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HomeMy WebLinkAboutCOM 0091.000 2000-2002 tr w Herr Ktm Y Dixle Kaetsu Mayor Managing Director Peter T Youog • Depury,Managmg Director County of Hawaii 25 Aupum Street, Room 213 Hilo, Hawen 96720252 • (808) 96t-821 I • Fax (808) 961.6553 KONA 75-5706 Kuekm~ Highway, Swte 103 • Kedua-Kona Haweu 96740 (808)329-5226 Fez (806)326-5663 January 12, 2001 - Honorable James Y Arakakt, Chairman and Members of the County Council County of Hawaii = 25 Aupum Street -J Hilo, HI 96720 Deaz Chairman Arakakt and Members Change of Zone Application (REZ 00-015) Applicant: Bernazd and Rata Soazes Request RS-10 to CN-10 Tax Map Key 2-2-34.95 Change of Zone Application (REZ 00.21) / Applicant: RMbel S. Kubota Trust ? Request: RS-10 to CCs-10 Tax Map Key 2-2-20:007 Proposed Street Name -Pahoa Village Road Pahoa Village Tax Map Key 1-5-2, 6, 7, 11, 14, etc ~ Proposed Street Names - Wazpunalet Homesteads Tax Map Key 3-6-5 Proposed Street Names - O`okala Community Association Tax Map Key 3-9-4, 5 and 6 (SUB 6633, 6635 & 6636) Proposed Street Names - Pa`autlo Camp, "Spanish Camp," Nakalet Camp, etc Tax Map Key 4-3-18 (SUB 6638) (SUB 6634) Proposed Street Names - Pa`auhau Village Tax Map Keey 4-4-17 (SUB 6637) N0. 8tr~ ~ ZO FSIe No. Z Bef, To: 4C Ref. Hate JAN 2 5 Zpp3-_ Honorable lames Y Arakak~, Chairman and Members of the County Council Page 2 January 12, 2001 Proposed Street Name - Pa`auilo Homesteads Antone De Luz Road Tax Map Key 4-3 Proposed Street Names - Ka`auhuhu Homesteads Tax Map Kev 5-5-2 54 As required by Chapter 4, Sec 5-4 3(C), Hawaii County Charter, transmitted herewith for the County Council's cons~derat~on and acUOn are the Plaruung Commission's letters and enclosures regazdmg the above-referenced requests Smcerely, , f~ Harry 1Cim Mayor L121500MAY Enclosures cc Plamm~g Department ~*r x~ Mayor County of Haaaii PLANNING COMMISSION 25 Augmi suer, Room 109. Nilo, wwui s6~zo-azs2 (808)961-6286 • Fu (80!)961-8742 JAN 1 2 2001 Honorable James Y. Arakaiv, Chauman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaln and Members: Change of Zone Application (REZ 00-21) Applicant: Mabel S. Kubota Trust Request: RS-10 to CG-10 Tax Mnn Key: 2-2-20:007 The Planning Commission, after a duly held public hearing on December 15, 2000, voted to recommend for your approval the proposed legislative bill to change the district classi5cation for approxunately 19,721 square feet of land from Single Family Residential (RS-10) to General Commercial (CG-10) The property is located on the west side of Kinoole Street approximately 250 feet south of its intersection with Wailoa Street, and across of the former Sun Sun Lau Restaurant, Waiakea House Lots, god Stases, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone The applicant is requesting for a change of zone designation from a Single Family Residential (RS-10) to Gemeral Commercial (CG-10) to convert the existing single family dwelling into an office bwlding. However, the applicant would like the flexibility to expand the use of the property to allow for other general commercial uses In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions Honorable James Y. Arakaki, Chauman and Members of the County Council Page 2 can be made to better time and stage developments to achieve growth detemvned by the General Plan and related planning documents. The imphcationa of these evaluations and decisions must be also considered as they may have an impact on sunilar areas in the County, but ultimately, on the future development of the whole island. The proposed change of zone request from RS-10 to CG-10 would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan. • Provide residents with opportumties to unprove their quality of life. • Economic development and irnprovement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall stnve for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or unproved economic opportunities that are compatible with the County's natural and social environment • The County of Hawaii shall stnve for an economic climate winch provides its residents an opportunity for choice of occupation The proposed request would also be consistent with the goals and policies of the Land Use Element of the General Plan. Land use is one of the pnncipal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and pnvately owned resources. It is also intended to be used as a policy grade for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and nsitor sernces, industry, agnculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards aze set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: • Designate and allocate land uses in appropnate proportions and rtvx and in keeping with the social, cultural, and physical environments of the County. Honorable James Y. Aralcakr, Chauman and Members of the County Council Page 3 • Zone urban- and Waal-types of uses in areas month ease of access to wmmumty services and employment centers and with adequate public utilities and facilities • Allceate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and socral environment * Zoning request shall be revrewed wrth respect to General Plan designation, drstnct goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, avazlabilrty of public sernces and utilities, access and public need The proposed request would also complement the following goals and pohcres of the Commercial Element: • Provrde for commercial developments that maxrmrze convenience to users • Drstribution of commereral areas shall be such as to best meet the demands of nerghborhood, community and regronal needs • The development of commercial facrlrtres should be designed to fit into the locale wrth minintal intrusion while provrdrng the desued services. Appropnate infiastructure and design concerns shall be incorporated into the review of such developments. • Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilrhes in the area. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan represents the document's goals, polrcres, standards and coun~ea of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document rtself The LUPAG Map, in essence, establishes the basic land use pattern for arras within the County. The subject rezoning action conforms to the LUPAG Map which desrgnates the area for High Density Urban Development This high Densrty Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 designation allows for commercial, multiple residential and related semces. The proposed site would be sortable and allow for General Commeroial uses. The rezoning reclassification would be a reasonable expansion of commercial activities associated with this designation and the existing commercial uses in the area. The applicant is requesting the change of zone to allow a variety of general commercial uses on the property. The change of zone request would be a reasonable expansion of commercial activities associated with this designation and the existing commercial uses m the area The Hilo Commumty Development Plan was adopted by Resolution in 1975 by the Planning Commission to serve as a guide to implement the General Plan. The Land Use Concept Map retauis the area as RD-3.75. However, it should be noted that this area has gradually been in transition from residential to commercial. The property is situated within close proximity to schools, commercial areas, employment centen, and public safety services. Immediately surrounding parcels to the north, west, and south are zoned RS-10 and RD-3.75 and in residential uses. Approxunately 83 feet north of the property at the comer of I{inoole Street and Wazloa Street is the Big Island Vision Center and Medical Building that is also zoned CG-7.5. The former Sun Sun Lau Restaurant is situated across of the street and is also zoned CG-7.5. Further to the north along Kinoole Street are the Farm Credit Service of Hawaii, and Furnitureland that aze zoned CG-20. Hawaiian Linen Supply (dry cleaners) and 7-Eleven are establishments located approximately 2 blocks from the property and also zoned CG-7 5 Other uses within two blocks of the property between Mohouli Street and Hualalai Street include the St. Joseph School, United Community Church and ICapiolani Elementary School and some residences Commercial rezonings in the vicinity include: • TMK: 2-2-18: 37 (REZ 339), site ofFumitureland, from RS-10 to CG-20 by Ordinance No. 79 474 effective 9/24/79. • TMK: 2-2-18: 33 (REZ 404), site of Farm Credit Sernce of Hawaii from RS-10 to CG-20 by Ordinance No. 82 759 effective 2/22/82. • TMK. 2-2-20: 011 (REZ 945), site of the Big Island Vision Center and Medical Building from RS-10 to CG-7.5 by Ordinance No. 00 61 effxtive June 5,2000. The proposed change of zone would, therefore, complement the existing commercial land uses, be consistent with the transition from residential to commeroial occumng in the immediate vicinity and provide for an orderly commercial development of the azea. The property is located less than one mile from the Hilo urban center where police, 5re and emergency medical sernces are available. Honorable James Y. Arakalti, Chauman and Members of the County Council Page 5 All uhlrties and sernces are or will be made avazlable to the project site which are essential to accommodate urban development. Access to the property rs from Kinoole Street, a County owned roadway with a 40.foot pavement within a 60-foot right-of--way The Department of Public Works recommends that the exrsting concrete dnveway be reconstructed to meet the requirements of the Hawaii County Code and the Americans with Disabihnes Act (ADA). Sazd agency further stated that the applicant provide fiill- width concrete sidewalk along the subject property's entire Kinoole Street frontage. A condition is included to address those improvements. According to the Department of Water Supply, water is available to the property from an existing 5/8-inch meter and an 8- rnch waterline along IUnoole Street fronting the property. All other utilities and sernces are available to the property. The project has no severe geologrcal or topographical problems wtuch cannot be properly rectified or which would render the land unusable. The property rs rectangular in shape, and the topography is slightly sloping from north to south. According to the Flood Insurance Rate Map (FIRM), rt is within Zone X, an area detemuned to be outside the 500-year flood. The property is also located outarde of any tsunamr inundation area. Any new construction or improvements to the project area must comply wrath Chapter 27 of the County Code relating to Flood Hazard Control. The property has been previously developed with a residence and therefore, no endangered or threatened species of floral or fauna nor any archaeological sites are anttcrpated to be found on the property. To rmhgate any potenttal norse and visual impacts to adjacent neighbors, rt rs recommended that a landscaping buffer, to be determined during plan approval revrew, be established along both the north and south property boundaries. Based on the above findings, this request for a Change of Zone from a Single Fanuly Resrdenttal (RS-10) to a General Commercial (CG-10) zoned distact would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 We are enclosing a copy of the staff background for your information. Sincerely, ~ ~ ~ Geraldine M. Giffin, C heimi~n Planning Commission Lkubota02PC Enclosures cc: Mr. Sidney Fuke Mabel S. Kubota Trust Department of Public Works Department of Water Supply Kazu Hayeshida, Drrector/DOT-Highways, Honolulu • HKubomOlagk-12/5/00 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT MABEL S. KUBOTA TRUST <,HANGE OF ZONE APPLICATION fIZZ 00-0211 MABEL S. KUBOTA TRUST has submitted an applicatron for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to General Commercial (CG-10) for approximately 19,721 squaze feet of land The property is located on the west side of Kinoole Street approximately 250 feet south of its intersection with Wailoa Street, and across of the former Sun Sun Lau Restaurant, Waiakea House Lots, 2nd Senes, South Hilo, Hawaii, TMK: 2-2-20:7. (:FNERAi.INFO MATION 1. Land Ownership: The property is owned by Mabel S. Kubota Trust. APP .i NT'S RFOLiFST 2. Request: The applicant is requesting the change of zone to allow general commercial uses on the subject property The applicant proposes to convert the existing single-fatruly dwelling into an office building. The existing 2-story dwelling structure has a pnmary floor and a basement consistrng of 1,530 squaze feet on each level, with a combined area of 3,060 squaze feet. The structure is less than 30 feet in height. According to the application, the applicant has received favorable responses from potential tenants who aze loolang for office space in aquasi-residential semng. 3. Site Plan: According to the site plan submitted, the structure is setback about 40 feet from the front boundary along Kmoole Street, 100 feet from the rear boundazy, 10 feet from the Puna side boundary, and 20 feet from the Hamakua side boundary The applicant proposes to extend the existing dnveway further to the reaz of the property in order to provide additional pazking and a loin azound azea 4. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A -Change of Zone Application) 91 ('9i 1l as) Pa STATE A_ND COUNTY PLANS 5. State Land Use: Urban. 6. General Plan Consistency: Econonuc, Land Use and Commercial Elements. 7 General Plan LUPAG Map: High Density Urban. This designation allows for commercial, multiple residential and related services (general and office commercial, multiple residential). As such, this request conforms with the LUPAG Map. 8. Hilo Community Development Plan (CDP): The Hilo CDP was adopted by Resolution in 1975 by the Planning Commission and serves as a guide to implement the General Plan. The Land Use Concept Map retains the azea for a Double Farmly Residential- 3,750 square foot (RD-3.75) zonmg. 9. County Zoning: Single Family Residential (RS-10). 10. SMA: The subject property is not located within the Special Management Area It ~s situated over one half Hole from the nearest coastlme. DES iPTION OF PROP .RTY ND S ROUNDIN = RF.A 11. Subject Property: The rectangulaz shaped property has been improved with the existing 2-story residence, lawn landscaping and fruit trees 13. FIRM: Zone "X," azeas determined to be outside of the 500-year flood. There aze no drainageways through the property. 14. U.S.D.A. Soil Type: Kesukaha extremely rocky muck (rKFD) series, 6 to 20 percent. This soil type consists ofwell-drained, thin orgamc soils overlymg pahoehoe lava bedrock. Runoff is medium and the erosion hazard is slight. This soil type is widespread throughout downtown Hilo. 15. Land Study Bureau Soil Rating: Urban. 16. ALISII: Urban Development 17. Flora and Fauna Resources: The site and its vicinity have been fully developed with urban uses. The property has been used as a residence for over 50 years As such, ~t ~s unlilcely that the property would be a habitat for any listed threatened or endangered species of plant or animal. 18. Cultural and Archaeological Resources: As previously stated, the property has been 2 ' cleared and developed with a residence and landscaping. Therefore, it is not anticipated that there are any archaeological remains on the property. 19. Surrounding Zoning and Lsnd Urea: Immediately surrounding parcels to the north, west, and south are zoned RS-10 and RD-3.75 and in residential uses. Approximately 83-feet north of the property at the wmer of ICinoole Street and Wailoa Street is the Big Island Vision Center and Medical Building that is also zoned CG-7.5. The former Sun Sun Lau Restaurant is located across of the street and has been zoned CG-7.5 since 1967 Further to the north along Kinoole Street aze the Farm Credit Service of Hawazi, and Furnitureland that are zoned CG-20. Hawaiian Linen Supply (dry cleaners) and 7-Eleven are establishments located approximately 2 blocks from the property and also zoned CG-7.5. Other uses within two blocks of the property between Mohouli Street and Hualalai Street include the St Joseph School, United Community Church and ICapiolam Elementary School and some residences. 20. Approved Commercial Rezoning in the Vicinity: • TMK: 2-2-18: 37 (REZ 339), site of Fun:utureland, from RS-10 to CG-20 by Ordinance No. 79 474 effective 9/24/79. • TMK: 2-2-18: 33 (RF7 404), site of Farm Credit Service of Hawaii from RS-10 to CG-20 by Ordinance No. 82 759 efYective 2/22/82 • TMK: 2-2-20: 011 (REZ 945), site of the Big Island Vision Center and Medical Building from RS-10 to CG-7.5 by Ordinance No. 00 61 effective June 5,2000. piiRi i(' SFRVI .C ND FAC i.I F.S 20. Road: Access to the property is from ICinoole Street, a County roadway with a 40-foot pavement wrttun a 60-foot nght-of--way. 21 Water: The property is cunently serviced by an existing 5/8-inch meter. Water can be made avazlable from an existing 8-inch waterline along Kinoole Street fronting the property. 22. Wastewater System: The applicant plans to continue the use of the ex~shng cesspool. 23. Solid Waste: The applicant intends to either retain commercial haulers or have the respective tenants dispose of rts own refuse. 3 22. Other Essential Utilities and Services: Police, fire protection and emergency medical semces are available within a 5- to 10-minute response time. Electricity and telephone are available to the property. AGENCIES' COMMENTS 26. Police Department (November 14, 2000 Memo): "Staff reviewed the attached request and encourages the consideration of extension of the present driveway to provide off street pazking and availability of a tum around area for ffie proposed protect " Applicant's Response: (See Ezhibit B -December 6, 2000 Letter) 27 )N~re Department (November 30, 2000): "We have no comments regarding the above-referenced Change of Zone Application." 28. Resl Property Tas Office (November 16, 2000 Memo): "There aze no comments at this time. "Current -Real Property taxes aze paid through June 30, 2001." 29. Department of Health (November 17, 2000 Memo): "The Health Department found no environmental health concerns with regulatory imphcattons in the submittals." 30. Department of Pnblic Works: (See Exhibit C -December 5, 2000 Memo) 31 Department of Water Supply: (See Exhibit D -November 22, 2000 Memo) At=FN .S - NO F' PONS . 32. Department of Transportation PUBLIC COMMENTS 33. The department has not received any written comments or obJections from the public on the subject application. 4 COUNTY REZONING APPLICATION (RS-10 tom 10) ~7 MABEL S. KUBOTA TRUST WAIAKEA HOUSELOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-20: 007 Prepared For: Mabel S. Kubota Trust Prepared By: Sidney M. Fuke, Planning Consultant October 2000 EXHIBIT ' CHANGE OF ZONE APPLICATION COUNTY OF HAWAII ~ PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT Mabel S. n to Trust APPLICANT'S SIGNATURE ~0'7J~7 DATE: Oct. 12, 2000 ADDRESS. 66 Manulele Street (Power of Attorney) Hilo, HI 96720 LIST APPLICANT'S INTEREST 1F NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS• ~ PHONE (Bus.) (Res) 935-1259 (Fax) LANDOWNER(S): M Oct. 12, 2000 LANDOWNER SIGNATURE(S): DATE. (May be by letter) LANDOWNER(S) ADDRESS REQUEST. RS-10 -10 (Eztsttng wrung) (Proposed Zonutg) TAX MAP 1{EY• 2-2-20: 007 wV~+, STREET ADDRESS OF PROPERTY• Kinoole Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 19 , 721 square feet AGENT. Sidney M. Fukey: Planning Consultant ADDRESS 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE•(Bus) 969-1522 (Res) 961-6909 (Fax) 969-7996 Please indicate to whom original correspondence and copses should be sent ORIGINAL Sidney M. Fuke COPIES Ernest Kubota (See Insttuctrons on Reverse Stde) ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTFENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdiviae the subject land in accordance with the approved change NO of zone? If des, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approxunately how long after the date cf approval do you expect to submit ' your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: ~l a. Sell or lease the land to someone who has firm plans? NO b. Sell or lease the land to someone who has tentative NO plans? c. Sell or lease the land to someone who has no plans? NO d. Keep it? YES e. Other (please state) f.: If you intend to do either a, o, or c, please elaborate on the kind of plans the other party nos. Please, also, irclude in your answer approximately haw soon after • approval of your rezoning do you expect to transfer the sub,7ect land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Convert the existing dwelling into an office. Please refer to planning report for more information. I i 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? NO If so, please elaborate on your findings in the space provided below. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? YES If so, please elaborate on your findings in the space provided oelow. Please refer to planning and environmental report. 6. Are there any buildings on the suodect area? Yes If so, what kind? Single-family dwelling what do you intend to do with those buildings if your request is approved? Convert the structure into an office building. ~ 7. Is the subject land currently being used for any agricultural activitity? NO If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To'your knowledge, has there been any flooding and/or drainage problem on the subject area? NO v If so, please describe the problem. 9. Do you think that the roads leading to the subject area NO needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? YES 10. what sort of governmental assistance and/or improvements do ycu feel will be needed in the sub,7ect area when developed? ' Yes No a. Schools R b. Roads R c. Sewer R d. Drainage % e. Police Protection R f. Fire Protection R g. Recreational Facilities R h. Public Utilities % i. Other R For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. R 11. Have you performed any historic sites study and/or survey of the sub~eCt area? If so, what were the results? Please, also, submit a copy of the study together with tnis charge of zone supplement. Please fefer to planning and environmental report. No specific study was done, as the site was already fully developed. ~1 Signature: " Address: 66 Manulele Street H31o, HI 96720 Telephone: 935-1259 ~ Date: October 12, 2000 -5- 6338A/SOA P.C 5/84 COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to lBf~-10 MABEL S. KUBOTA TRU37 TAX MAP KEY: (3) 2-2-20: 007 WAIAKEA HOUSELOTS, SOUTH HILO, HAWAII I. INTRODUCTION The applicant, Mabel S. Kubota Trust, is requesting the rezoning of a parcel of land consisting of 19,721 squ fit from Single-Family Residential (RS-10) to Neighborwed-Ge~?-nrereieFf6lIM0) in the City of Hilo, Hawaii. Should the Planning Department determine that a General Commercial (CG-10) designation would be more appropriate, the applicant has no objections to such a change. The subject site is located on the mauka side of Kinoole Street, across of the former Sun Sun Lau Restaurant. If successful, the applicant plans to convert the existing dwelling into an office building. This project is intended to supplement the small-scale, commercial office needs of the area, including non-profit groups. II. PROJECT LOCATION As noted earlier, the subject site consists of 19,721 square feet and is identified by TMK: 2-2-20: 007. The site is located on the mauka side of Kinoole Street, across of the former Sun Sun Lau Restaurant. Situated on its two side boundaries are single-family residences. The United Community Church is located approximately 300 feet to its southeast at the comer of Mohouli and Kinoole Streets. There are more developed commercial uses proximate to this site, such as a furniture store, laundry and dry cleaning, convenience store, auto/lawn repair shop, and the like There are also two schools within a 1,000 feet of the site (St. Joseph's and Chiefess Queen Kapiolani Elementary School). (Figure 1) III. PROJECT DESCRIPTK)N A. Protect Concept and Components The applicant plans to convert an existing single-family dwelling into an office building The dwelling has a basement consisting of 1,530 square feet, and an equal amount of area on the pnmary floor for a combined area of 3,080 square feet. The height of the 2-story structure is less than 30 feet. It is set back almost 40 feet from the - _ _ _ - _ a ~t~ ~ - NAWAI'I r ,_1 i 1 ~ L~,7OR MAP B ~ l~ ~ . J s S ' ",ao s< Psrt _ y _ . ~ ~ l `~a , Ganfau ¦ m ~ ` , ¦ FitA e 4 NarYloa ~ ) 9 G Z) P C t ? ,~v~ ) 9 ?ayhmt yin ' ,a Country LY ~ Fire J 6 \ N~¦ • ? ~ ` rOrit _ Ar~ _ ~ ~11 FI oM Course ~ ~IOSfairon f~~ 5 ~ ra(]7 H '~ly~s°c? ''°ej" F ~ ~ ~,£jst'A ~r~~~ ° w t ~ Snoo. a ~ - 200 t:~ g. , `h~ 5•~'¦~ • ~ _ s.. ~ - s _ - Hllo Internatrorr, M 'c, ti ~ z , ,'oa, ~ ~ Ay, s\~~d ~ i • ~~a~fe ~ ~r ? 1 1 (Gene21 Lyma, s` ,F'jP, • _ ~ y b '~a Paris Chro cenrr Y ,iaJ`•~Y ~ 4P~ ~ Auortornwn PLk ° g ~ S fll~ lI a~ e _ ~ ~ °s ~o i PGlanl ¦ S ~r a p 8'h_1` ~'N P° / ~i I ® .J~ • AWrS~,'i 1- l~ l C$rlebhum 12~~ Aecea¦ Rug 7c ~ ' cf7J ~o. ~-7duo w,alw a 51 Z` ~p o ~ I_ 3 s . s ~ Sa ~9 Kehranab' ~ St r~ P~ . 0 u J 4 ~ j ws S~ IIM, SK ~ J,~ ;°,r.~ ~ ~ s " SUBJECT SITE ( " E " way ~ ~ 4" ~ ~ - - ` ~4 sa WAIAKEA ~b J ~ ~,u• J 'rye G A~I~ YM:A Ky,,,, Iciwri St 1^ E.p~ ~ ~ Res¦rrs v~~ s ~W rti , y N _ N cfa eq Y Gaoler ~ 4 ~ 51 s~ 3r 1 Aamin s ~ Sti ~ ~ a wAl r 2000 ~ ~ glo ^ommunrr} 0 i Coneae Q wa~kea r,0 H 5• Shopprg Gen r of I aWaly ?alakea ~ ~ 1 F W 51 9 Hrb ~ I4 ~:.NCOI a ~ Ldtarv w~. /o U Kunio lc P-, ko 20~ St I _ 1 t ,n' I vl avou St G x w ]ZCiU~' 1 front (Kinoole Street) and 100 feet from the rear The side yard set backs are approximately 10 feet on the Puna-side and 20 feet on the Hamakua end. There are some citrus and other trees in the rear portion of the site, while the balance is essentially a lawn. Tentative plans call for the basement or lower level to be used essentially for storage, while the office space would be located on the principal level. The existing driveway would also be extended further mauka to provide additional parking and a tum around area as will be required by the Zoning Code If needed, the existing 10- foot wide paved driveway would also be widened (Figure 2) It should be emphasized that the location of the proposed parking is preliminary and may be adjusted to accommodate the spatial requirements of the potential users and County's design review and related construction requirements Access to the site is from Kinoole Street Although there are a number of commercial uses in the general area, the site is nonetheless bounded by residential uses on 3 of its 4 sides As i such, if needed, additional landscaping consistent with the County's Landscaping Rule, will be implemented adjacent to these properties to mitigate potential visual and noise impacts B. Proiect Timetable and Cost The applicant has received favorable responses from potential tenants who are looking for office space in aquasi-residential setting. Should the request be approved, some of these ~ commitments can be tied down. Hopefully, the required approvals, including the necessary building permits, can be secured within the next year The conversion cost is estimated to range between $30,000 to $75,000 These would be largely to address the Fire and Health codes for commercial establishments, as well as the American With Disabilities Act (ADA) requirements z i I? ~ ~~p~~~ o _ OP„V I I i _ m ~p I ~ O o ' I I i i vn~+vwvN 1HHa115 .