HomeMy WebLinkAboutCOM 1364.000 1992-1994
O~~tYI0 k,~4
9 William G. Davis
Stephen K. Yamashiro Managing Director
Mayor _
Henry Cho
Deputy Managing Director
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25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 Fix(808)961-6553
KONA: 75.5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808) 329-5226 • Fax (808) 326-5663
OCT 1 2 1994
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Schutte and Members:
Change of Zone Application (REZ 94--21)
Applicant: Mauna Kea Holding Company, Inc.
Tax Map Kev• 2-1°3;24 and Pgrtion 4 23
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 Change of Zone Application.
Sincerel ,
I
St 0hen K. Yamashiro
yor
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LMauna0l.MAY
Enclosures
xc: Planning Commission
REZ 94-21
Cow -w, Na ( _
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oJ~tv,oF.q~tt
Stephen K. Yamashiro
!Mayor
,D'F 'JF N~ 'I%~YIC> of ct~~t
PLANNING CONMUSSION
25 Aupuni Street, Room 109 • Hilo, 14Awaii 96720-4252
(808) 961-8288 Fax (808) 961-9615
OCT,1 2 1994
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Chairman Schutte and Members:
Change of Zone Application (REZ 94-21)
Applicant: Mauna Kea Holding Company, Inc.
Tax Map Key: 2-1-3.2 end gr n of 23
The Planning Commission, after a duly held public hearing on
September 22, 1994, voted to recommend for your approval the
proposed legislative bill to change the district classification
for approximately 29,489 square feet of land from an open (O) to
a Resort (V-5.5) zoned district. The site is known as the "Ice
House" on the Waiakea Peninsula, Waiakea, South Hilo, Hawaii.
The applicant is requesting the change of zone to: (a) renovate
the existing Ice House Building; (b) construct a second story
addition to the Ice House to house a restaurant with banquet
facilities and a commemorative museum; (c) construct a three
story addition to the north side of the existing building with
covered parking on the ground level, 5,900 square feet of
commercial office space on the second level for four (4)
commercial office units and 5,900 square feet of space on the
third floor for five (5) residential apartments for use as
transient accommodation; and (d) renovation of the building
facade to resemble a Japanese tea house making it compatible with
the Japanese style grounds of the Liliuokalani Gardens.
The Commission concurs with the following Planning Director's
reasons for recommending favorable consideration of the change of
zone:
The LUPAG Map component of the General Plan is a graphic
representation of the document's goals, policies, standards
and courses of action. The LUPAG map also a depiction of
the physical relationship among the various land uses as
well as establishing the basic urban and non-urban form for
areas within the County.
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 2
The requested zone change conforms to the General Plan Land
Use Pattern Allocation Guide (LUPAG) Map, which the Director
recommended for designation as Resort. The development of
the proposed project would be consistent with the Hawaii
County General Plan. The Resort area includes uses such as
hotels, condominium-hotel (condominiums developed and/or
operated as hotels), and supporting services. Resort
developments are intended to satisfy the needs and desires
of both visitors and residents. Such areas have basic
amenities and attributes which support visitor
accommodations and related facilities. Another factor of
major importance is the recreational facilities available to
visitors. In the General Plan, the Waiakea Peninsula is a
designated Intermediate Resort Area.
In order to consider an area for any type of zoning
designation, the applicable goals, policies and standards of
the General Plan must be adequately addressed. It is only
through a comprehensive policy analysis approach that
evaluations and decisions can be made to better time or
stage developments to achieve quality growth. The
implication of these evaluations and decisions must also be
considered as they may have an impact on other similar areas
in the County.
The proposed request from a change of zone from the existing
open (O) to a Resort (V5.5) is consistent with the County
of Hawaii's General Plan's goals, policies and standards as
follows:
The proposed zoning changes and resultant land
development proposal would be in keeping with the
Economic Element goals and policies. The new
commercial space and restaurant use will provide for an
expansion of business activities which will help to
diversify and stabilize the County's economy. This
expansion is slated to occur in an existing Resort
area.
The petitioner will be constructing all facilities in
accordance with the requirements of Chapter 27, "Flood
Control" of the Hawaii County Code, thus the project
will comply with the Flood Control and Drainage
Element goals, policies and standards.
Having survived the major tsunamis hitting the Waiakea
Peninsula, the Ice House Building is in a sense
"historic" although the building is not designated as
such on the National or State Register of Historic
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 3
Places. Construction of a commemorative museum,
however, provide public access to an area of public
interest and historical interest. In this respect, the
Historic Sites Element of the General Plan will be
met. Liliuokalani Gardens is listed as a site of
Natural Beauty in the General Plan. The renovation of
the building facade to the style of Japanese tea house
is proposed. Such design considerations show the
sensitivity to the area's beauty and as such the
requirements of this element of the General Plan is
met.
