the SMA there is no way to situate the Project
outside of the SMA.
Evaluation of Alternatives
The present alternative is the only reasonable option for the Applicants to accomplish
their objective.
17
F. MITIGATING MEASURES TO MINMIZE IMPACT
Large shoreline setbacks, new septic systems and best management practices during construction
will protect the coastline and ocean.
G. ANY IRREVERSIBLE & IRRETRIEVABLE COMMITMENT OF RESOURCES
Resources
The proposed Project does not include any irreversible and irretrievable commitment of
resources. As previously noted, the Project Site is not a habitat for any federally or State listed,
candidate or proposed threatened or endangered species, nor is there any likelihood of surface or
subsurface archaeological resources.
Visual Characteristics
The Applicant does not anticipate any impacts to visual resources from the Project. Ocean views
from roadways and neighboring lots should not be affected by the proposed buildings which will
be generally below road level and will not block ocean views from Highway 11.
-------------------------------------------------------------------------------------------------
Applicant requests that Certified Shoreline Survey be waived as the project area is approximately 150
feet from the shoreline at the closest point.
For purposes of this application Val Colter may act as our official representative.
Please address all communication regarding this application to both:
Valerie Colter 808-769-2949 Geetha Kumari Vallabhaneni & Aaron Seth Culliney
13-6460 Kalapana Kapoho Rd. 510-585-6799
Pahoa HI 96778 PO Box 800298 Papaaloa, HI, 96780
Attachments:
Proposed Building floor plans & elevations
Site plan
Arial view
Survey maps
C. Kimo Alameda, Ph.D. lo.M`'
Reed K. MahunacP•
lfayor aJdl
S'Police Chief
William V. Brilhante Jr. TE OF Sherry D. BirdManagingDirectorDeputyPoliceChief
County of Hawai' i
POLICE DEPARTMENT
349 Kapi'olani Street • Hilo,Hawaii 96720-3998
808)935-331 1 • Fax(808)961-2389
April 30, 2026 COH PLANNING DEPT
MAY 12026 F 12:47
REC'D HAND DELIVERED
TO JEFFREY W. AR LANNING DIRECTOR
AftFROM .NN H .K. 0, ASSISTANT POLICE CHIEF
A REA I OPERATIONS BUREAU
SUBJECT: SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (PL-SMA-
2026-000093);
SPECIAL MANAGEMENT AREA USE PERMIT NO. PL-SMA-2023-
000026
APPLICANT: PUNALEI MAKAI LIVING TRUST;
REQUEST: AMMENDMENT TO SMA USE PERMIT NO. PL-SMA-2023-
000026 TO INCREASE SIZE OF FIRST FARM DWELLING FROM 2 TO
4 BEDROOMS, ADD A FAMILY ROOM AND BATHROOM, AND
ENLARGE SEPTIC SYSTEM TO ACCOMMODATE ADDITIONAL
BEDROOMS;
TAX MAP KEY: (3) 3-6-005:002, WAIPUNALEI HOMESTEADS,
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@hawaiipolice.gov.
RK:ws/23HQ0272
Hawai'i County is an Equal Opportunity Provider and Employer"
From: Honda, Eric T.
To: Planning Internet Mail
Subject: PL-SMA-2026-000093
Date: Friday, May 8, 2026 8:58:35 AM
Attachments: PL-SMA-2026-000093 TMK3-6-005--002.pdf
Eric Honda
District Environmental Health Program Chief
Hawai’I State Department of Health | Ka ‘Oihana Olakino
1582 Kamehameha Ave., Hilo HI 96720
Office: (808) 933-0917
CONFIDENTIALITY NOTICE: This mail message (and attachments) is for the sole use of the intended
recipient(s). It may contain confidential and/or privileged information. It might also be protected from disclosure
under the Hawai’i Uniform Information Practice Act (UIPA) or other laws and regulations. Review, use, disclosure,
or distribution by unintended recipients is prohibited. If you are not the intended recipient, please contact the
sender immediately in a separate e-mail and destroy the original message and any copies.
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: May 8, 2026
TO: Mr. Jeffrey W. Darrow Planning Director, County of Hawaii
FROM: Eric Honda District Environmental Health Program Chief SUBJECT: Special Management Area Use Permit Amendment Application (PL-SMA-2026-000093)
Special Management Area Use Permit No. PL-SMA-2023-000026 Applicant: Punalei Makai Living Trust Request: Amendment to SMA Use Permit No. PL-SMA-2023-000026 to Increase Size of First Farm Dwelling from 2 to 4 Bedrooms, Add a Family Room and Bathroom, and Enlarge Septic System to
Accommodate Additional Bedrooms TMK: 3-6-005:002, Waipunalei Homesteads, 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.