~100N1>I vNnd; Iz-Ee ,ol oeLE 4 WL u FO g J _o ,r ~y~ ~ XQ LU o ~ ~ N iq r I O g ~ iw - N m ~ N N o o Z =N=~ m ~ ~ ~ QN m r. r ~ Q~dr ~ to Q r a ''p O ~ 61 OJ N ~ O il ~ n m = ~ Y~ r = iL U ~ Z ° ~ 9~ 0 x~ Q J o Y~~ Q NU d ~u ~ NL FU I UJ IL'6B ~,OIoBh.l •~~Z. ~ ~ ~ a',~ N. - INSTITUTIONAL CONSIDERATIONS A. State Land Use • The subject property is designated Urban As such, no State Land Use Commission action is required. The County of Hawan can process the rezoning request B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, when properly scaled, designates the site Medium Density. Relative to the Medium Densely designation, the General Plan allows consideration for "Village and neighborhood commercial and residential and related functions (3-story commercial, residential - up to 35 ands per acre." As such, the requested CN zoning would be consistent with this designation, and no General Plan amendment is necessary. However, the site could be interpreted to be part of the High Densely area. Should the area be deemed High Density, then a General Commercial (CG-10) zoning would be equally appropriate ' And as noted earlier, the applicant would have no objection to a CG-10 zoning C. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as a ug ide for decision- makers. It was adopted by the Planning Commission in 1975, over 25 years ago Although reviewed by the County Council, the CDP was never adopted The CDP's Land Use Concept map identifies a CG-7.5 designation for this area This designation suggests general commercial uses. As such, the CG-10 zoning would be consistent with the CDP Notwithstanding this consistency, however, it is acknowledged that the growth of Hdo and its outlying areas like Puna, have made some of the planning assumptions of the CDP obsolete An updated CDP would be timely Absent the avadabdity of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map 3 and policies. In the end, the General Plan is more critical, as the County Charter regwres all zone changes to be consistent Huth it ' D. County Zoning The County zoning of the subject area is Single-family Residential (RS-10). If r ~JteFaativeyr; a General Commercial (CG-10) zone) is approved, the site would be converted into asmall-scale, neighborhood office building. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied Huth. G. Other Permitting Considerations The site is not located Hnthin the County Special Management Area (SMA). As such, no SMA Use Permit would be regwred. However, as noted earlier, other construction-related permits would still be regwred. These would be of the "ministerial" variety, such as Plan Approval, budding permit, and health clearances ' V. ENVIRONMENTAL CONSIDERATIONS A. General Description The 19,721 square foot site has an 83+ foot frontage along Kinoole Street The rectangularly-shaped site has a depth of 237 feet. The only structure on the site is the dwelling. A greenhouse was ~ demolished a number of years ago. The site has a lawn on the front and back portions of the site. A few avocado, citrus, and lychee trees dot the rear portion of the lot Currently, the structure is being rented as a residential umt This use will continue until such time that - if the required approvals are secured -the budding is converted for office use B. Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hdo Airport The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131 1 inches The wetter months tend to occur between October through Apnl The 4 - average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly} during the day, and westerly or mountain winds during the evenings. The property's elevation begins above Kinoole Street at about 100 feet. There is less than a 5% gradual slope from Kinoole Street Huth no significant on-site undulations Being within a heawly urbanized area, the Land Studv Bureau Overall Master ProductroitV Rating does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important The U. S. Soil Conservation Service, however, has designated the sod type in this are to be of the Keaukaha extremely rocky muck (rKFD) series This sod type consists of well-drained, think (less than 1 foot) organic soils overlying pahoehoe lava bedrock Runoff is medwm, erosion hazard slight, and shrink-swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential This soil type is widespread throughout downtown Hilo C. Natural Hazards 1. Drainage The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to v be in Zone X (areas outside of 500-year flood). There are no drainageways through the site. Accordingly, the site has not and should not be subject to flooding. As there be an added level of impervious surface resulting from the proposed parking area, there may be an issue relating to potential increased run-off In that event, drywall or similar type of accommodations vwll be implemented, subject to the review and approval of the Department of Public Works The depth of these drywalls - if needed - Hnll be of suffiaent depth to avoid potentially high groundwater table. s 2. Tsunami Hazard As the site is situated over 1/2 mile from the ocean, it is k located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there would be little or no threat from high waves 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawan falls within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there will be added structural regwrements to address this seismic hazard dunng the conversion process D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or ' proximate to the subject site The site is not only within a developed, urban, it is in fact fully developed ' Introduced bird species (such as dove, Japanese White eye, ~ house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its past and current residential use In addition to the lawn, other plant material observed on the site were lychee, a vanety of citrus, and avocado trees Given its past 6 - use, it is unlikely that the site would be an habitat for any listed threatened or endangered plant life ~ F. Historic/CulturaUArchaeological Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site The past and current residential use of the site, resulting in its extensive clearing, reduces the prospect of finding any archaeological remains Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. G. Water and Coastal Resources The subject site is located over a 1/2 mile from the coastline As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being anon-coastal property, no coastal access will be affected. Should the present method of disposing wastewater (cesspool) not be sufficient, the applicant will consider the a septic system In either case, the system would be designed in accordance with ' Department of Health standards Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State vhll be taken At that time, impacts to water and coastal resources will be carefully examined A. Noise, Air Quality, and Dust The existing background ambient noise levels is associated with the wind, foliage, birds, and the like This is relatively low, averaging less than 45 Ldn Manmade noise in this area, however, is heawly influenced by the traffic along the Kinoole Street and the schools. Although this project will introduce additional vehicular traffic to this area, it will be very insignificant due to its size and type (office versus retail) of use Thus, any traffic increase should result in a noise increase of less than 55 Ldn, which is within acceptable levels within an urban environment 1 As most of the improvements on the site will be interior, any short- term noise impacts vwll be very insignificant. The proposed development should not generate any direct air uali impacts As the project itself is not expected to have uses that generate adverse air pollutants, the only discernible air quality impact would be associated with vehicular traffic to and from the site While the added traffic will have an impact to the ambient air quality, the impact should not be significant This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds All of the regwred parking area within the project site will be paved with an all-weather, dust free surface. Landscaping will also be regwred as part of the Plan Approval requirement. As such, with the exception of minimal construction dust m the beginning, long term dust generated by the protect should be insignificant. I. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subiect site is not listed as a scenic site. However, Mauna Kea mountain is listed as a scenic resources. The proposed development would not have any visual impacts on v Mauna Kea. For one thing, there will be no additional structures on the site. Further, from this section of Kinoole Street, Mauna Kea is not readily visible due to the grade difference between the street and properties mauka of it. There are many other portions along this street, such as m the area of the County park fronting the St Joseph's school, where the views would be unfettered Thus, the public view impact of the mountain would not be impaired by the conversion of this structure for office use s VI. - SOCIAL AND RELATED CONSIDERATIONS A. Surroundinst Land Uses The predominant land use at this intersection is commercial. The areas east and south of this site, however, are used residentially. As such, while the requested use would be consistent with the commercial land use pattern, it could have some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will be taken into account B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the commercial protect, there will be long- term employment opportunities in the office area. The subject property is located proximate to commercial areas, including Downtown Hilo, the Kaiko'o Mall area, and the University. It can thus be competitive with those areas A commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher ~ commercial use, there could be some fallout to neighboring properties Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provisions that allow homeowners to "freeze" the valuation of their property for a certain period of time C. Apriculturallmpacts The site is and has not been used for intensive agricultural activities. The site has been used as a residence for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all 9 VII. INFRASTRUCTURAL CONSIDERATIONS A. Road The access to the protect would be from the existing driveway fronting Kinoole Street. Kinoole Street has a nght-of--way of 60 feet, with a curb, gutter, and sidewalk section fronting the subject site On-street parking is also allowed on both sides of the street. B. Water The County water line fronts Kinoole Street and currently services the site It is anticipated that the extstmg 5/8-inch meter would be sufficient for the proposed office use C. Wastewater The applicant plans to continue the use of the existing cesspool serving the lot. Should a higher system -such as a septic tank - be required, one will be installed D. Solid Waste i Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and eventually at Puuanahulu, North Kona Typically, a project of this nature should ' generate less than a typical residence Accordingly, the applicant intends to either retain the services of a commercial hauler or have the respective tenant be responsible for its own refuse. If required, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste E. Other Govennment Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be regwred, and existing facilities should be sufficient to accommodate the limited demand expected from this project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. io As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. Nonetheless, there are a county park, and public and private ' schools within 1,000 feet of the site The Hilo Hospital is located, approximately 3 miles from the site This hospital is one of five licensed hospitals on the island. F. Other Utilities All other utilities such as telephone and electrical services, are available to the site VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Tenn Uses of Environment and Maintenance and Enhancement of Lonsr-Term Productivity The short term use of the site would probably be continued residential uses As no new structures are planned, the conversion of this building will not change the character of the site Further, this project should not result in any significantly adverse short or long term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits -albeit small - resulting from the construction and implementation of this project. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods The required infrastructure - if needed -Hell be implemented by the applicant to mitigate potential impacts of this project. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue The likelihood of finding archaeological features on the site is remote, due to the past development of the site Further, any unanticipated finds well be properly mitigated upon consultation with appropriate government agencies ii - C. Mitigative Measures The applicant intends to provide any required off and on-site ' infrastructure in conjunction with the development of this project These may include drainage, sewer, and water improvements. Should there be a need to improve the driveway access, it grill be done Likewise, the applicant, if required, is prepare to make on- sitedrainage improvements to accommodate the planned parking area as well as upgrading the wastewater system. All of these, if required, will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for finding archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. If regwred, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residences. The landscaping would be consistent with the Planning Department's landscaping rules There is a single-family residence on the property that is rented on a month to month basis. As such, the tenant would have to vacate the premises at some point in time D. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site would remain in its present residential use f Under this scenario, the site would not be utilized to its 1 highest and best use, as envisioned by the General Plan and the commercial growth of the general area. 2. Development Based on F~cisting RS-10 Zoning Under this alternative, the land would not be able to be further subdivided, as it would not meet the minimum area requirement for 2 lots (20,000 square feet)- However, it would be possible to construct an additional dwelling with an "ohana"permit iz However, the site's proximity to existing commercial areas would make it less suitable for more intensive residential uses. Accordingly, it may be unlikely that the site would be ' developed more intensively for residential uses 3. Alternative Residential Densities The site could be developed into a higher residential density, such as multiple-family, that would also be consistent with the General Plan Again, having residential uses adjacent to a maior street, particularly from a noise and dust perspective 4. Evaluation of Alternatives Leaving the property in its current undeveloped state would not maximize the use of the land. There would also be diminished tax revenues and less services to the public. While alternative residential densities are possible, the proximity of a maior street and the potential infrastructural cost (particularly wastewater system) may not make such a protect feasible The project's impact to the area's social and physical infrastructure would not appear to be pronounced. Certain mitigative measures such as landscaping and so forth will be taken to address any possible impact associated by the conversion of the dwelling into an office building In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the CG-10 zoning alternative 13 1X. REGULATORY ANALYSIS A. General Plan LUPAG Maa The General Plan provides for the long-range comprehensive development of the island of Hawaii It provides direction for balanced growth in the County The LUPAG map designates the site Medwm Density, a designation that allows the requested CN-10 zoning Accordingly, this request would not be inconsistent wrath the LUPAG map. B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and-Land Use Elements of the General Plan Specifically, the more pertinent ones follow 1. Economic Element Goals Provide residents wrath opportunities to improve their quality of life. i . Economic development and improvement shall be in ' balance with the physical and social environments of the island of Hawaii. The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible wrath the County's natural and social environment. Policies The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible wrath the County's natural and social environment 14 The County shall stave for an economic climate which provides its residents an opportunity for choice of occupation. r . The County shall stave for diversification of Its economy by strengthening existing industries and attracting new endeavors The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request would provide opportunities for existing and new offices to establish themselves in an area that is serviced by a good transportation system Relatedly, all of the required infrastructure is there or, if not and/or needed, Hell be provided by the applicant without taxing government's servicing ability. Further, the area is located proximate to residential and i business areas, making the site accessible also by foot traffic. There are schools, the University, commercial uses, and residential uses all within the immediate area. Because of the type of use (office) and its small-scaled nature, the requested protect should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. ~ 2. Land Use Element (Commercial) Goals Provide for commercial developments that maximize convenience to its users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Pollees Commercial facilities shall be developed in areas adequately served by necessary services, such as water, IS utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments Standards Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities Commercial developments shall provide for adequate internal circulation amongst commercial ' facilities in the area. Off-street parking and loading facilities shall be provided Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. ~ Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more office space However, not all type of office area need to be m large structures. They can be within smaller structures, particularly where an area is in transition from residential to commercial. And this is the case here. From a visual and infrastructural perspective, the proposed project would not overwhelm the surrounding area. l6 The subject site also fulfills other policies and standards articulated in the General Plan The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the applicant. The County water line