The petitioner's proposed development will conform to the
goals, policies and standards of the Land Use Element of the
General Plan in the following respects:
The requested change of zone for the proposed
development will be in appropriate proportions and mix
and in keeping with the social, cultural, and physical
environment within the Waiakea Peninsula particularly
with respect to the existing fishing industry support
and the existing Resort area.
The requested change of zone will implement the Land
Use Element policies as the proposed development is
within an area with ease of access to community
services and employment centers and with adequate
public utilities and facilities. The request will
conform with the General Plan's Land Use Pattern
Allocation Guide Map, State Land Use "Urban" District
designation, be compatibility with adjacent zoned uses.
The property is or will be provided with all utilities
and services which are essential to accommodate the
proposed development. Fire Code requirements for
water supply and sufficient fire flow; fire hydrants
and access roads will be part of the administrative
review. Conditions of approval are being included to
also ensure compliance with the necessary agencies
requirements, including those of the State Department
of Health's, concerning sewage disposal. The roadway
systems into the project area is in compliance with the
requirements of the Department of Public Works.
The property has no severe geological or topographical
problems which cannot be properly rectified or which
would render the land unusable. All development
generated storm run-off shall be disposed of on-site
and not allowed onto adjacent properties or roadways.
Honorable Spencer K. Schutte, Chairman
and Members of the County Council
Page 4
Any improvements to the property must comply with
Chapter 27 of the County Code relating to Flood Hazard
Control. A condition of approval is being included to
ensure that a complete Flood and Drainage Study is
prepared and implemented in compliance with the
requirements of the Department of Public Works.
For your favorable consideration, an amendment to Section 25-114,
the City of Hilo Zone Map, of the County Zoning Code is
transmitted.
We are enclosing a copy of the application and the staff
background for your information.
Sincerely,
Donald L. Manalili, Chairman
Planning Commission
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LMauna04.PC
Enclosures
xc: Honorable Stephen K. Yamashiro, Mayor
Planning Director
Sandra Pechter Schutte, Esq.
Department of Public Works
Department of Water Supply
Department of Land & Natural Resources
BMauua2l.rkn-09119/94
COUNTY OF HAWAII PLANNING DEPARTMENT
MAUNA IDEA FOLDING COMPANY, INC.
011711,
94:211)
C' ANSEOF ZQ
MAUNA KEA BOLDING COMPANY, INC. is requesting a change of zone for
approximately 29,489 square feet from an Open (O) to a Resort (V-5.5) zoned district. The
site is located on the Waiakea Peninsula, Waiakea, South Hilo, TMK: 2-1-3:24 and portion of
23.
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G A.1- ff D A
1. The Planning Director has initiated an Amendment to the General Plan's Land Use
Pattern Allocation Guide (LUPAG) Map from an Open to Resort designation for this
site.
2. The site is within the area governed by the Amended Urban Renewal Plan for the
Kaikoo Project. An amendment to the Land Use Map of this Plan is being proposed to
the County Council.
3. The State of Hawaii, the owner of parcel 23 has consented to this application, also,
surrounding property owners have been notified of these proceedings.
[3MQLTff l (See Exhibit A for details - disregard SMA portions)
4. (a) Renovate the existing Ice House Building; (b) construct a second story addition to
the Ice House to house a restaurant with banquet facilities and a commemorative
museum; (c) construct a thr.e story addition to the north side of the existing building
with covered parking on the ground level, 5,900 square feet of commercial office space
on the second level for four (4) commercial office units and 5,900 square feet of space
on the third floor for five (5) residential apartments for use as transient
accommodation; and (d) renovation of the building facade to resemble a Japanese tea
house making it compatible with the Japanese style grounds of the Liliuckalani
Gardens.
1DESCRIPTI®N OP P®P ~ TY ~D S ~ ING
5. Property Characteristics: Approximately 30,000 square feet (115 feet by 260 feet)
adjacent to the County maintained Liliuokalani Gardens, and across the street from the
HELCO Power Plant on Waiakea Peninsula. The site is located at an elevation of 15
feet above mean sea level.
6. Existing Structures/Uses: The structure commonly referred to as the "ice house" is
situated on the property.
7. Adjacent Land Uses: The Restaurant Nihon, Naniloa Country Club Golf Course,
Suisan Fish Market, and several hotels along Banyan Drive, as well as Liliuokalani
Gardens and other vacant parcels owned by the State of Hawaii.
SSA AND COMY PLANS
8. The State Land Use District: Urban.
9. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Open
10. Special Management Area: includes all of Waiakea Peninsula, extends inland from
the shoreline to Kuawa Street.
