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Home My WebLink AboutCOM 0216.000 1996-1998 ~ - William G. Davis Managing Director Stephen K. Yamashiro . Mayor Henry Cho y;A,e.,M'~~` Deputy Managing Director ~IIlIIt~~ D~ ~ti~Utitt 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 (808) 961-8211 • Fax (808) 96t-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808) 329-5226 • Fax (808) 326-5663 CD Q ~ March 13, 1997 ~z j --i ~ O - `t -n rr' CD Honorable James Y. Arakaki, Chairman ~7; ~ and Members of the County Council - ..c County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Planning Director Initiated General Plan Amendment Application (GPA 96-2) Request: Low Density Urban Development to High Density Urban Development Tax Map Kev: 2-2-34:67. 68. 69. 76. 77. 104 and 106 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced amendment to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map. Sincer ly, ' C~tephen K. Yamashiro Mayor AK: syw LPD-BICI.MAY Enclosures cc: Planning Commission GPA 96-2 ter ?I b ~ Comza Dia ~O FII~ lro. ~LCa Ref. To: at+t. NAR 1 7 '<g?'•"T .,' William G.Davis • \x— Managing Director Stephen K.Yamashiro • .;, Mayor y • Henry Cho •ir • h Deputy Managing Director QIIIuttf I' 0Aguaii 4F,i 25 Aupuni Street,Room 215 • Hilo,Hawaii 96720-4252 • (808)961-8211 • Fax(808)961-6553 KONA: 75-5706 Kuakini Highway,Suite 103 • Kailua-Kona,Hawaii 96740 (808)329-5226 • Fax(808)326-5663 March 13, 1997 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Planning Director Initiated General Plan Amendment Application (GPA 96-2) Request: Low Density Urban Development to High Density Urban Development Tax Map Key: 2-2-34:67. 68. 69. 76. 77. 104 and 106 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced amendment to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map. Sincerely, St-phen K. ' . ashiro Mayor AK:syw LPD-BIC1.MAY C: Enclosures cc: Planning Commission GPA 96-2 Omani. ➢ia LIC 14 n . rot 1'%g 7 1991 14af. to IIVMVH dO AIN1100 INnoo CZ I Lid 1-1ZIIUW L6. MtY Of M~ r a ~9:~'~(-''~ Stephen K. Yamashiro ~ ~ Mayor y., ~OrM' ~GbIIIIII~~I II~ ~tC~~[tt PLANNING COMMISSION xs Aapani sue, Room 109 . luw, w...+ %~m-4zsz (808) 961$288 Fxx (808) %1-%IS MAF~ 1 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Planning Director Initiated General Plan Amendment Application (GPA 96-2) Request: Low Density Urban Development to High Density Urban Development Tax Map Key: 2-2-34:67. 68. 69. 76. 77. 104 and 106 The Planning Commission, after a duly held public hearing on February 27, 1997, voted to recommend for your approval the proposed legislative bill to amend the County of Hawaii General Plan Land Use Pattern Allocation Guide Map for approximately 3.4± acres of land from a Low Density Urban Development to a High Density Urban Development designation. The affected land is located within the Waiakea House Lots 1st Series, approximately 100 feet to the north of Kekuanaoa Street and borders Hinano and Laukapu Streets at Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the amendment to the General Plan Land Use Pattern Allocation Guide Map: The General Plan is a policy document for the long-range comprehensive development of the Island of Hawaii. It provides the direction for the future growth of the County and offers policy statements which embody the expressed goals for the present and future generations. The document includes goals, policies, standards and courses of action covering a range of county and community concerns, including economics, environmental, social, land use and the coordination of governmental facilities and services. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The proposed amendment to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map would further the County's goals of providing an economic environment which allows new or existing businesses [o expand and diversify the County's economic base, thereby, also increasing the choice of occupations. The proposed project's low-scale design makes it compatible with the surrounding environment with minimal social impact. The proposed amendment would be consistent with the following goals and policies of the Economic Element. Economic Element * Provide residents with opportunities to improve their quality of life. * 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 with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County of Hawaii shall encourage the development of a visitor industry which is consistent with the social, physical and economic goals of the residents of the County. The overall objective is to develop a new facility and relocate the existing retail and production operations within the Waiakea Houselots area. Since 1977, Big Island Candies, Inc. has been retailing deluxe cookies, baked products and candies to visitors and island residents. The present Big Island Candies facility, located on the mauka side of Kalanianaole Street within the Kalanianaole Industrial area since 1989, is not readily suitable for its existing and planned operations. The present location is too small to allow for expansion, the existing building layout is inefficient and traffic egress to Kalanianaole Street is often difficult. The new facility and location would provide adequate operation space to produce additional local goods (e.g., dairy or pastry products) and optimize production efficiency, amenities for the employees, a lush and inviting garden setting for visitors and residents, expand the retail line and Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 provide potential retail lease space for compatible businesses at a convenient and easily accessible area. Similar to the existing facility, visitors and residents will be able to view the production operations through glass walls. Big Island Candies, Inc. currently employs 75 persons full-time. An additional 15 persons are employed seasonally or part-time especially during peak periods. With the new facility, there may be an additional 20 full-time positions. The number of employees working on a shift at any given time will be a projected maximum of 62 persons. Orchids of Hawaii, a floricultural business, was previously established on the subject property by the landowners from 1945 until 1985. The Orchids of Hawaii commercial-office, commercial-retail and storage/packing areas operated under the nonconforming provisions of the Zoning Code as the operations were established prior to 1967. The business was oriented to the visitor industry as well as the residents of the County. Visitors to the previous floricultural business on the subject property were transported by buses and cars via Hinano Street. An architecture office was also established on the site and has been continuing its nonconforming use on the subject property. It should be noted that Paradise Plants Home & Garden Center subsequently established its operation on the subject property until December 1996. The proposed amendment would be consistent with the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide 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 visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: Land Use Element * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate 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 social environment. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. The proposed amendment would also complement the following goals and policies of the Commercial Element. Commercial Developmen * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * 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 minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Also, in the General Plan, a Course of Action for commercial development within the South Hilo District recommends that "Appropriately located commercial zoned lands shall be allocated as the need arises." This request would be consistent Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 with the urban form depicted for Hilo in that it would add commercial uses serving the entire City of Hilo and its surrounding region in close proximity to other similar commercial zoned districts and activities. The General Plan also provides the concept of mixed use zones to allow compatible commercial uses to mix with residential uses. Such mixed use zones are appropriate in areas of economic transition, such as older residential areas which are needed as sites for more intensive development and light industrial areas which are in demand as sites for commercial uses. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses 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 [he expressed policy statements of the document itself. The LUPAG Map establishes the basic land use pattern for areas within the County. Therefore, changes and requests for amendments to the LUPAG Map must be evaluated against applicable goals, policies and standards of the General Plan. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage certain developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County but, ultimately, on the future development of the whole island. The General Plan recognizes that there are no universal standards for determining the amount of land needed in the future for each land use or activity located within an area. However, estimates were made of the future land use acreage allocation for residential, commercial, industrial and resort uses. According to the 1989 General Plan, the proposed land use pattern acreage for commercial uses in the South Hilo district is estimated for 2,405 acres. The proposed High Density Urban Development designation would allow appropriate urban lands for commercial development, thereby, contributing to the growth and economic vitality of Hilo and the surrounding community. The High Density Urban designation may allow uses such as commercial, multiple residential and related services (general and office commercial; multiple residential--up to 87 units per acre). The existing High Density Urban Development designation occurs along the westward side of Mililani Street between Lanikaula and Piilani Streets and extends westerly toward Kinoole Street. From 1971 through November 1989, the subject area and the major portion of the Waiakea,Houselots area were designated as Medium Density Urban Development. