FILE COPY Harry Kim [,1Mich,11e~X ,ef Mayor JW ~ Df c!r I!,;_ t Daryn Arai Deputy Director West Hawai'i Office East Hawai'i Office 74-5044 Ane Keohokalole Hwy County of Hawai' i IO I Pauahi Street, Suite 3 Kailua-Kona, Hawai'i 96740 Hilo, Hawai'i 96720 Phone (808) 323-4770 Phone(808)961-8288 Fax (808) 327-3563 PLANNING DEPARTMENT Fax (808) 961-8742 November 7, 2017 Scott Glenn, Director Office of Environmental Quality Control 235 South Beretania Street, Suite 702 Honolulu, HI 96813 Dear Mr. Glenn: Draft Environmental Assessment (DEA) Applicant: Association of Apartment Owners of Kona Reef, Inc. Request: Kona Reef Condominiums Erosion Abatement Structure in the Shoreline Setback TMK: (3) 7-5-018:071 North Kona, Hawai'i The Hawai'i County Planning Department has reviewed the Draft Environmental Assessment (DEA) for the subject project and anticipates a Finding of No Significant Impact (FONS I) determination. Please publish notice of availability for this project in the November 23, 201 7 OEQC Environmental Notice. Enclosed you will find one hard copy each of the completed OEQC Publication Form with the project summary and the DEA along with a disk containing that information. If you have any questions regarding the above, please contact Jeff Darrow of this department at (808) 961-8158. ~tyt<J-~ ~fucHi~ YEE .~..,, - ....•, Planning Director of) r~-(-_.",) A) JWD:mad - r-, i§ rn -, :.r. P:\wpwin601CH343\20 I 71LKonaReefErosionAbatementStructure-AntFonsiDEA.doc -< < . -s:: (") n3v I 1T) .\,0, Enclosures: Draft EA (1 copy) -:0,z:=---::;:, - < Completed OEQC Publication Form and Project Summary :::0-!. rn 0 ..... Draft EA and Project Summary (on disk) ,-~::z-: 0 0 °' cc ltr only: Mr. Graham Paul Knopp, Pd.D. www.cohplanningdept.com Hawai ·; County is an Equal Opportunity Provider and Employer planning@hawaiicounl)I.gov ( Office of Environmental Quality Control February 2016 Revision APPLICANT PUBLICATION FORM Project Name: Draft Environmental Assessment for Erosion Abatement Structure in the Shoreline Setback, Kona Reef Condominiums, 75-5888 Alii Drive, Kailua-Kona, Hawaii Project Short Name: Kona Reef Condominiums Erosion Abatement Structure HRS §343-5 Trigger(s): Action in the Shoreline Setback lsland(s): Hawaii Judicial District(s): NorthKona TMK(s): (3) 7-5-018:071 Permit(s)/A pproval(s): Shoreline Setback Variance, Special Management Area, Building Permit Approving Agency: Countv of Hawaii Planning Department Contact Name, Email, Michael Yee, [email protected], (808) 323-4770, 101 Pauahi Street, Suite Telephone, Address 3, Hilo, m 96720 Applicant: Association of Apartment Owners of Kona Reef, Inc. Contact Name, Email, c/o Ray Pieri. [email protected], (808) 989-7439, 75-1029 Henry Street, #202, Telephone, Address Kailua-Kona, Hawaii 96740 Consultant: Graham Paul Knooo, Ph.D. Contact Name, Email, GK Environmental LLC. [email protected], (808) 938-8583, PO Box 1310, Telephone, Address Honokaa, m 96727 Status (select one) Submittal Requirements _X_ DEA-AFNSI Submit 1) the approving agency notice of determination/transmittal letter on agency letterhead, 2) this completed OEQC publication form as a Word file, 3) a hard copy of the DEA, and 4) a searchable PDF of the DEA; a 30-day comment period follows from the date of publication in the Notice. FEA-FONSl Submit 1) the approving agency notice of determination/transmittal letter on agency letterhead, 2) this completed OEQC publication form as a Word file, 3) a hard copy of the FEA, and 4) a searchable PDF of the FEA; no comment period follows from publication in the Notice. FEA-EISPN Submit 1) the approving agency notice of determination/transmittal letter on agency letterhead, 2) this completed OEQC publication form as a Word file, 3) a hard copy of the FEA, and 4) a searchable PDF of the FEA; a 30-day comment period follows from the date of publication in the Notice. Act 172-12 EISPN Submit 1) the approving agency notice of determination letter on agency letterhead and 2) this ("Direct to EIS") completed OEQC publication form as a Word file; no EA is required and a 30-day comment period follows from the date of publication in the Notice. DEIS Submit 1) a transmittal letter to the OEQC and to the approving agency, 2) this completed OEQC publication form as a Word file, 3) a hard copy of the DEIS, 4) a searchable PDF of the DEIS, and S) a searchable PDF of the distribution list; a 45-day comment period follows from the date of publication in the Notice. FEIS Submit 1) a transmittal letter to the OEQC and to the approving agency, 2) this completed OEQC publication form as a Word file, 3) a hard