Jeffrey W. Darrow May 8, 2026
Page 2 of 4
Clean Air Branch
1. All project activities shall comply with the Hawaii Administrative Rules (HAR),
Chapters 11-59 and 11-60.1.
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/.
Jeffrey W. Darrow May 8, 2026
Page 3 of 4
Safe Drinking Water Branch
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
Jeffrey W. Darrow May 8, 2026
Page 4 of 4
to demolition.
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.
From: Gonzalez, Tanner S
To: Planning Internet Mail
Subject: OPSD - PL-SMA-2026-000093 - Waipunalei Homesteads, North Hilo, Hawaiʻi - TMK: (3) 3-6-005: 002
Date: Monday, May 18, 2026 12:31:59 PM
Attachments: Outlook-g44awxj5.png
Outlook-debyn0ck.png
OPSD-Hawaii-Punalei-3rd-Amend-SMA-Final-Letter-26-5-18.pdf
Good afternoon Alukahe,
Per the above referenced SMA Use Permit Application comment request, please find the attached
response letter from the State of Hawaiʻi Office of Planning & Sustainable Development (OPSD) -
Coastal Zone Management (CZM) Program.
Should you have any questions or comments, please see the response instructions contained
therein.
Thank you and have a great day.
Tanner Gonzalez
Planner | Coastal Zone Management Program
State of Hawaiʻi - Office of Planning & Sustainable Development (OPSD)
235 S Berentania St, 6th Floor, Honolulu, HI 96813
P.O. Box 2359, Honolulu, HI 96804
Phone: (808) 587-2846
Website: https://planning.hawaii.gov
_, 0 ~;:,-""c-. .......... ;'I 1i,;
9 "•~~~'
• .. ~ '.,.. \ ~
i :j J,_
·,·"": ·-:~"-'~:Y -
STATE OF HAWAl'I
OFFICE OF PLANNING
& SUSTAINABLE DEVELOPMENT
JOSH GREEN, M.D.
GOVERNOR
SYLVIA LUKE
LT.GOVERNOR
MARYALICEEVANS ___ □1-REc_ro_R _________________________________
235 South Beretania Street, 6th Floor, Honolulu, Hawai'i 96813
Mailing Address: P.O. Box 2359, Honolulu, Hawai'i 96804
Telephone: (808) 587-2846
Fax: (808) 587-2824
Web: https://planning.hawaii.gov/
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
Mr. Jeffrey W. Darrow, Director
Planning Department
County of Hawai 'i
East Hawai 'i Office
101 Pauahi Street, Suite 3
Hilo, Hawai 'i 96720
Attn: Alukahe Kala
Dear Mr. Darrow:
DTS202604301405MO
May 18, 2026
Subject: Special Management Area Use Permit Application (PL-SMA-2026-
000093) for an Amendment to PL-SMA-2023-000026 to Increase the
Size of the First Farm Dwelling, Add a Family Room and Bathroom,
and Enlarge Septic System to Accommodate Additional Bedrooms
North Hilo, Hawai'i; Tax Map Key: (3) 3-6-005:002
The Office of Planning and Sustainable Development (OPSD) is in
receipt of your comment request, transmitted via memorandum dated April 27,
2026, for amendment to Special Management Area Use Permit No. PL-SMA-
2023-000026 to increase the size of the first-farm dwelling to change the
bedroom count from two to four, add a fami ly room and bathroom, and enlarge
the septic system to accommodate additional bedrooms, in North Hilo, Hawai 'i.
According to the subject SMA Use Permit Application PL-SMA-2026-
000093, the applicant proposes to add a one-story addition to the existing farm
dwelling, consisting of two bedrooms, one family room and one bathroom,
approximately 16 feet in height, built on a concrete slab with concrete exterior
walls at the main floor, wood interior framing, and a low-pitch hip roof The
addition will be connected to the existing farm dwelling with a wood-framed,
metal roof, adjoined by a shared gutter. The addition will be located two
hundred thirty (230) feet inland from the shoreline. The existing septic system
will be enlarged to support the additional bedrooms. Approximately 3,025
square feet of land is anticipated to be impacted by excavating, fill and
compacting activities for the project
Mr. Jeffrey W. Darrow
May 18, 2026
Page 2
The estimated construction cost for the entire project is $256,384.00.
The subject 9 .513-acre parcel is zoned Agricultural A5a by the County of Hawai 'i.