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 The perimeter portions of the Waiakea Houselots between Kanoelehua Avenue and Kalanikoa Street, and from Kawili Street to Piilani Street were designated as Industrial Area. During the 1989 General Plan Comprehensive Review, the Waiakea Houselots area bounded by Mililani-Piilani-Kalanikoa-Lanikaula Streets were retained in the Medium Density Urban and Industrial Area designations in order to allow expansion for future commercial and residential as well as industrial developments. The area along Mililani Street, between Kekuanaoa Street and Waiakea Pond, was redesignated from Resort to High Density Urban. The area bounded by Kinoole Street, Lanikaula Street, Mililani Street and Mohouli Street was also redesignated from Medium Density Urban to High Density Urban. These two areas were considered as extensions of the Hilo Shopping Center node and have reasonably level topography, adequate access and would more fully develop the range of services and activities that can be provided in Hilo. Since 1992, the County Council has approved commercial zoning requests in those areas for uses which include restaurants, offices, medical and dental facilities, and other retail uses. In 1992 by Ordinance No. 92 115, a major portion of the Waiakea Houselots area was redesignated from Medium Density Urban to Low Density Urban due to the residents' concerns relating to the encroachment of industrial and commercial uses into the houselot area. The redesignated lands are within the bounds of Hualani Street, Mililani Street, Lanikaula Street and both sides of Kalanikoa Street. At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded by Mililani-Piilani-Kalanikoa-Hualani Streets is designated Medium Density Urban Development. Medium Density Urban designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential--up to 35 units per acre). This same area has been zoned General Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Therefore, this present CG zoning designation is not consistent with the LUPAG Map designation, which should be High Density Urban designation. Within the area bounded by Kekuanaoa-Mililani-Piilani-Kalanikoa Streets, most of the existing single family residences average about 30-50 years in age. Multiple Family Residential uses and commercial activities have been developing from Piilani Street and moving southerly. Since 1981, retail stores, a bank institution, offices and restaurant establishments have been constructed and/or established in this area. The Atebara Potato Chip Factory is located along the east side of Manono Street, one street to the west of the subject property. The factory has been in operation since 1942, prior to the adoption of the Zoning Code. Therefore, the potato chip factory continues to Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 operate as a nonconforming use. It should be noted also that according to Real Property Tax records, less than half of the residential lots are landowner-occupant for this same area. As such, the residences (existing and/or proposed) have been and are moving toward primarily for rental units. The Hilo Community Development Plan (CDP), adopted by Resolution in 1975, is intended to provide short and middle range implementation strategies for the goals, policies and land use pattern presented in the General Plan. The Hilo CDP recommended that portion of the Waiakea Houselots be retained in single family residential uses. However, it also recommended additional multiple family residential uses toward and along the westward side of the Manono Street-Hinano Street-Lanikaula Street-Kilauea Avenue-Kinoole Street area which is adjacent to or near the Wailoa State Recreation Area, the University, the Hilo Shopping Center and Kaiko'o Shopping Complex. It also recommended expansion of the Hilo Shopping Center to the Mililani-Leilani-Iolani-Kohola Streets area for commercial development. The subject area is located in close proximity to schools, commercial areas, employment centers and public safety services. It is presently occupied by the existing architectural office which was established prior to the adoption of the Zoning Code, and, therefore, is considered anon-conforming use. The office use and garden and greenhouse structures have been in existence on the subject area since 1930. The existing garden and greenhouses are planned to be refurbished and incorporated as part of the proposed development and the two existing dwellings are planned to be demolished. The subject area would provide continued and additional commercial services for the visitor industry, residents in the immediate vicinity, the University campus as well as for the rest of the residents of the island of Hawaii. Coupled with the possibility of redesignating the northern end of the Waiakea Houselot area in the vicinity of Piilani Street to High Density Urban, the subject area would also provide a possible extension of the High Density Urban designation within this section of the Waiakea Houselot area. The project site is located within an area adequately served with essential services and facilities such as water, sewer, transportation systems and other utilities. Water is available to the project site through a 6-inch waterline along Hinano and Laukapu Streets. Sewer lines are in place within all the roadways between Kekuanaoa Street and Piilani Street. In 1993, the County Department of Public Works completed the installation of an 8-inch diameter sewer main line along Laukapu, Hinano and Kalanikoa Streets. These lines connect to a 10-inch diameter collector along Kekuanaoa Street. Municipal sewer system is planned to be installed for the entire Waiakea Houselots area. Big Island Candies, Inc. would be installing the sewer line Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 connections, meeting the approval of the Department of Public Works. A Solid Waste Management Plan shall also be prepared, meeting with the approval of the Department of Public Works. Traffic signalization improvements at the intersection of Kekuanaoa Street and Manono Street were completed in September 1995, with left turn lanes from Kekuanaoa to Manono Street. In conjunction with the signalization improvements, Kekuanaoa Street has been fully improved to 48-foot wide pavement with 6-foot wide concrete sidewalks, between Mililani Street and Hinano Street. Kekuanaoa Street serves as a main roadway from the Hilo airport to Kilauea Avenue. Existing accesses to the subject area are Hinano Street and Laukapu Street, which have a 40-foot wide right-of-way with 16-foot wide pavements and gravel/grassed shoulders. These streets were resurfaced in 1993 subsequent to the installation of the municipal sewer lines. No sidewalks have been constructed within the Hinano and Laukapu Street rights-of-way. According to the City of Hilo Zone Map, Hinano and Laukapu Streets are identified as collector streets and therefore, are proposed to be increased to 50-foot rights-of-way. As the primary access will be from Hinano Street, it would be recommended that the 5-foot wide future road widening along the entire street frontage of Hinano Street be improved and dedicated to the County of Hawaii. The Department of Public Works recommends that Hinano Street be improved to a minimum 20-foot wide pavement at a length of 400 feet from Kekuanaoa Street and with shoulder and drainage improvements. The primary vehicular route to the subject area is expected to be via Kekuanaoa Street and Hinano Street. According to the Traffic Impact Analysis Report (June, 1996), prepared by M&E Pacific, Inc. for Big Island Candies, Inc., the proposed development is not expected to have an adverse traffic impact. The report concluded that the studied intersections at Kekuanaoa-Hinano Streets and Kekuanaoa-Manono Streets have sufficient capacity to accommodate the additional traffic which would be generated by the proposed development. Therefore, the report further concluded that additional traffic mitigating measures will not be required. The conclusion was also based on that the tour buses will be asked to access the subject property from the south end of Hinano Street via Kekuanaoa Street rather than from the north end of Hinano Street via Piilani Street. The Department of Public Works, however, expressed concerns relating to the turning radius at the intersection of Kekuanaoa Street and Hinano Street. The Department of Public Works recommends that improvements to said intersection be made in order that the turning movement for buses be sufficient. Accordingly, Big Island Candies, Inc. intends to make improvements within the existing right-of-way to accommodate the turning movements. Big Island Candies, Inc. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 is also attempting to acquire the additional right-of-way adjacent to the subject area and if successful, they would be willing to make improvements within the expanded right-of-way as opposed to the existing right-of-way. These improvements shall be included as a condition of approval of a change of zone request. There are existing single family residences adjacent to the subject area. To mitigate any potential noise and visual impacts, it is recommended that a 6-foot wide landscaping buffer be provided along the side property boundaries in conjunction with the start of construction for any development on the property. This recommendation shall be included as a condition of approval of a change of zone request. This mitigative measure will ensure that the proposed development fits into the locale with minimal intrusion while providing the desired services. Finally, because the subject property and surrounding areas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the project area, nor has the project area been identified as a significant botanical or biological habitat. In addition, it is also not anticipated that the proposed development will have any adverse impact on cultural or historical resources. The subject area has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. As previously mentioned, the project site was previously cleared and is presently occupied by the existing architectural office building, garden, greenhouses and two dwellings. Based on the above findings, the proposed High Density Urban Development designation would conform to the goals, policies and standards of the General Plan. Therefore, the General Plan Land Use Allocation Guide (LUPAG) Map should be amended to redesignate the approximately 3.4± acres of land to High Density Urban Development. Such amendment would result in an appropriate land use pattern for the South Hilo District. For your favorable consideration, an amendment to the County of Hawaii General Plan as adopted by Ordinance No. 89-142 and as amended by Ordinance Nos. 90-71, 91-48, 91-72, 91-131, 92-115, 93-10 and 93-11 is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 10 We are enclosing a copy of the staff background for your information. Should you have any questions please feel free to contact Alice Kawaha or Susan Gagorik of the Planning Department at 961-8288. Sincerely, l-~''"I Kevin M. Balog, Chairman Planning Commission AK: syw LPD-BICI.PC Enclosures cc: Mr. Allan Ikawa Mr. Sidney Fuke Roy Takemoto, Esq. Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu BPDBICOLAGK-2/15/97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT PLANNING DIRECTOR INITIATED AMENDMENT TO GENERAL. PLAN (GP 96-21 The PLANNING DIRECTOR is initiating an amendment to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map by redesignating approximately 3.4~ acres of land from Low Density Urban Development to High Density Urbap Development designation. The affected land is located within the Waiakea House Lots 1st Series, approximately 100 feet to the north of Kekuanaoa Street and borders Hinano and Laukapu Streets at Waiakea, South Hilo, Hawaii, TMK: 2-2-34:67, 68, 69, 76, 77, 104 and 106. (See Exhibit A -General Plan Amendment to LUPAG Map) GENERAL. INFORMATION 1. The Planning Director provided notice of the proposed amendment to the General Plan to the County Council and Planning Commission on November 29, 1996 and to the general public by published newspaper notice on December 3, 1996. The notice invited the public to provide comments on the proposed amendment by January 17, 1997. 2. The Planning Director conducted a public workshop on the proposed amendment on December 11, 1996. 3. Land Ownership: The seven properties (hereinafter referred to as the "subject property") are owned by S. K. Oda Trust, S. Russell Oda, Sam H. Oda, Aki Sadamoto and Hatsumi Arita. All of the landowners have given written authorization to Sidney Fuke, Planning Consultant, on behalf of Big Island Candies, Inc. to file the necessary request for an amendment to the General Plan and a Change of Zone application. Allan K. and Irma K. Ikawa have an agreement to purchase the subject property and would lease the property to Big Island Candies, Inc. Att. C-216 (Bill 64) 4. Previous Establishment: Orchids of Hawaii, a floricultural business, was previously established on the subject property by the landowners from 1945 until 1985. The Orchids of Hawaii commercial-office, commercial-retail and storage/packing areas operated under the nonconforming provisions of the Zoning Code as the operations were established prior to 1967. The business was oriented to the visitor industry as well as the residents of the County. Visitors to the previous floricultural business on the subject property were transported by buses and cars via Hinano Street. An architecture office was also established on the site and has been continuing its nonconforming use on the subject property. It should be noted that Paradise Plants Home & Garden Center established its operation on the subject property sometime in 1985 and since December 1996, has moved to another location. PROPOSED ACTION OBJECTIVES 5. Big Island Candies, Inc., a Hawaii corporation, is seeking to develop a new facility and relocate its existing retail and production operations to the subject property. Since 1977, Big Island Candies, Inc. has been retailing deluxe cookies, baked products and candies to visitors and island residents. The present Big Island Candies facility, located on the mauka side of Kalanianaole Street within the Kalanianaole Industrial area since 1989, is not readily suitable for its existing and planned operations. The present location is too small to allow for expansion, the existing building layout is inefficient and traffic egress to Kalanianaole Street is often difficult. The proposed amendment to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map would allow appropriate urban lands for commercial development, thereby contributing to the growth and economic vitality of Hilo and the surrounding community. In addition, the redesignation would allow Big Island Candies, Inc. to meet their following objectives: * Production. Provide adequate space to produce additional local goods (e.g., dairy or pastry products) and optimize production efficiency. * Retail. Expand Big Island Candies, Inc.'s retail line and provide potential retail lease space for compatible businesses. -2- * Employee facilities. Provide amenities for employees such as a fitness room. * Garden setting. Incorporate the existing garden, greenhouses and landscaping into a lush and inviting setting for visitors and island residents. * Accessibility. Locate in a convenient and easily accessible area. 6. Concurrent request for Change of Zone: Big Island Candies, Inc. has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to General Commercial (CG-20) for the subject property in order to accommodate the proposed new facility and relocate its operations. The Change of Zone request is being processed concurrently with this amendment to the General Plan LUPAG Map. 7. Conceptual Plan: Big Island Candies, Inc. proposes to construct a main two-story building which will have the ground level for retail and production activities and the second level for office, storage and employee facilities, including a fitness room. Similar to the existing facility, visitors and residents will be able to view the production operations from the retail area through glass walls. The proposed main building will focus on candy and baked products. A courtyard and covered walkway will connect the main building to an auxiliary retail wing for retailing other types of products (e.g., t-shirts). The total gross floor area of the proposed main building will be approximately 29,700 square feet. The auxiliary building will be approximately 4,000 square feet to accommodate for up to four retail businesses at 1,000 square foot per bay. The height of the proposed new facility will be 35 feet. 8. Hours of Operation: Normal hours for production operations will be from 7:30 a.m. to 4:00 p.m., Monday through Friday, with possible exceptions during peak holiday periods. Retail operations will be from 8:30 a.m. to 5:00 p.m., seven days a week. 9. Employees: Big Island Candies, Inc. currently employs 75 persons full-time. An additional 15 persons are employed seasonally or part-time especially during peak periods. With the new facility, there may be an additional 20 full-time positions. The number of employees working on a shift at any given time will be a projected maximum of 62 persons. -3- 10. Primary Access: Primary access for visitors and services to the subject property will be provided from Hinano Street. Buses, vans and cars would also enter from Hinano Street. Access from Laukapu Street will be limited to employee parking. 11. Proposed Development Timetable/Cost: Should the amendment to the General Plan LUPAG Map and the Change of Zone request be approved, Big Island Candies, Inc. projects that construction will commence in mid-1997 with completion a year later in mid-1998. The estimated construction cost is $2,000,000. STATE AND COUNTY PLANS 12. State Land Use Classification: The subject property is within the Urban District. 13. General Plan Document: The proposed amendment to the General Plan would conform to the following goals, policies and standards of the Economic, Land Use and Commercial Elements. Economic Element * Provide residents with opportunities to improve their quality of life. * 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 with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County of Hawaii shall encourage the development of a visitor industry which is consistent with the social, physical and economic goals of the residents of the County. i,and Use Element * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. -4- * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate 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 social environment. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. Commercial Development * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * 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 minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. 14. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The subject property is designated as Low Density Urban Development which allows for single family residential in character, ancillary corrununity and public uses and convenience type commercial uses. -5- 15. General Plan Land Use Concepts state the following: "A well-balanced land use pattern capable of meeting the future needs of the County is an essential part of the General Plan. " There are no universal standards for determining the amounts of land needed in the future for each land use or activity located within an area. Estimates can be made, however, of the future land use acreage allocation for each use. The land use pattern is abroad, flexible design intended to guide the direction and quality of future developments in a coordinated and rational manner. The General Plan Land Use Pattern Allocation Guide Map indicates the general location of various land uses in relation to each other. "The methodology used to develop the land use pattern reflects estimates of future population based on economic and employment evaluations, existing land uses and zoned areas, determination of community facility needs, and transportation demands for the entire island. The topography and other physical features of each area were also analyzed, and other factors, particular economic, social and physical characteristics, were noted. According to the General Plan adopted in 1989, the Proposed Land Use Pattern Acreage Allocation for the South Hilo District are as follows: Residential Commercial j>~ Resort Total Acreage 24,045 2,405 6,259 293 33,002 16. Hilo Community Development Plan: The Hilo Community Development Plan, adopted by Resolution in 1975 by the Planning Commission, recommended that portion of the Waiakea Houselots be retained in single family residential uses. However, it also recommended additional multiple family residential uses toward and along the westward side of the Manono Street-Hinano Street-Lanikaula Street-Kilauea Avenue- Kinoole Street area which is adjacent to or near the Wailoa State Recreation Area, the University, the Hilo Shopping Center and Kaiko'o Shopping Complex. It also recommended expansion of the Hilo Shopping Center to the Mililani Street-Leilani Street-Iolani Street-Kohola Street area for commercial development. -6- 17. County Zoning: The subject property is zoned Single-Family Residential (RS-10). 18. Special Management Area (SMA): The subject property is not located within the County's Special Management Area boundary. 19. Chapter 343, Hawaii Revised Statutes (HRS): The requirements of Chapter 343, HRS, relating to Environmental Impact Statement, were met upon completion of the Final Environmental Impact Statement which assessed the potential impacts on the environment for Big Island Candies, Inc.'s proposed development. This Final Environmental Impact Statement was accepted by the Planning Director on December 23, 1996, and its acceptance was filed with the Office of Environmental Quality Control and published in the January 8, 1997 OEQC Bulletin. DESCRH'TION OF THE PROJECT SITE 20. Subject Property: The subject property is a portion of the Waiakea Houselots which was created by the Territory of Hawaii in the early 1900's, with lot sizes ranging from 10,000 to 20,000± square feet. The Waiakea Houselots area includes the lands bounded by Piilani Street, Kanoelehua Avenue, Kawili Street and Mililani Street. This area encompasses approximately 200 acres of land. 21. Existing Uses: As previously noted, the Orchids of Hawaii, a floricultural business, previously established its operations on the subject property. The business was oriented to the visitor industry as well as island residents. Visitors to the site arrived on buses and cars via Hirano Street. The current use of the subject property includes the nonconforming architecture office use. A garden and greenhouses of the former floricultural business still remains on the subject property and will be refurbished as part of the proposed development. There are also two rental residences which will be demolished due to their poor condition. 22. Topography: The subject property is level and is approximately 20 feet above mean sea level. 23. Climate: The mean annual rainfall is about 136 inches. The mean annual temperature is about 73 degrees Fahrenheit. Wind patterns are diurnal---dominant easterly -7- tradewinds prevail during the day, while in the evening cooler westerly winds sweep down the slopes of Mauna Loa and Mauna Kea. IMPACTS TO RESOURCES AND PROPOSED MITIGATION Agricultural Resources 24. USDA Soil Survey Report: Soils on the site are identified as Keaukaha Series (rKFD) extremely rocky muck, 6 to 20 percent slopes. The soils consist of well-drained, thin organic soils overlying pahoehoe lava bedrock. In a representative profile, the surface layer is very dark brown muck about 8 inches thick. The soils above the lava is rapidly permeable. The pahoehoe lava is very slowly permeable, but water moves rapidly through the cracks. Runoff is medium and the erosion hazard is slight. 25. Land Study Bureau's Detailed Land Classification System: The subject property is classified as within existing urban development. 26. Agricultural Lands of Importance to the State of Hawaii (ALISH) Map: The subject property is classified as within existing urban development. Natural Hazards 27. Lava Flow Hazard: The subject property is located within Lava Flow Hazard Zone 3 on a scale of 1 (most hazardous) to 9 (least hazardous). Zone 3 is defined as 1-5 percent of the area covered by lava since 1800 and 15-75 percent of the area covered by lava in the last 750 years. 28. Seismic Hazard: The entire island of Hawaii is within Earthquake Zone 3, which is the zone of highest seismic occurrence and danger. 29. Flood Insurance Rate Map (FIRM): The subject property is located within Zone X, area determined to be outside the 500-year flood plain. Similarly, the area is not within the tsunami inundation or high wave hazards. Flora/Fauna Resources 30. Flora: Since 1924, the subject property has been in commercial and residential uses, and vegetation consists of introduced landscaping plants. Therefore, there is no significant floral resources or habitats for any rare or endangered species. -8- 31. Fauna: The subject property has been substantially altered by perpetual long-term commercial and residential uses and therefore, no significant faunal resources remain within the subject property. Generally, introduced birds and feral dogs, cats and mongoose have been observed at the subject property. Historical/Archaeoloeical Resources 32. Because the entire subject property had been extensively altered by the urban uses, it is unlikely that there are any surface or subsurface significant historic sites remaining on the subject property. Air and Noise Oualitv 33. Air Quality: Because all operations will occur within an enclosed air-conditioned facility, the processing operations will not generate any noise or offensive odor (except baking aroma). During construction and at build out, localized vehicular emissions will increase compared to the current condition. However, because of the minimal nature and scope of the proposed project, the additional volume of vehicular traffic and fugitive dust during construction is not anticipated to violate State or Federal air quality standards. 34. Noise Quality: The residents in the area are already exposed to the ambient noise level from the traffic at Kekuanaoa Street and the frequent aircraft overflights (approximately 60 Ldn). Therefore, the increased noise from cars or buses to the subject property should not be significantly greater than the existing noise level. Overall, the increase in noise levels is anticipated to remain well within acceptable levels. In the short term, construction will also contribute to temporary increases in noise levels in the subject property, however, this will only occur during daytime and at specific locations during construction activity. Although some new noise would be generated by the increase in traffic and human activity onsite, no significant adverse noise impacts are expected from the proposed development. CiTRRt~iTNDING LAND DISTRIGTS/USES 35. The surrounding lands are also classified within the Urban District. The General Plan High Density Urban Development designation occurs along the -9- .Y L westward side of Mililani Street between Lanikaula and Piilani Streets and extends westerly toward Kinoole Street. The High Density Urban designation may allow uses such as commercial, multiple residential and related services (general and office commercial; multiple residential--up to 87 units per acre). At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded by Mililani-Piilani-Kalanikoa-Hualani Streets is designated General Plan Medium Density Urban Development. Medium Density Urban designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential--up to 35 units per acre). It should be noted that this same area has been zoned General Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Therefore, this present CG zoning designation is not consistent with the LUPAG Map designation. Within the area bounded by Kekuanaoa-Mililani-Piilani-Kalanikoa Streets, most of the existing single family residences average about 30-50 years in age. Multiple-Family Residential uses and commercial activities have been developing from Piilani Street and moving southerly. Since 1981, retail stores, a bank institution, offices and restaurant establishments have been constructed and/or established in this area. It should be noted also that according to Real Property Tax records, less than half of the residential lots are landowner-occupant for this same area. As such, the residences (existing and/or proposed) have been and are moving toward primarily for rental units. 36. The Atebara Potato Chip Factory is located along the east side of Manono Street, one street to the west of the subject property. The factory has been in operation since 1942, prior to the adoption of the Zoning Code. Therefore, the potato chip factory continues to operate as a nonconforming use. PRFVIOUS LAND U4E ACTIONS 37. 1971 General Plan: From 1971 through November 1989, the subject property and the major portion of the Waiakea Houselots area were designated as Medium Density Urban Development. The perimeter portions of the Waiakea Houselots between Kanoelehua Avenue and Kalanikoa Street, and from Kawili Street to Piilani Street were -10- x designated as Industrial Area. 38. 