11. The Kilo Hawaii Community Development Plan: Open, Park and Recreation.
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12. The Flood Insurance Rate Map prepared by the U. S. Army Corps of Engineers
designates the area as Zone "VE-14" ( base flood elevation of 14 feet). Under this
designation the minimum elevation for human occupancy is 14 feet above mean sea
level.
DESCRIPTION OF THEE AREA
13. The project area is situated on the Waiakea Peninsula within the City of Hilo.
14. Elevation of the project site is 15 feet above mean sea level. The area is relatively flat
with grades of less than three percent.
15. The United States Department of Agriculture Soil Conservation Service's Soil Survey
of the Island of Hawaii identifies the soil type as being in the Keaukaha series, well-
drained, thin organic soils overlying pahoehoe lava bedrock. runoff is medium and
erosion hazard is slight.
16. With regard to the Overall Suitability Rating for agricultural productivity established
by the Land Study Bureau, the lands are not rated because of its urbanized state.
Archaeological/Historical Resources
17. The Ice House, constructed in 1949, is historical in the sense that it survived the 1960
tsunami. However, it has not been designated as an historic feature in either the
Hawaii Register or National Register of Historic Planes. No other known sites are
located on the property.
Flora and Fauna
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18. The property is an improved, landscaped parcel. Exotic plant and animal species are
associated with the site. Neither endangered nor threatened species are found on the
site.
PP,Ji BLIC SERVICES AND FACILITIES
19. Water is presently provided by a 2-inch meter. A 12-inch water main extends along
Banyan Drive and County water is available for additional uses.
20. Banyan Drive is a County road having a 100 foot right-of-way.
21. The Ice House is currently connected to the County Sewer System.
22. Solid Waste is disposed of by bins which are collected by a private service.
23. The County of Hawaii maintains Liliuokalani Gardens and Coconut Island Park in the
immediate area. Naniloa Country Club is situated across the street.
24. The Police Station is located approximately 2.5 miles away; the Hilo Central Fire
Station is situated approximately 2 miles away; the Keaa Street Fire Station is
approximately 1 mile away; and Hilo Hospital is approximately 4 miles away.
AGENCIES' COMMENTS
25. Department of Health - See Exhibit B
26. Department of Public Works - See Exhibit C
27. Also See Planning Director Initiated General Plan Amendment Background Report
-4-
APPLICATION FOR CHANGE OF ZONE
and
PETITION FOR SPECIAL MANAGEMENT AREA USE PERMIT
Tax Map Rey: 3rd Div. 2-1-03:24 and portion of 23
Applicant:
Mauna Rea Holding Company, Inc.
P.O. Box 1210
Hilo, Hawaii 96721
EXHIBIT A
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
APPLICANT: Mauna Kea lding Comp
APPLICANT'S SIGNATUR DATE
ADDRESS: P.O. Box 1210
Hilo, Hawaii 96721
Re: 2-1-03:23, Applicant has right of entry
LIST APPLICANT'S INTEREST IF NOT OWNER from DLNR and approval of easement
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
Paul K. Kierkiewicz, President and Director
TELEPHONE-BUSINESS. 961-2831 RESIDENCE:
REQUEST: Open (0) TO Resort (V 5.5)
Existing zoning Propose zoning
TAX MAP KEY: TMK: 2-1-03:24 and 2-1-03: por. 23
AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 29,489 square feet
TMK: 2-1-03:24 - Mauna Kea Hold' g Co any, nc.
LANDOWNER(S): TMK: 2-1-03:23 - State of Haw ,
OWNER'S SIGNATURE re: TMK: 2-1-03:23 DATE: 2~
State of Hawaii DLN by its Pfiwai:V n gent
AGENT: Paul J. Kierkiewicz and kaWdra Pechter Schutte
Case & Lynch
ADDRESS: P.O. Box 1210 460 Kilauea Avenue
Hilo, Hawaii 96720 Hilo, Hawaii 96720
Telephone No.: 961-2831 Telephone No.: 961-6611
TELEPHONE-BUSINESS: RESIDENCE:
Please indicate to whom original correspondence and copies should be
sent. ORIGINAL Sandra Pechter Schutte COPIES Paul J. Kierkiewicz, President
Mauna Kea Holding Company, Inc.
(See Instructions to Back)
SPECIAL MANAGEMENT AREA USE PERMIT PETITION
COUNTY OF HAWAII
PLANNING DEPARTMENT - PLANNING COMMISSION
PETITIONER: fauna a Holding Co , nc .