Parcels zoned for agriculture are commonly used for mixed residential and farming purposes.
The proposed development is in line with those usages, and no zoning change is desired or
anticipated.
According to the subject SMA Use Permit Application PL-SMA-2026-000093, the
single-family dwelling permitted under PW.B2024-002162 is under construction, the farm
dwelling permitted under PW.B2023-002443 and PW.B2024-000090 has been completed and
the garage permitted under PW.B2023-002444 has been completed.
The proposed addition will be used as a single-family dwelling and will not be used as a
vacation rental.
It is noted that the original SMA Use Permit Application PL-SMA-2023-000026
proposed a new two-story residence with four bedrooms, three-and-a-half baths and a septic
system, a new one-story 'ohana unit with two bedrooms and one bath, a new stand-alone garage
and the demolition of the existing house and shed on the property. The OPSD provided a
comment letter on SMA Use Permit Application PL-SMA-2023-000026 on March 28, 2023, and
on SMA Use Permit Application PL-SMA-2024-000054 that amends SMA Use Permit
Application PL-SMA-2023-000026 on April 11, 2024, respectively.
The OPSD has reviewed the subject SMA Use Permit Application PL-SMA-2026-
000093 and has no comments to offer.
If you respond to this comment letter, please include DTS202604301405MO in the
subject line. For any questions regarding this letter, please contact Tanner Gonzalez of our office
at (808) 587-2830 or by email at Tanner.S.Gonzalez@hawaii.gov.
Enclosure
OPSD comment letter dated March 28, 2023 and April 11, 2024
Sincerely,
Mary Alice Evans
Director
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
& SUSTAINABLE DEVELOPMENT SCOTT J. GLENN
INTERIM DIRECTOR
235 South Beretania Street, 6th Floor, Honolulu, Hawai'i 96813
Mailing Address: P.O. Box 2359, Honolulu, Hawai'i 96804
Mr. Zendo Kem, Director
Department of Planning
County of Hawaii
East Hawaii Office
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Attn: Mr. Alex Roy
Dear Mr. Kem:
March 28, 2023
Telephone:
Fax:
Web:
(808) 587-2846
(808) 587-2824
https://planning.hawaii.gov/
DTS 202302281322NA
Subject: Special Management Area Use Permit Application (PL-SMA-2023-
000026) to Demolish Existing Structure and Construct a Main
Residence, Ohana Dwelling, Detached Garage, and Related
Development; Waipunalei Homesteads, North Hilo, Hawaii; Tax Map
Key: (3) 3-6-005: 002
Thank you for the opportunity to provide comments on Special
Management Area (SMA) Use Pennit Application (PL-SMA-2023-000026) to
demolish an existing structure and construct a main residence, Ohana dwelling,
detached garage, and related development, for Waipunalei homesteads, North
Hilo, Hawaii, transmitted via memorandum dated February 24, 2023.
According to the subject application, the proposed project includes the
following components:
1) A new two-story, four-bedroom, three & half bath residence with 3788
square feet interior and 2593 square feet accessory, built on concrete
slab with concrete exterior walls at main floor. A septic system for the
residence, located approximately 130 feet from the shoreline, will be
installed.
2) A new one-story, two-bedroom, one bath Ohana house with 1575
square feet interior, 704 square feet accessory, built on concrete slab
with concrete exterior walls. The Ohana house will be located
approximately 230 feet from the shoreline.
3) A proposed stand-alone garage (1000 square feet) to be associated with and
28 feet from the Ohana house. The garage will be located approximately 300 feet
Mr. Zendo Kem
March 28, 2023
Page 2
from the shoreline. A septic system to service both the Ohana and garage will be
installed.
4) An existing house and shed, built in 1936, will be demolished.
Excavating and compacting activities are anticipated with approximately 50,000 square feet
to be impacted by grading, excavating, fill and compacting activities for the project including
septic systems and driveways. The total building area including accessory areas is 9,660 square
feet.
The property is located within an area with high cliffs and there has historically been no
shoreline access through the subject parcel.
The estimated cost of the proposed project is $950,000.
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 property site is presently zoned Agricultural by the County of Hawaii. The
applicant shall consult and confirm with the County of Hawaii Planning Department as
to whether the proposed residential development, with a two-story main dwelling, a
one-story Ohana house and a detached garage, is consistent with the county land use
and zoning policies.
2. If the proposed project disturbs one acre or more of land, or involves dewatering
discharge activities, the applicant should consult with the Clear Water Branch, State of
Hawaii Department of Health, for the requirement of a National Pollutant Discharge
Elimination System Permit for construction of the subject project.