1989 General Plan: During the 1989 General Plan Comprehensive Review, the area along Mililani Street, between Kekuanaoa Street and Waiakea Pond, was redesignated from Resort to High Density Urban. The area bounded by Kinoole Street, Lanikaula Street, Mililani Street and Mohouli Street was also redesignated from Medium Density Urban to High Density Urban. These two areas were considered as extensions of the Hilo Shopping Center node. Since 1992, the County Council has approved commercial zoning requests in those areas for uses which include restaurants, offices, medical and dental facilities, and other retail uses. The area surrounding the Prince Kuhio Plaza was also redesignated from Industrial to High Density Urban to provide services and activities in that portion of the City of Hilo, as extensive residential growth were occurring in the Waiakea Homestead/Waiakea Uka area as well as the Puna District. The recently built Walmart Store occupies a major portion of that area. It should be noted that the Waiakea Houselots area bounded by Mililani-Piilani- Kalanikoa-Lanikaula Streets were retained in the Medium Density Urban and Industrial Area designations in order to allow expansion for future commercial and residential as well as industrial developments. 39. Ordinance No. 92 115: The County Council adopted Ordinance No. 92 115 effective October 29, 1992, which amended the General Plan Land Use Pattern Allocation Guide (LUPAG) Map by redesignating approximately 200 acres of lands within the Waiakea Houselots area from Medium Densiry Urban Development and Industrial Area to Low Density Urban Development. The amendment to the LUPAG Map was based on Council's adoption of Resolution Nos. 317 91 and 419 92. (See Exhibit B - Resolution Nos. 317 91 and 419 92, and Ordinance No. 92 115) PUI3LIG FACILITIES AND SERVICES 40. Access: Existing access to the subject property is Hinano Street and Laukapu Street, which have a 40-foot wide right-of--way with 16-foot wide pavements and gravel/grassed shoulders. These streets were resurfaced in 1993 subsequent to the -11- installation of the municipal sewer lines. No sidewalks have been constructed within the Hirano and Laukapu Street rights-of--way. According to the City of Hilo Zone Map, Hirano and Laukapu Streets are identified as collector streets and therefore, are proposed to be increased to 50-foot rights-of--way. Traffic signalization improvements at the intersection of Kekuanaoa Street and Manono Street were completed in September 1995, with left turn lanes from Kekuanaoa to Manono Street. In conjunction with the signalization improvements, Kekuanaoa Street has been fully improved to 48-foot wide pavement with 6-foot wide concrete sidewalks, between Mililani Street and Hirano Street. Kekuanaoa Street serves as a main roadway from the Hilo airport to Kilauea Avenue. 41. Traffic Study: The primary vehiculaz route to the subject property is expected to be via Kekuanaoa Street and Hirano Street. According to the Traffic Impact Analysis Report (June, 1996), prepazed by M&E Pacific, Inc. for Big Island Candies, Inc., the proposed development is not expected to have an adverse traffic impact. The report concluded that the studied intersections at Kekuanaoa-Hirano Streets and Kekuanaoa- Manono Streets have sufficient capacity to accommodate the additional traffic which would be generated by the proposed development. Therefore, the report further concluded that additional traffic mitigating measures will not be required. The conclusion was also based on that the tour buses will be asked to access the subject property from the south end of Hirano Street via Kekuanaoa Street rather than from the north end of Hirano Street via Piilani Street. (See Exhibit C -Page 3-13 to 3-21 of Final Environmental Impact Statement) However, the Department of Public Works expressed concerns relating to the turning radius at the intersection of Kekuanaoa Street and Hirano Street. The Department of Public Works recommends that improvements to said intersection be made in order that the turning movement for buses be sufficient. 42. Water System: Water is available to the subject property from an existing 6-inch water mains along Hirano Street and Laukapu Street. 43. Wastewater System: Sewer lines aze in place within all the roadways between Kekuanaoa Street and Piilani Street. In 1993, the County Department of Public Works -12- completed the installation of an 8-inch diameter sewer main line along Laukapu, Hirano and Kalanikoa Streets. These lines connect to a 10-inch diameter collector along Kekuanaoa Street. Municipal sewer system is planned to be installed for the entire Waiakea Houselots area. 44. Solid Waste: Solid waste would be collected and disposed of at the Hilo solid waste transfer station and landfill site located off of Leilani Stteet, in compliance with applicable Federal, State and County rules and regulations. 45. Police/Fire Protection: The subject property will be served by the Hilo Central Fire Station located on Kinoole Street or the 24-hour substation at Waiakea and supported by additional substation at Kawailani. The Police Headquarters is located on Kapiolani Street, approximately two miles from the subject property. 46. Medical Services: The community within the City of Hilo proper contains the Hilo Medical Center as well as various medical and dental clinics in the azea. The proposed project is not anticipated to add significantly to the demand for emergency and daily medical Gaze facilities in the Hilo area. 47. All other essential utilities or services are available to the subject property. A - •N . . ' O •NT 48. Police Department (January 9, 1997 Memo): "We have reviewed the above application for a change of zone and the final Environmental Impact Statement and have no comments or objections to offer at this time." 49. Real Property Tax Division (December 13, 1996 Memo): "There are no comments at this time. Current Real Property taxes for all parcels are paid through December 31, 1996." 50. Department of Transportation (January 3, 1997 Letter): "Thank you for your transmittal of December 24, 1996. "The proposed zone change is not anticipated to have an adverse impact on our State transportation facilities. -13- "We appreciate the opportunity to provide comments." 51. Department of Land and Natural Resources-Historic Preservation Division: (See Exhibit D -December 6, 1996 Letter) 52. Department of Water Supply: (See Exhibit E -December 30, 1996 and November 4, 1996 Memos) 53. Department of Public Works: (See Exhibit F -December 30, 1996 Memo) 54. Fire Department: tSee Exhibit G -January 17, 1997 Memo) 55. Department of Health: (See Exhibit H -December 30, 1996 Memo) APPLIC NT' F. PONS , TO A = .N 56. (See Exhibit I -February 3 and 7, 1997 Letters) P~.I O NT 57. The Planning Department has not received any objections from the public on the proposed amendment. -14- Y ' CIND06T[IAL) (MEDIUM DENSIfY) (MEDIUM DENSIfV) ~ g (MEDIUM DE NSIfY) t1NDUSf[uu ~ F O n Z W wri w ~ j o ~ ~ w w ~ ~ ~ w ~ z (n f- r ~ w rn cn t~il > <MevluM a (MtD1UM Dl N51f V) DE NSIf Y) (INDUSr[uL) (INDDSTRIAL) HUALANI STREET (LOW (LOW DE NSITY) (LOW DCNSIfY) DE NSIf Y) ~ (LOW ~ DE NSIf Y) r Z (LOW I DE NSIf Y) I l_____ CLOW Dt NSI1Y) ~ w CLOW r DI NSIf V) ~ 0 2 KEKUANAOA STREET <LOW CLOW DE NSIiY) DENSIfY) LOW DENSITY URBAN (LOW DtN51iY) DEVELOPMENT TO HIGH DENSITY URBAN DEVELOPMENT AREA: 3.34 + ACRES a o = (LOW Q ? W ~ DE NSIf Y) ~ O J Y_ ~ (LOW ~ Q (LOW 2a (LOW Z Dt NSIiY) Z ~ Dt N51f V) J DC NSIf Y> z ~ = g Y a Y LEILANI STREET AMENDMENT TO THE GENERAL PLAN AMENDING THE COUNTY Of HAWAII GENERAL PLAN LAND USE PATTERN ALLOCATION GUIDE MAP BY CHANGING THE LAND USE DESIGNATION FROM LOW DENSITY URBAN DEVELOPMENT TO HIGH DENSITY URBAN DEVELOPMENT AT WAIAKEA, SOUTH HILO, HAWAII. PREPARED BY PLANNING DEPARTMENT COUNTY OF HAWAII TMK 2-2-34:67,68.69,76,77,704 & 706 FEBRUARY 79, 1997 EXHIBIT "A" Exhibit A (PIANNwG dnECron) COUN`i Y OF HAWAII _.:.:_STATE OF HAWAII RESOLUTION No. ~ 317 91 WHEREAS, the Waiakea Houselots area is an older residential area which has been experiencing urban expansion pressures by higher density land use development; and WHEREAS, the,, County Council has received testimony from the community leaders that the residents aze particularly concerned about increased taxes, negative environmental impacts, and forced relocations; and WHEREAS, although the Waiakea Houselots area is particularly suited for higher density uses, the Council acknowledges the concerns and the desires of the long-time residents and that they be allowed to live their lives with comfort and dignity; and WHEREAS, the Council feels that the core of the Waiakea Houselots area as delineated by the following boundaries should be retained in the low density category; 1) All lots bordering Kalanikoa Street, Laukapu Street, Hinano Street, Manono Street, and the eastern side of Mililani Street between Hualani Street on the mauka side and Lanikaula Street on the makai side; 2) All lots bordering Lanikaula Street on the makai side, Leilani Street, Kekuanaoa Street, and on the mauka side of Hualani Street between Mililani Street and Kalanikoa Street; and WHEREAS, Section 6B3 of the General Plan grants the Council the authority to initiate interim amendments to the General Plan by the adoption of a resolution; and WHEREAS, the Council also recognizes that there are areas in the Waiakea Houselots which have been allowed to develop a mix of commercial and light industrial uses. NOW,~THEREFORE, HE IT RESOLVED HY THE COUNCIL OF THE COUNTY OF HAWAII that the Planning Directoz is requested to conduct the necessary feasibility study to redesignate those parcels along the eastern side of Kalanikoa Street up to the eastern side of Mililani Street between the mauka side of Hualani Street and the makai side of Lanikaula Street from Industrial to low density. Exhibit B HE IT FURTHER RESOLVED that the Council also declares that all lots within this core of the Waiakea Houselots area shall be retained in its low density designation. - HE IT FURTHER RESOLVED that the Council requests the Planning Director to evaluate the mired uses within the peripheral lots of the Waiakea Houselots area and to submit his recommendations regarding General Plan and zoning applications. BE IT FURTHER RESOLVED that the Clerk of the County of Hawaii is directed to transmit copies of this resolution to the Honorable Mayor Lorraine R. Znouye, Planning Director Norman R. Hayashi and Planning Commission Chairman Fred Y. Fujimoto. Dated at Hilo, Hawaii, this 1st day of Mav 1991. INTRODUCED BY: COUNCILMEMBE' S, COUNTY OF HAWAII COUNTY COUNCIL ROLL CALL VOTE County of Hawau Hilo. Hawaii AYES NOES ABS E~ ' ARAKAKI X I hereby certify that the foregoing RESOLUTION was by DE LIMA X the vote indicated to the right he~ Vadoptei 9 9tltre COUNCIL ~~GO of the County of Hawaii on KOKUBUN LAI ATTEST: MAKUAKANE RUDDLE y SCHUTTE _ ~ Q =-+~'w' f ) - A1, Q Q f• Refeance I'C -214 • ~ f • COUNTY OF HAWAIL. STATE OF HAWAII RESOLUTION N0. 