copy of the FEIS, 4) a searchable PDF of the FEIS, and 5) a searchable PDF of the distribution list; no comment period follows from publication in the Notice. __ FEIS Acceptance The approving agency simultaneously transmits to both the OEQC and the applicant a letter of its Determination determination of acceptance or nonacceptance (pursuant to Section 11-200-23, HAR) of the FEIS; no comment period ensues upon publication in the Notice. __ FEIS Statutory The approving agency simultaneously transmits to both the OEQC and the applicant a notice that it Acceptance did not make a timely determination on the acceptance or nonacceptance of the applicant's FEIS under Section 343-S(c), HRS, and therefore the applicant's FEIS is deemed accepted as a matter of law. Page 1 of2 ( ( Office of Environmental Quality Control Applicant Publication Form February 2016 Revision __ Supplemental EIS The approving agency simultaneously transmits its notice to both the applicant and the OEQC that it Determination has reviewed (pursuant to Section 11-200-27, HAR) the previously accepted FEIS and determines that a supplemental EIS is or is not required; no EA is required and no comment period ensues upon publication in the Notice. Withdrawal Identify the specific document(s) to withdraw and explain in the project summary section. Other Contact the OEQC if your action is not one of the above items. Project Summary Association of Apartment Owners ofKona Reef, Inc. (Kona Reef AOAO) proposes to build an erosion abatement structure within the lawn area fronting the Kona Reef Condominiums, located mauka (i.e. uphill or inland) of the certified shoreline and within the shoreline setback. The purpose of the structure would be to prevent erosion of soil underlying the lawn area, and consequent loss of the use of the lawn area. The project would maintain the lawn area and protect it for users, who include both members of the public and Kona Reef condominium residents. The structure would parallel the certified shoreline for approximately 220 linear feet, would be anchored in bedrock, and would be built flush to grade (at the same height as the surrounding lawn area). No adverse impacts from construction of the structure to shoreline processes are anticipated. No sensitive biological, hydrological, archaeological, cultural, or other important resources are present on the project site. Construction activities would produce short-term impacts to noise, air quality, access, and scenery, which would be mitigated by implementation of standard construction Best Management Practices, as well as restrictions on construction hours, would ensure that construction-related impacts, including potential impacts to water quality, are avoided or minimized. Page 2 of2 DRAFT ENVIRONMENTAL ASSESSMENT FOR EROSION ABATEMENT STRUCTURE IN THE SHORELINE SETBACK KONA REEF CONDOMINIUMS 75-5888 ALI‘I DRIVE KAILUA-KONA, HAWAI‘I TMK (3) 7-5-018:071 (por.) June 2017 Prepared for: Association of Apartment Owners of Kona Reef, Inc. 75-1029 Henry Street #202 Kailua-Kona, Hawaii 96740 ii DRAFT ENVIRONMENTAL ASSESSMENT FOR EROSION ABATEMENT STRUCTURE IN THE SHORELINE SETBACK KONA REEF CONDOMINIUMS 75-5888 ALI‘I DRIVE KAILUA-KONA, HAWAI‘I TMK (3) 7-5-018:071 (por). June 2017 Applicant: Association of Apartment Owners of Kona Reef, Inc. 75-1029 Henry Street #202 Kailua-Kona, Hawaii 96740 Accepting Agency: Hawaii County Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Consultant: Graham Paul Knopp, Ph.D. P.O. Box 1310 Honokaa, Hawaii 96727 (808) 938-8583 Class of Action: Action in Shoreline Setback Area iii TABLE OF CONTENTS 1.0 PROJECT DESCRIPTION, PURPOSE AND NEED, AND IMPACT ASSESSMENT PROCESS ......................................................................................... 1 1.1 PROJECT DESCRIPTION AND LOCATION ........................................................... 1 1.2 PURPOSE AND NEED ........................................................................................ 2 1.3 ENVIRONMENTAL ASSESSMENT PROCESS ....................................................... 6 1.4 PUBLIC INVOLVEMENT AND AGENCY COORDINATION .................................... 6 2.0 ALTERNATIVES ....................................................................................................... 8 2.1 ALTERNATIVE LOCATIONS .............................................................................. 8 2.2 ALTERNATIVE DESIGNS .................................................................................. 8 2.3 PROPOSED PROJECT ........................................................................................ 