3. All excavation and grading activities shall be avoided within the shoreline area as
detennined by the County of Hawaii Planning Department. The OPSD concurs that
site-specific mitigation measures shall be implemented to prevent any runoff, sediment,
soil and debris potentially resulting from the proposed demolition and construction
activities, including excavation, grading and staging, from adversely impacting the
coastal ecosystem and the State waters as specified in Hawaii Administrative Rules
Chapter 11-54.
4. In enacting Act 224, Session Laws of Hawaii 2005, the legislature found that light
pollution in Hawaii's coastal areas and artificial lighting illuminating the shoreline and
ocean waters can be disruptive to avian and marine life. 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
Mr. Zendo Kem
March 28, 2023
Page 3
areas, and lessen possible seabird strikes. No artificial light, except as provided in
Hawaii Revised Statutes §§ 205A-30.5(b) and 205A-7l(b ), shall be directed to travel
across the property boundaries toward the shoreline and ocean.
If you have any questions regarding this comment letter, please contact Shichao Li of our
office at (808) 587-2841 or by email at shichao.li@hawaii.gov.
Sincerely,
~
for Scott J. Glenn
Interim Director
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. Zendo Kem, 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. Kem:
April 11, 2024
MARY ALICE EVANS
DIRECTOR
Telephone: (808) 587-2846
Fax: (808) 587-2824
Web: https://planning.hawaii.gov/
DTS202403141455NA
Subject: Special Management Area Use Permit Application (PL-SMA-2024-
000054) to Amend Special Management Area Use Permit No. PL-SMA-
2023-000026 to Increase the Size of the Single-Family Residence to
Change the Bedroom Count from Four to Five, Change the Style of the
Roof, and Construct a 5-Foot High Rock Wall, and Two Gates, North
Hilo, Hawai'i; Tax Map Key: (3) 3-6-005: 002
Thank you for the opportunity to provide comments on the Special
Management Area (SMA) Use Pennit Application (PL-SMA-2024-000054),
transmitted via memorandum dated March 13, 2024, to amend SMA Use Permit
No. PL-2023-000026, to increase the size of the single-family residence, change
the style of the roof and construct a rock wall at Waipunalei Homesteads, North
Hilo, Hawai'i.
According to the subject SMA Use Permit Application, the proposed new
residence will increase interior size from the original proposal of 3,788 square feet
to 4,420 square feet, and accessory size from 2,593 square feet to 2,942 square
feet. Except for the change in bedroom count from four to five, the residence
remains two stories with three and half baths. Height remains at approximately 28
feet and will not exceed a maximum of 35 feet.
In an area with high cliffs or pali, the property is located outside of flood
zone and the 3.2-foot sea level rise exposure area.
Construction remains generally the same, built on concrete slab with
concrete exterior walls at main floor, steel interior and second floor wall framing.
The roof has been redesigned as a hip roof, and roof construction will be wood
Mr. Zendo Kem
April 11, 2024
Page 2
framing with metal roofing. No change to location, and the proposed residence development will
be set back by a minimum of 120 feet from the shoreline. There is no change to the now pennitted
detached garage and detached bedroom. A septic system for the residence will be installed. The
proposed 5-foot-high rock wall will be built slightly inside the property line along street.
Site specific best management practices will be developed and implemented to mitigate
potential impacts from construction of the proposed residence development.
The estimated cost of the proposed project has changed from $950,000 to $1,079,000.
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 subject SMA Use Permit Application on page 2 states that excavating and
compacting activities are anticipated with approximately 50,000 square feet to be
impacted by grading, excavating, fill and compacting activities for the total project
including septic systems and driveways. Up to 4000 cubic yards of material may be
brought in. The OPSD recommends that the applicant contact the State of Hawaii
Department of Health, Clean Water Branch, to confirm whether a National Pollutant
Discharge Elimination System (NPDES) Permit is required for construction storm
water coverage if the proposed activities disturb one acre or more of total land areas.
2. In enacting Act 224, Session Laws of Hawaii 2005, the legislature found that light
pollution in Hawaii's coastal areas and artificial lighting illuminating the shoreline and
ocean waters can be disruptive to avian and marine life. 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 artificial light, except as provided in
Hawaii Revised Statutes §§ 205A-30.5(b) and 205A-7l(b ), shall be directed to travel
across the property boundaries toward the shoreline and ocean.
If you respond to this comment letter, please include DTS2024003 l 4 l 455NA 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