4?9 3~ WHEREAS, in recognizing the concerns and desires of the long-time-residents of the Waiakea Houselots area to retain its residential character, the Hawaii County Council adopted Resolution No. 317-91, requesting the Planning Director to conduct the necessary feasibility study to redesignate those parcels bounded by Hualani Street, Mililani Street, Lanikaula Street and both sides of Ralanikoa Street, from Medium Density Urban and Industrial Area to Low Density Urban designation; and WHEREAS, the Council further requested the Planning Director to evaluate the mired commercial and light industrial uses within the peripheral lots of the Waiakea Houselots area; and WHEREAS, since its creation in the 1900's, the Waiakea Houselots area which encompasses approximately 200 acres of land area, has predominantly retained its single family character, especially within its core; and WHEREAS, the Hilo Community Development Plan, adopted by the Planning Commission in 1975, recommended that the core of Waiakea Houselots area be retained in single family residential zoning and that no further limited industrial expansion continue in the area but instead, to other industrial designations; and WHEREAS, the roadways servicing the Waiakea Houselots area are not compatible to commercial and industrial roadway standards; and WHEREAS, the Low Density Urban designation would preserve and maintain the existing residential character and uses of the houselots area and prevent further encroachment of noncompatible uses; and WHEREAS, the Planning Director has completed the study to determine the feasibility of amending the General Plan Land Use , Pattern Allocation Guide (LUPAG) Map for the Waiakea Houselots area from Medium Densitlr•'Urban and Industrial Area to Low Density Urban designation and has found the redesignation to be an appropriate land use pattern and more compatible with the surrounding zoning and land uses; and WHEREAS, Section 6B3c of the General Plan grants the Council the authority to direct the Planning Director to initiate the interim proposed amendment, upon receipt of a feasibility study, by the adoption of a resolution. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that the Planning Director initiate the General Plan Amendment at Waiakea Houselots area to redesignate TMK: 2-2-27 (Por.), 2-2-34 (Por.), 2-2-35 (Por.), 2-2-36 and 2-2-37 (POr.) from Medium Density Urban and Industrial Area to Low Density Urban designation. BE IT FURTHER RESOLVED that the current General Plan land use designations between Hualani Street and Piilani Street retain its existing Medium Density Urban designation as commercial activities and multiple family residential uses and the Industrial Area designation be retained for the lots fronting Kanoelehua Avenue. y r BE IT FURTHER RESOLVED that the Clerk of the County of Hawaii is directed to transmit copies of this resolution to the Honorable Mayor Lorraine R. Inouye, Planning Director Norman R. Hayashi and Planning Commission Chairman Mike Luce. Dated at Hilo, Hawaii, this 15th day of AAril 1992. - INTRODUCED HY . COUNCILMEMHER, COUN F HAWAII COUNTY COUNCIL ROLL CALL VOTE County of Hawaii Hilo, Hawaii AYES NOES ABS EX ARAKAKI X I hereby certify that the foregoing RESOLUTION was by DE LIMA X the vote indicated to the right hereof adopted by the COUNCIL DOMINGO of the County of Hawaii oa AAril 5 1 oq ~E KOKUBUN X I.AI ATTEST: MAKUAKANE RUDDLE X SCHUTTE / ~ ~ Reference PC - 27 9 /C-3545 -nt n. (,n.../i.. i.es,~ ,.14 ll wwr e_ m.r..e.....~ w~aA n~? COUNTY OF HAWAIL , ,STATE OF HAWAII BILL NO. 661 ORDINTANCI: NO. 92 115 AN ORDINANCF. AMENDING THE COUNTY OF HAWAII GENERAL PLAN AS ADOPTED BY ORDINANCE NO. 89-142 AND AS AMENDED BY ORDINANCE NOS. 90-71, 91-48;'91-72 AND 91-131. HE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. The County of Hawaii General Plan Land Use Pattern Allocation Guide Map is hereby amended to redesignate approximately 122.5± acres of land, identified by Taa Map Key Plat 2-2-36 and portions of Plats 2-2-27, 34, 35 and 37 located at Waiakea, South Hilo, Island of Hawaii from "Medium Density Urban" and "Industrial Area" to "Low Density Urban." All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. If any provision of this ordinance or the application thereof co any person or circumstance is held invalid, the invalidity shall not affect other provisions of applications of this ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this ordinance are severable. i SECTION 3. This ordinance shall take effect upon its approval. INTRODUCED BY: - COUNCIL MEMB R, COUNTY F HAWAII Hilo, Hawaii Date of Introduction: October 7, 1992 Date of 1st Readinq: October 7, 1992 Date of 2nd Reading: October 21, 1992 Effective Date: October 29, 1992 APPROVED AS TO FORM AND LEGALITY: c~~a-e.Q CORP~O TION COUNSEL DATE: Q~~ ~ ~9~2, -2- TRUe ~ NORTH 1? 4 CGLS: p l+'1000~ ~INOLeJTRIAL) (IN~U ST RIAL) C MPOIUM DL Nt3 )T•y AI`!D Jp~r~V O 1NDUSZ'R1AL TO LOW DBNSIT7' P' AREA = 1~~.5 ~ ACRES p,~VRO PO (DL~HgITY) wl~e •`~^rO1eT (INDUSTRIAL) (INVU9TRIAL~ III- JIII (M16H DGNgTy) f ~AwMrr om. KANOCLt•MUA AVL~N UQ / KALANIICOA' / / ~L/ (1N0 USTRIAL) ! / (M L'DIUH ~ (INDU9T.) / ~ ~ MOLOMUA aT. 0 OLN~RY~ H ~ ~ ~ / j ~ (OPEN) N LAUK/~PY' T. Q n ? ~ n~ ~ F MAKAAI.A GT LLWW. 1 Z waeWU~ ~ ( NINANO. 'ST. < j - (INDU7'7'RIAL~ u ow~uaa Q ~ . ~ v (OPeN~ J ~ 2 ~ J 1- w-.w.~n d AnoNO!Q 8T. n ~u..~ (MQOIYM DsNSI'('Y) (MCVIUM Dsi.lslTY) ZZ~ pNOUSr.) / oe~j MIU LANI OJT. 0 (MeD1U~Ty) (HIQN veNSITY~ J ~iL ( IOLANI 9T. ~ wA1~eA `~i TM1c (OPON) < QZ (OPEN) 06~0}~'C rew0 \ PJ `J~ i ` >I+eTn+e VOP T ~OPCN~ f~ e~wr~le ~~IJ~ L ~i 4yL F p(sN~Tfy 7 'll 6 2'`~~ 4• 0 ~ 06 • . Jcn ~ ~ ewerrrlve o~` La , • `~E A~ e ^I.HwivR O1y~i fir` moo` % `c/`Od`' C?~ JO AMENDMENT TO THE GENERAL PLAN AMENDtN<s Tt•iB CoVNT7' aP t-iAWAtt QENERAt. PLAN LAND U3E PATTERN ALLOCATION CiU1D8 MAP Oy CyAf•1e'31NG 't-t-11= LAND USE DESIC3NATION FRON? MEDIUM DENSIT'7' AND INDUSTR)AL TO LOW 1'~ENS~Ty AT WAIAKEA, '30UTH HILA, HAWAft. t°RL°pARt°C BY PLANNINS I7tSpAt¢TMENT' COUNTY O~ F-fAYVAII TMK =ALL OR 1~LAT ~-~-'EG ANC I°ORTfON6 ole f1eLAT6 ~-~-'27, a4, as .~wD a7 MAY ~f, 1992 EXHL8IT "F~„ ~INITIAT6O py PLANNINB otReCT+OR) 3.2.2 Land Values 3.2.2 Land Values Some of the Waiakea Houselots residents expressed concern about rising property taxes resulting from their close proximity to encroaching higher- value non-residential uses 20 A spot-check of real property tax records indi- cates that property tax assessors only consider the actual use without regard to speculative potential uses. The assessed value for asingle-family zoned pazcel (RS-10) located immediately adjacent to the Commercially-zoned area along Piilani Street (CG-7.5) had the same tax assessed value as a paz- cel in the interior blocks surrounded entirely by other single-family residen- tialuses 21 Moreover, a parcel zoned Commercial (CG-7.5) but actually used as asingle-family residence was assessed at the same value as the other single-family parcels zoned for single-family residential (RS-10) ~ Based on this evidence, it is highly unlikely that rezoning the Site to com- mercial would affect the property tax values of the surrounding single-fam- ~ ily lots. 3.3 PUBLIC FACILITIES, UTILITIES, AND SERVICES 3,3.1 Roads and Traffic i Bettina This section summarizes a Traffic Impact Analysis Report prepared by MBcE Pacific, Inc. and included in this EIS as Appendix A. The primary vehiculaz route to the Site is expected to be via Kekuanaoa Street and 1 20.See Resolution No. 317-91, County of Hawaii. 1 21.The 1996 assessed value of TNIK 2-2-34:52 (zoned RS-10 adjacent to CG-7.5) had the same land value as TMK 2-2-34:94 (zoned RS- l0 surrounded by other residential uses) fora 22,500 s.f. lot of 593,800. 22.Tlte 1996 assessed land value of TN1K 2-2-34:54 (zoned CG-7.5), which is used as a sin- gle -family residence, was $93,800 fora 22,500 s.f. lot. In comparison, the adjacent com- mercially-zoned parcel used as a restaurant (TMK 2-2-34:53) had an assessed value of $151,900 fora 22,500 s,f. lot. Final EIS Big Island Candies Retail and Production Facility 3-13 . Exhibit C ENVIRONMENTAL SETTING, IMPACTS, 8 MITIGATION MEASURES Hinano Street. Manono Street, which pazallels Hinano Street, provides the only through route between Kamehameha Avenue and Kekuanaoa Street in the Waiakea neighborhood. Based on these routes, the key intersections are on Kekuanaoa Street at Hinano and Manono Streets. - Kekuanaoa Street is a two-lane County collector road signed for 35 mph. The intersection of Kekuanaoa and Manono Streets is signalized with left turn lanes and advance green rum signals for left rums from Kekuanaoa to Manono. There is no separate left turn lane on Manono Street to Kekua- naoa. The intersection of Kekuanaoa and Hinano Streets are stop-controlled along Hinano Street. There are no sepazate taming lanes on Kekuanaoa or Hinano Streets. Hinano Street is a two-lane County roadway with a 40' wide right- of-way. The City of Hilo Zoning Map specifies all minor streets to be wid- ened to 50'. Traffic counts taken at the Hinano and Manono intersections along Kekua- naoa Street indicate that the existing traffic volume along Kekuanaoa Street increases throughout the day until it reaches a peak in the afternoon. The existing traffic along Hinano Street is low (see Figure 12 on page 3-15). To determine the potential traffic impact of the proposed project, incoming and outgoing vehiculaz traffic were counted at the existing BIC outlet. Based on this count, approximately 160 cars, 40 vans, and 13 buses can be expected to visit the project during an average retail day. Tour bus and van traffic is heavier in the mid-morning and eazly afremoon (see Figure 13 on page 3-16). The automobile traffic rises to a peak in the afternoon, with a significant portion of the peak probably related to employee pick-ups. 3-14 Final EIS Big Island Candies Retail and Production Facility FlGURE tz. Existing 1~affic Volumes Manono Street Hinano Street - IV v ~ o o ~ Kekuanaoa Street i ` 15 ~ s 295 f.