9 2.4 NO ACTION ALTERNATIVE AND ALTERNATIVE SITES ..................................... 9 3.0 ENVIRONMENTAL SETTING, IMPACTS AND MITIGATION .................... 11 3.1 PHYSICAL ENVIRONMENT ............................................................................. 11 3.1.1 Geology, Soils, and Geologic Hazards ........................................................ 11 Environmental Setting .............................................................................................. 11 3.1.2 Coastal Setting, Coastal Erosion and Flood Zone ...................................... 12 3.1.3 Water Quality ............................................................................................... 15 3.1.4 Flora and Fauna .......................................................................................... 16 3.1.5 Air Quality and Noise .................................................................................. 18 3.1.6 Hazardous Substances, Toxic Waste and Hazardous Conditions ............... 18 3.2 SOCIAL AND CULTURAL ENVIRONMENT ....................................................... 19 3.2.1 Land Use, Designations, and Controls ........................................................ 19 3.2.2 Socioeconomic Characteristics and Recreation .......................................... 19 3.2.3 Cultural and Historic Resources ................................................................. 20 3.2.4 Archaeology and Historic Sites ................................................................... 22 3.3 PUBLIC FACILITIES, PUBLIC ACCESS AND UTILITIES ..................................... 23 3.4 SECONDARY AND CUMULATIVE IMPACTS ..................................................... 23 3.5 REQUIRED PERMITS AND APPROVALS ........................................................... 24 3.6 CONSISTENCY WITH GOVERNMENT PLANS AND POLICIES ............................ 24 3.6.1 County of Hawai‘i General Plan ................................................................. 24 3.6.2 Special Management Area ........................................................................... 29 3.6.3 Shoreline Setback Rules ............................................................................... 30 3.6.4 Kona Community Development Plan ........................................................... 31 4.0 DETERMINATION, FINDINGS AND REASONS .............................................. 32 4.1 DETERMINATION ........................................................................................... 32 4.2 FINDINGS AND SUPPORTING REASONS .......................................................... 32 iv LIST OF FIGURES Figure 1. Project Location Map ..................................................................................... 3 Figure 2 TMK Map ...................................................................................................... 3 Figure 3. Aerial Photograph .......................................................................................... 4 Figure 4. Site Photographs. ........................................................................................... 5 Figure 5. Proposed Project Site Map ........................................................................... 10 Figure 6. Preliminary DFIRM Map for Proposed Project Area. ................................. 12 LIST OF TABLES Table 1. Project Vicinity General Coastal Hazards Summary ................................... 15 Table 2. Plant Species Identified on the Project Site ................................................. 17 APPENDICES Appendix A Comment Letters in Response to Early Consultation Appendix B Engineering Drawings Appendix C State Certified Shoreline Survey and Photographs Appendix D Archaeological Inventory Survey, Haun & Associates Appendix E Coastal Resource and Erosion Assessment, GCI, Int. Appendix F Flora and Fauna Study, Grant Gerrish, Ph.D. v SUMMARY OF PROJECT, ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Association of Apartment Owners of Kona Reef, Inc. (Kona Reef AOAO) proposes to build an erosion abatement structure within the lawn area fronting the Kona Reef Condominiums, located mauka (i.e. uphill or inland) of the certified shoreline and within the shoreline setback. The purpose of the structure would be to prevent erosion of soil underlying the lawn area, and consequent loss of the use of the lawn area. The structure would parallel the certified shoreline for approximately 220 linear feet, would be anchored in bedrock, and would be built flush to grade (at the same height as the surrounding lawn area). The project would