is already available to the subject site. The sewer system is adequate to service this project. Police and fire protective services are available within a 5- minute response time As such, this project should not require addition public services to be provided. The site does not have any on-site developmental constraints The land is relatively level and is designated "X" on the FIRM map Further, because office use is not noxious, potential pollution concerns would be mirnmal, if at all Being used as a residence, the prospects of the site serving as a habitat for rare or endangered plant or arnmal life appear remote There is also little evidence that the site would have any archaeological feature Because of the proposed scale and type of use, the request would be -ironically -generally compatible with the surrounding residential area as well as the growing mix of commercial uses To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to the surrounding residential properties ~ Finally, the standards for an office bwlding will be fulfilled These include the acreage, setbacks, uses, parking, and the like C. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan Although many changes have occurred over the past 25 years, making many of the planning assumptions obsolete, it is still sigrnficant to note that the CDP then recommended a CG-20 designation for this site The requested zoning would be consistent with the CDP ro D. Zoninst If the request is approved, the existing dwelling would be converted ' into an office building. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with No variances from the Code are anticipated. ie SidneyFuke, Pfanning Consultant 100 Pauehi SVeet, Suite 212 • Hlb, Howell 96720 • Plemnp • Wdaice • Zmip Telephone (606) 969-1522 • Fax (608) 969-7996 • Subdmeion • lend Ue• Pannde ' EmionrgnW Reports December 6, 2000 Mr. Chris Yuen, Director Planning Department g COiJNTY OF HAWAII ~ n~ 25 Aupuni Street G~ ~ Hilo, HI 96720 -o Teti ~ Deaz Mr. Yuen: ti`n ~ Subject: Rezouiug Application (REZ 00-021) ~c~r`~ ~ Mabel S. Kubota Trust. TMK: 2-2-20: 007 The Police Department's comments, dated November 14, 2000, on the subject matter are well taken. please note that off-strcet parking, complete with a tum-around area will be provided on site. This is to avoid any direct backing up of vehicles into the street. The number and size of stalls will be consistent with the Zoning Code. Should you have additional questions or comments on this application, please feel free to contact me. Thank you very much. Sincerely, ~ '~~yV,1W~, NEY M. FUKE Planning Consultant xc Police Department Mabel S. Kubota Trust EXHIBIT Gr~ti~- DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE December 5, 2000 1~~14fi~`u1,~Wlt TO Planning Department FROM .{or Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 00-021) Applicant. Mabel S Kubota Trust Request RS-10 to CG-10 TMK. 2-2-20 007 We have reviewed the subject application forwarded by your memo dated November S, 2000 and have the following comments 1 All development generated runoff shall be disposed of on site and shall not be directed toward any adtacent properties 2. Drainage improvements, if regwred, shall be constructed meeting with the approval of the Department of Public Works 3. Any earthwork activity, including grading and grubbing, shall conform to Chapter 10 -Erosion and Sedimentation Control, of the Hawan County Code 4. A solid waste management plan shall be submitted for review and approval by the Department of Public Works 5 Wastewater disposal shall meet the rules and regulations of the State Department of Health 6 The Facilities Map, County of Hawan General Plan, classifies Kinoole Street as a secondary arterial (80 ft wide right-of-way) 7. The existing concrete driveway servicing the subject parcel is in poor condition We recommend reconstruction of the driveway conforming to the regwrements of the Hawaii County Code and the Americans with Disabilities Act 8 The applicant shall provide full-width concrete sidewalk along the subject property's entire Kinoole Street frontage 9 A permit shall be obtained from the Department of Public Works, as regwred by the Hawan County Code, for work within the County right-of-way Questions may be referred to Kelly Gomes at ext 8327 EXHIBIT KG , f4 r - ~ ~~I(+~ ~i n DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII nie s ?y.,.V, 25 AUPUNI STREET HILO, HAWAII 96720 TELEPHONE (BOB) 961-8660 FAX (BOB) 981-8657 November 22, 2000 TO. Ms. Vvginia K Goldstein, Planning Director ~ "o Planning Department C~ Z O c Cz FROM Milton D Pavao, Manager Z 0 ~ SUBJECT: CHANGE OF ZONE APPLICATION (REZ 00-021) O'~~I ~ REQUEST: RS-10 TO CG10 APPLICANT - MABEL S. KUBOTA TRUST ~ rv TAX MAP KEY: 2-2-020:007 ~ m ~ - G ~ We have reviewed the subject application for a change of zone and have the following comments and conditions. Based on the prevazling water situation to the azea, water can be made available from an existing 8-inch waterline along Kmoole Street that fronts the property. The parcel is currently serviced by a 5/8-inch meter which is restncted to a daily maximum of ti00 gallons Therefore, the Departrnent has no objections to the proposed application subject to the applicant understanding and accepting the following conditions ] Consult with the Fire Department for any fire protection requirements. The existing 8-inch waterline has a theoretical fire-flow capacity of 1,500 gallons per minute. The nearest fire hydrant is on Warloa Street, approwmately 300 feet from the property 2 The Department accepts the applicant's water use calculations of no more than 600 gallons per day, however, it reserves the tight to have the property owner install a lazger water meter, at their expense, should future water consumption necessitate it 3. The applicant shall install a departmentally approved backflow preventer (reduced pressure type) on the subject property dust after the meter A licensed contractor shall install the backflow preventer within 90 days of the effective date of the change of zone The installation and assembly of the backflow preventer must be inspected and approved by the Department The backflow preventer shall be operated and maintained by the customer A copy of our backflow preventer handout is being forwazded to the applicant to help them understand this requirement. Should there be any questions, please call our Water Resources and Planning Branch at 961-8665 Sincerely yours, ton D Pavao, P E Manager ~ o s>-ac•gms EXHIBIT copy - (w/att) Mabel S Kubota Trust 'D ~ (w/o att) Mr Sidney M Fuke r~ (w/o att) Mr Michael Watanabe,.DVIj icJo Lab , a er brtn d ro reds...