- 335 95 ZO 20-f 245 lj Irk/- ~ 255 5 IS ~ 1 I lp~ ~ i ~~e ooe Nb V A) FJIRLY MORNING PEAK Manono Street Hinano Street v+ vi O o ~tiN Kekuanaoa Street ~J ~ ~ 20 + l ~ zo 100 375 45 390 420-+ 1 10 420 5 40-'~ 1 ~ ~ 10-~ .n a .n in o ~n v.rn 8) MID-MORNING PEAK Manono Street Hinano Street .n w in in v~ o O~ N ID P1 N N Kekuanaoa Street 11 ~ 25 ~ 30 165 465 40_~I ~'~-465 420 -f /rte 25 395 15 35 ~ ~ ~ 15 ~ I b O N ~ N ~ N ~ C) AFTERNOON PEAK ~ 7o Hito To Airport Shopping Conter Final E!S Big Island Candies Retail and Production Facility. 3-15 • ~ < ENVIRONMENTAL SETTING, IMPACTS, & MITIGATION MEASURES Impacts FlGURE t3. Incoming Hourly Traffic at Big Island Candies 35 30 u. O ~ is J N ~ l0 S 0 130 930 10:30 11:30 100 200 5:00 400 hour starting ®CARS®VANS®BUSES Forecasted traffic conditions in the yeaz 1997, the planned opening date of the project, is based on the General Plan population growth rate of 1.7%. With the project-generated traffic added to the forecasted ambient traffic, the impact to the levels of service of the Hinano and Manono intersections are as follows: 3-16 Final EIS Big Island Candies Retail and Production Facility a , 3.3.1 Roads and Traltlc • Early-moming. No change in levels of service at both intersections indi- cating no impact from the proposed project; • Mid-moming. No change in the level of service at the Manono intersec- tion. The southbound approach of Hinano Street decreased from level B to C; however, this change does not imply an adverse traffic impact since level C is still acceptable. Also, the threshold between levels of service B and C is an average delay of 10.0 seconds. Since the existing traffic delay is already 9.6 seconds, any small increase in the average delay would change the level of service. • Afternoon peak. No change in the level of service at the Hinano inter- section. The northbound approach of Manono Street decreases from level C to D. Level D is still acceptable. TABLE 2 bevel of Service Analysis a ~.;w.,; _ ~,~~.,w.. Kelsuansoa/Manono Intersectlon'(sigmlCttdj`s~x ~ ~KeknaaaoslHinano (®sigaalized) ~ ~ '4 ~ t a' to ~ ~ ea mFMe ~ ky~' xre_ x'~~'w5,~' 't.,vyS~:y.1in eFOICC9lt.i:` aFaistlug (wlProJatyY h $rdstlag• (w/Project) Early Mordag Peak Hour i Kekuanaoa Street B B Xinano Street B B Eastbound Northbound Kel:uanaoa Srrctr B B Hirano Street B B Westbound Southbound ~ Manono Street B B Kekuanaoa Street A A Northbound Eastbound, left turn Manono Street B B Kekuanaoa Street A A Southbound Westbound. kfr turn Entire lntersec[ion B B Entire lntenection Mid-Moraiag Peak Hour Kelauvwoa Strcer B B Hirano Street C C Eastbound Northbound KeA,ranaoa Strctt B B Hirano Street B C Westbound Southbound I Manono Street B B Keluranaoa Streit A A Northbound Eastbound, left rum Final EIS Big Island Candies Retail and Production Facility 3-17 • ~ , ENVIRONMENTAL SETTING, IMPACTS, 8 MITIGATION MEASURES TABLE 2. Level of Service Analysis fiekuansoa/Manono Interaection (algnallzedy ~ Hekuaneoa/Hlnano (ansignalized). -_:.e :Foterrtf~s.,~ ' Forenat. °Facisdng.. '(w/Projectp ~ E~sttoa. ,(w/Project) Manono Street C C Kekuanaoa Street A A Southbound Westbound left rum Entire Intersection B B Entire Intersection Afternoon Peak Hour Kekuanaoa Street C C Hinano Street C C Eastbound Northbound Kekuanaoo Street C C Hinano Street C C Westbound Southbound Manono Street C D Kekuanaoa Street A A Northbound Eastbound, left turn Manono Street E E Kekuanaoa Street A A Southbound Westbound, left turn Entire Intersection D D Entire Intersection Although the project will not have significant traffic impacts, the narrow width of Hinano Street may cause some problems to accommodate buses (see Appendix B, Preliminary Engineering Report). The width of a typical bus is 8.5 feet. The width of the Hinano Street travel lane is 8 feet. When two buses must pass each other, one or both need to move to the shoulder. Widening the pavement width from 16' to 20' (10' travel lanes) would pro- vide sufficient passing capacity. When a bus makes a right tum from Kekuanaoa to Hinano Street, the bus will have to swing into the oncoming lane on Hinano Street (see Figure 14 on page 3-19). Howevec, because of the low volume of traffic along Hinano, the buses would only occasionally encounter a conflict. By improving the curve radius, together with the pavement widening to 20', the buses should adequately maneuver the tum without going off the pavement. 3-18 Final EIS Big Island Candies Retail and Production Faciiiry FlGURE 14. E[fecLs of Curb'Ihmiug Radius ~ PATH OF FRONT OVERHANG TRUE NORTH I ~ I i• - 5~` I Q I Q PATH OF LEFT FRONT WHEEL bibl I PATH OF RIGHT REAR WHEEL I I HINANO 5T I ~ _ _ _ _ _ ~roposed widening -0 i I t~ di ; R=a0' II' ' . J (n I ZQ Im Q I ~ EDGE OF PAVEMENT Y 8,4 i~z~ A. Bighthand tarn from Beknanaos St. onto Hinano St. III, PATH OF FRONT OVERHANG b~Q PATH OF LEFT FRONT WHEEL PATH OF RIGHT REAR WHEEL KEKUANAOA ST I Q , o- - I - o- -il- i~ ~ _ ~ o- Itt i _ _ _ ~ _ _ - - - _ ~ / -0 / i / ~ R=30' _J ~ ~ ~ , = V Q ~ EDGE OF PAVEMENT 8~8'I B. Bighthand tarn from Hinano St. onto Heknanaoa St. Final EIS Big Island Candies Retai! and Production Facility 3-19 ENVIRONMENTAL SETTING, IMPACTS, 6 MITIGATION MEASURES When a bus makes a right tum from Hinano Street to Kekuanaoa Street, the 30' curb radius will cause the bus to swing into oncoming traffic. However, this situation will rarely occur since the buses will usually make left turns instead from Hinano to Kekuanaoa Street to their next stop, which is Lili- uokalani Gardens. In the infrequent event of a right tum, the recent County improvements such as the right tum pocket from Kekuanaoa to Hinano Street, should provide additional lane width to accommodate the turning bus without endangering oncoming traffic. After the left turn onto Kekua- naoa Street, the buses will tum left on Kancelehua Avenue and drive along Kanoelehua into Banyan Drive. Because of the traffic lights at the intersec- tion of Kekuanaoa/Manono Streets and Kekuanaoa/KancelehuaAvenue, sufficient gaps in the traffic flow will allow the left turn from Hinano to Kekuanaoa Street without much problem. Neither the police department nor the State Department of Transportation raised any other traffic or road improvement concerns.23 Mitigation Design phase. Pursuant to comments from the County Department of Public Works and Planning Department, project engineering design to be approved by the County should include: • widen the pavement from 16' to 20' from the intersection to the project's entrance, a distance of approximately 400'; • reserve, dedicate, and/or improve according to County requirements a wddth of 5' along the Hinano Street frontage for street widening pur- poses to increase the right-of--way width from 40' to 50' in conformance with the City of Hilo Zoning Map; • improve the curve radius of the right turn from Kekuanaoa to Hinano Street to the extent possible within the existing right-of--way; if addi- tional area is necessary, the County needs to condemn any additional azea not owned by the County or the Applicant., 23. See letter from Wayne Carvalho, Police Chief, dated 8/5/96 (included in Appendix C). and letter from Raze Hayashida, Director of Transportation, dated 11/14/96 (included in Appendix D). 3-20 Fina[ EIS Big Island Candies Retai! and Production Facility 3.3.2 Water System , Operational phase. BIC will instruct tour bus operators to restrict their routes to the Site via Kekuanaoa to Hinano Street. When departing the Site, BIC will advise tour bus operators that the easiest route to their next stop, Liliuokalani Gardens, is a left turn from Hinano to Kekuanaoa Street. If BIC's mandates to the tour bus operators do not control tour buses from driving through the neighborhood, then the County can respond to commu- nity complaints by imposing legal restrictions to prohibit tour buses from using certain streets 2a 3.3.2 Water System Settrna County water service is available via 6-inch mains along Hinano or Laukapu Streets. The Site is currently serviced by one 11/2-inch meter and two 5/g-inch meters ~ IIDR~t;i The project's estimated water demand is summarized in Table 3 below. TABLE 3. Estimated Water Demandsa Acmal Avetage Daily Usage 4,166 gpd Average Daily Demand (based on DWS standard of 3000 gals/ 10,020 gpd acre for commercial operations) Maximum Daily Demand (based on DWS standard of 1.5 15,030 gpd times average daily demand) Peak Hour Demand (based on DW S standard of Sx average 50, I00 gpd daily demand) Fire Flow Demand 2,000 gpn? 2 hoots a. M&E Pacific, Inc., Preliminary Engineering Report for Big Island Candies Relocation, July 1996 (included as Appendix B in this EIS). 24. Hawaii County Code §24-166 (restricted use of highways by certain vehicles). 