maintain the lawn area and protect it for users, who include both members of the public and Kona Reef condominium residents. Both types of users often use the lawn area for recreational activities including sunbathing, whale watching, and to access both the shoreline makai (i.e., downhill or towards the ocean) of the lawn area and the adjacent beach and surfing area commonly referred to as Honl’s located offshore Waiaha County Beach Park. The project would be built above the shoreline on private lands, and no adverse impacts from construction of the structure to shoreline processes are anticipated. No sensitive biological, hydrological, archaeological, cultural, or other important resources are present on the project site. Construction activities would produce short-term impacts to noise, air quality, access, and scenery. Implementation of standard construction Best Management Practices, as well as restrictions on construction hours, would ensure that construction-related impacts, including potential impacts to water quality, are avoided or minimized. The proposed project has negligible potential to cause long-term adverse impacts, or to cause adverse cumulative or secondary impacts. The proposed project would be built flush to surrounding grade, and would thus have no visual impact. Other long-term impacts would be negligible or positive, as the proposed project would reduce the potential for loss of soil and related discharge of polluted stormwater runoff to the shoreline, reef, and ocean habitats. vi 1.0 PROJECT DESCRIPTION, PURPOSE AND NEED, AND IMPACT ASSESSMENT PROCESS 1.1 Project Description and Location Kona Reef Condominiums Association of Apartment Owners (Kona Reef AOAO) proposes to build an erosion abatement structure within the ocean front lawn area of the Kona Reef Condominium property (Figures 1 – 4). The proposed project would maintain the integrity of the lawn area fronting the condominium structure by construction of a concrete-rubble masonry (CRM) structure that would be flush to ground surface. The structure would be parallel to and located entirely mauka (i.e., inland or uphill), of the State Certified Shoreline Survey of March 1, 2017, and separated from it by a buffer of at least 12 inches. Figure 5 presents the proposed alignment overlain on an aerial photograph. The structure would extend for approximately 220 linear feet and would be built entirely on the Kona Reef Condominium’s private property. The top of the structure would be flush to grade (at the same elevation of the surrounding lawn area). The southern half, or approximately 100 feet, of the structure would be embedded in the existing soil on both faces (i.e., both mauka and makai). The structure would vary from approximately 12 to 52 inches in height, depending on the depth to bedrock, with the top surface varying from approximately 12 to 15 inches in width. These dimensions are flexible to allow for adjustments to the finish height and width needed at various points along the structure, and to allow the structure to be flush with the existing lawn elevation. The proposed project would be completed within about three to four months of receipt of required permits. The Kona Reef Condominium, located at 75-5888 Ali‘i Drive, Kailua-Kona, County of Hawaii, Tax Map Key (TMK) (3) 7-5-018:071, is an approximately 3.1-acre shoreline property. The Kona Reef Condominium consists of five (5)-four story residential buildings, and a one-five-story residential building with two lower floors composed of a parking lot. The Kona Reef Condominium also includes a swimming pool, jacuzzi, courtyard gazebo and a poolside cabana, as well as an office structure. The proposed structure is not a seawall as it would not receive wave energy during normal circumstances, as it is located above the shoreline as defined by Hawai‘i Administrative Rule 205A that defines the shoreline as, “the upper reaches of the wash of the waves, other than storm and seismic waves, at high tide during the season of the year in which the highest wash of the waves occurs, usually evidenced by the edge of vegetation growth, or the upper limit of debris left by the wash of the waves.” The shoreline was recently established by a Certified Shoreline Survey dated March, 2017 (File No. HA-538). The proposed project would be located within the shoreline setback and would therefore require a shoreline setback variance. As a result, the proposed project triggers the environmental review requirements under Chapter 343, Hawai‘i Revised Statutes, known as the “Hawai‘i Environmental Policy Act.” The authority to 1