25. See letter from the County of Hawaii Department of Water Supply, dated August l2, 1996, in response [o EIS Preparation Notice (Appendix C). Fina! EIS Big Island Candies Rerai! and Production Facility 3-21 ~EFlUAMOi 1. CAYETANO ,a 4, MICIIA6L O. WIIJON. CNAIRIEEBON 00 VERNOR OF HAWAII ~ ~ . BOARD Of LAND AND NATURAL RESOURCES OE [E !!11 • ~ ~ n ~~(t~rtl loma-Agaran ,O InL, [~CC 1~ i L ''AWACUITUIE DEVELOPMEM STATE OF HAWAII ' 'j1AOVATICIasouge[E CONSERVA710N AND DEPARTMENT OF LAND ANp NATURAL RESOURCES ENVIRONMEMAL KFNRS CONSERVATKIN ANO STATE HISTORIC PRESERVATION DIVISION REB01111CEB ENfORCEMEM 99 SOUTH KING STREET, 8TH FLOOR CONVEYANCER December 6, 1996 HONOLULU. HAWAII 88819 Foasrar ANO wIUwFE IBSrowe ncsuvArwN DlvlswN IAND MANAOFMEM RTATE IAIRE WATER ANO IAJ1D OEVELOPMEM Ms. Virginia Goldstein, Director LOG NO: 18582 ~ Planning Department DOC NO: 9612PM04 County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: SUBJECT: Section 6E-8: Interim Amendment to the General Plan Big Island Candies Retail and Production Facility Hilo, South Hilo, Hawaii Island TMK: 2-2-34:67, 68, 69, 76, 77, 104, and 106 Thank you for your letter of November 26, 1996 and the opportunity to comment on the proposed amendment to the Hawaii County General Plan that will involve the re designation of land scheduled to be used for the new Big Island Candies facility. As you know, we have already reviewed the Draft Environmental Impact Statement for the proposed Big Island Candies facility on the subject parcels under Section 6E-42. In our review letter dated November 1, 1996 we indicated that the proposed building will have "no effect" on significant historic sites because of previous land uses on the subject pazcels. The need to now review this same project under Section FE-R does aot charge cur respe.^.se. If you have any questions please contact Patrick McCoy (587-0006). Aloha, DON HIBBARD, Administrator State Historic Preservation Division ~2~ 05 Exhibit D W!!(q t~ J~ ~ O I! 1! ~i.' DEPARTMENT OF WATER SUPPLY~~~'i¢~YytJALTY OF HAWAII vII (7~ ~r wlr~ll, 25 AUPUNI STREET HILO, HAWAII 96721! 9 2~ TELEPHONE (808~969~1421 FA X,1808)96.8-6996 December 30, 1996 ~ ' T0: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION N0. 96-34 FINAL ENVIRONMENTAL IMPACT STATEMENT APPLICANT - BIG ISLAND CANDIES TAX MAP KEY 2-2-34:67, 68, 69, 76, 77, 104 AND 106 We have reviewed the subject application and Final Environmental Impact Statement. Please refer to our memorandum of November 4, 1996 for our comments and requirements. In addition to the above requirements, water improvement plans must be submitted by the applicant which will include but not be limited to the installation of a back-flow preventer (reduced pressure type) prepared by a registered engineer for r review and approval. Mi ton Pavao, P.E. Manager WA:gms copy - Mr. Roy R. Takemoto Big Island Candies 9.~~7~1''~, Exhibit E 1A1_E_.. - c7 wuFp 4~ Jai • 11` ~ `r ~Lyl DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII `~~Xr w'77~ 25 AUPUNI STREET • HLO, HAWAII 96720 TELEPHONE 18081969-7421 FAX (80819696996 November 4, 1996 J ~~7 v Q,.- ;ra , i+ T0: Planning Department ~ FROM: Milton D. Pavao, Manager - SUBJECT: ENVIRONMENTAL IMPACT STATEMENT BIG ISLAND CANDIES RETAIL AND PRODUCTION CENTER TAX MAP KEY 2-2-34:67, 68, 69, 76, 77, 104, AND 106 We have reviewed the subject Environmental Impact Statement. For your information, the property is serviced by two existing 5/a-inch meters and one 1-}-inch meter. The existing 1~-inch meter is of adequate size to accommodate the anticipated maximum daily water demand of 4,166 gallons of water per day or 7 equivalent units and peak-hour demand of 50,100 gallons per day or 35 gallons per minute. We suggest you consult with the Fire Department for fire-flow requirements. Should there be any questions, the applicant may contact our Water Resources and Planning Section at 961-8660. Milton D. Pavao, P.E. Manager WA:cmk copy - Mr. Roy R. Takemoto Big Island Candies, Inc. i:i.:i~ 9 1/Vaf¢r brine pro~r¢~y DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII ~•yi~ G~~C 3% F,"1 9[0 HILO, HAWAII i L,,,,.'.. - L^~' _ I. ~j DATE: Decemb~f'3b, 1996 ~/~iP.KlQ~lalt~~~L TO : PLANNING DEPARTMENT FROM : ~~ALCEPdM. K , Divisio°n°n Chief Engineering Division SUBJECT : CHANGE OF ZONE APPLICATION (REZ 96-34) INCLUDING FINAL ENVIRONMENTAL IMPACT STATEMENT Applicant: Big Island Candies Request: RS-10 to CG-20 Location: Waiakea, South Hilo, Hawaii TMK: 2-2-034: 067, 068, 069, 076, 077, 104 & 106 We acknowledge receipt of the subject application and report and offer the following comment: The Department of Public Works does not feel it is the County's responsibility to condemn land area to improve the Kekuanaoa/Hinano intersection if additional area is necessary as stated in the Final Environmental Impact Statement (FEIS). It shall be the applicant's responsibility to improve the intersection to provide the minimum turning radius of 40 feet (as stated in the FEIS for a standard 40-foot long bus) without the need of encroaching into oncoming traffic. Should there be any questions concerning this matter, please feel free to contact Mr. Kelly Gomes in our Engineering Division at 961-8327. KG • 9.2'7y0 ' Exhibit F ~tr or ' Nelson M. Tsuji j ' Fin Chief Stephen IC Yamashiro 'y°1f0f Edward Bumatay Deputy Firc Chief ei N'•" ~IIliIt#~1 II~ ~2I~FItT FIRE DEPARTMENT 777 Kilauea Avenue • Mall Lane, Room 6 • Hilo, Hawaii 96720.4739 I(10(I) 961•(1297 • Fax (a09) %]-ffi% January 17•, 1997 • l~ ~ c~ ,(i•= To: Virginia Goldstein, Planning Director ~ From: Nelson M. Tsuji, Fire Chief ~ ~ SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-34) APPLICANT: BIG ISLAND CANDIES REQUEST: RS-10 TO CG-20 TAX MAP KEY: 2-22-34:67. 68. 69, 76. 77. 104 & 106 The Fire Department's requirements as stated in the Fire Code are: "Fire Apparatus Access Roads "Sec. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). >n Exhibit G ~~titi To: Virginia Goldstein, Planning Director Page 2 January 17, 1997 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by'~the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 January 17, 1997 "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. (j)~' Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15$) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos To: Virginia Goldstein, Planning Director Page 4 January 17, 1997 blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall To: Virginia Goldstein, Planning Director Page 5 January 17, 1997 be subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." "Premises Identification "Sec: 10.208. (a) General. Approved numbers or addresses shall be placed on all new and existing buildings in such position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. "(b) Street or Road Signs. When required by the chief, a street or road shall be identified with approved signs." N Fire Chief NMT/mo BENJAMIN J. CAYETANO LAWRENCE MIIKE GOVERNOR 5 ~ ~ DIRECTOR OF NERLTN a ~o ~....~s STATE OF HAWAII DEPARTMENT OF HEALTH ,nri GAL JJ_ ~I~I 1[:..G~ P.O. BOX 918 HILO. NAWAII 99721-0919 f _ ~ ~ , 1V ~.'V'i: ~ ~ ..n :~i r.ll ~ti DATE: December 30, 1996 TO: Planning Director, County of Hawaii FROM: District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 96-34) Applicant: Big Island Candies Request: RS-10 to CG-20 Tax Map Kev: 2-22-34:67, 68, 69, 76, 77 104 and 106 The proposed manufacturing facility would need to meet the requirements of Chapter 12 (Food Establishment Sanitation) and Chapter 39 (Air Conditioning and Ventilating) rules. The Department of Health recommends that site locations for stationary equipment such as compressors, condensers and fans be located to minimize and be in compliance with current noise standards. The Department of Health would support any sewer requirements made by the County of Hawaii for the proposed project. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." AARON UENO WP5I:REZ96-34.mi ' ~ 12~3~~ Exhibit H SidneyFuke&Associates 100 Pauahi Street, Suite 212 ~ Hilo, Hawaii 96720 Consulting Land Use PlanneB Telephone: )808)969-1522 ~ Fax: 1808)969-7996 February 3, 1997 •-q~ Fi~i it ~ i~; . Ms. Virginia Goldstein, Director 1 ~r r!,;.~ Planning Department COUNTY OF HAWAII 25 Aupuni Street Hilo, HI 96720 ' Dear Ms. Goldstein: SUBJECT: Rezoning Request - RS-10 to CG-20 (REZ 96-34) Bis Island Candies. TMK: 2-2-34. 67-69 et al Thank you very much for sending me a copy of agency comments regazding the subject matter. After conferring with the applicant, we would like to note the following: Department of Public Works: The applicant intends to make improvements within the existing right-of--way to accommodate turning movements at the intersection of Hinano and Kekuanaoa Streets. However, as the applicant has no controlling interest ofthe adjoining properties, the improvement commitment at this time must be limited only to the extent of the existing right-of--way. The applicant is attempting to acquire the additional right-of--way adjacent to the project. If successful, the applicant would be willing to make improvements within the expanded as opposed to the existing right-of--way. Department of Health• All requirements relative to sanitation and noise will be adhered to. Noise mitigation measures for the fans and other equipment are planned. These include landscaping and enclosures. The project will tie into the County's sewer system, and any required UIC permits will be secured before start of construction. I trust that the foregoing adequately responds to the agency concerns; if not or if there aze additional concerns, please feel free to contact me. Thank you. 'merely, p~p ~ ~ 1V~1~"' NEY M. FUKE Planning Consultant cc Department of Public Works Department of Health Mr. Allan Ikawa, Big Island Candies ~1()9'~ Exhibit I - SidneyFuke&Associates 100 Pauahl SVaet, Suite 212 ~ Hilo, Hawaii 96720 ConsulBng Land Use Planners Telephone: (808) 969-1522 ~ Fax: (606) 969-7996 February 7, 1997 ~°~-123aSC Ms. Virginia Goldstein, Director Planning Department`` ° L^ j, COUNTY OF HAWAII 25 Aupuni Street ~`~c; ~ Ifilo, Hawaii 96720 ~ucE,:r~~' Dear Ms. Goldstein: SUBJECT: Rezoning Request (REZ 96-34) - RS-10 to CG-20 Bie Island Candies. TMK: 2-2-34: 67-69 et al Thank for sending me a copy of the Department of Fire's comments regarding the subject matter. Please be informed that the applicant intends to meet with the requirements of the Fire Code relative to access and other fire protective requirements. Appropriate plans will be prepared for the agency's review and approval in conjunction with the building permit process. The approved plans will then be implemented prior to issuance of occupancy permit of the proposed establishment. We trust that the foregoing adequately responds to the comments. If not or if there are additional comments, please feel free to direct them to me. Thank you very much. ' cere~, S NEY M.FUKE Planning Consultant cc Fire Department Mr. Allan Ikawa Mr. Peter Kubota, Esq. ~i1~%y~