Paul J. Kierkiewicz,
PETITIONER'S SIGNATURE: President
Re: 2/1-03:23, Petitioner has right of
PETITIONER'S INTEREST, IF NOT OWNER: entr from DLNR and a roval of easement
ADDRESS: R.O. Box 1210, A Hilo, Hawaii 96721
TELEPHONE : 961-2831
uslnesS ome
TMK:2-=1--03:24 Mauna Kea Holding mpany Inc.
OWNER: TMK:2-1-03:23 °State of Hawaii
OWNER'S SIGNATU: re TMK : 2-1 -0 3 : 2 3
State o Hawaii. DL by 1 Haw Land Agent
TAX MAP KEY: TMK 2-1-03 24 and por 23
NATURE OF DEVELOPMENT: Change of use of commercial building from open (0)
to Resort (V-5.5); renovation and construction of building additions.
TOTAL COST/FAIR MARKET VALUE: 1.5 million DATE OF PETITION: 'JUL 1 1994
THE PETITIONER SMALL BE RESPONSIBLE FOR FILING THE FOLLOWING WITH THE DEPARTMENT:
A. Fifteen (15) copies of the completed petition including the following:
1. A written description of the proposed project and a statement of
objectives.
2. A written description of the anticipated impacts of the proposed project
on the SMA including but not limited to:
a. Description of environmental setting;
b. The relationship of the proposed action to the County General Plan,
Zoning and Subdivision Codes and other applicable ordinances;
C. The probable impact of the proposed action on the environment;
d. Any probable adverse environmental effects which cannot be avoided;
e. Alternatives to the proposed action;
f. Mitigating measures proposed to minimize impact; and
g. Any irreversible and irretrievable commitment of resources.
3. A written statement discussing the proposed development in relation to the
objectives and policies as provided by Chapter 205A, HRS, and the Special
Management Area guidelines.
4. A plot plan of the property, drawn to scale, with all proposed and
existing structures and other pertinent information shown thereon.
5. Any other plans or information required by the Director.
B. In the case of a petitioner whose proposed development has been assessed, 15
copies of the Director's Determination and any information as to the areas of
critical concern as delineated by the Director.
(See Instructions in Back)
C. A shoreline survey when the parcel abuts the shoreline except as may be smived
by the Planning .Director.
D. One (1) additional 2 foot by 3 foot plot plan of the property with the
information required under A.4 above, or of dimensions that may be agreed to by
the Director.
E. 'Two Hundred Dollars ($200) filing fee to cover publication and other
administrative costs.
An EIS that has been declared adequate under the National Environmental Policy Act
(A) or under Chapter 343, Imo, may constitute a valid filing under this section.
The petitioner is also responsible for providing written notice of the public
hearing to surrounding property owners and to other interested persons, at least 20
clays prior to the scheduled hearing. The petitioner must also file proof of
mailing of the notices with the Planning Department prior to the hearing. Flor
furt'~x information on this requirement, please refer to the Procedures Attarat
or to Rule 9.11.B.
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P.D. 10/84
1O44d
CHANGE OF ZONE AND
SPECIAL MANAGEMENT AREA USE PERMIT APPLICATIONS
Applicant: Mauna Kea Holding Company, Inc.
(formerly known as Mauna Kea Agronomics, Inc.)
TMK: (3) 2-1-03:24 and portion of 23
I. PERMITS REQUESTED
The following permits are being request for the
subject property:
(1) A change of zone for approximately 29,330 square
feet of land owned by applicant Mauna Kea Holding Company,
Inc., designated as Tax Map Key No. 2-1-03:24, and for
approximately 159 square feet of land owned by the State of
Hawaii, designated as Tax Map Key No. 2-1-03:23, from an "Open"
(0) zoned district to a "Hotel-Resort" (V-5.5) zoned district,
with a maximum density of 5,500 square feet of land area per
rentable or dwelling unit; and,
(2) A Special Management Area (SMA) Use Permit which
would authorize the renovation of the existing "Ice House"
building, the construction of a second-story addition to house
a restaurant, banquet facilities and a commemorative museum,
and the construction of three-story addition to provide
additional parking, commercial office space and residential
apartments for use as transient accommodations.
II. GENERAL BACKGROUND.
a. Applicant's Interest in the Property. The
applicant is the owner of the 29,330-square foot parcel,
designated by TMK: 2-1-03:24, on which the existing "Ice House"
is located and on which further development is being proposed.
The State of Hawaii is the owner of the 159-square foot area
adjoining and east of applicant's property, designated as a
portion of TMK: 2-1-03:23. A wall protecting the Ice House
compressor room is situated on the State-owned parcel. On June
12, 1992, applicant obtained approval from the State Board of
Land and Natural Resources for an easement over this area,
together with an immediate right of entry for construction
purposes. The State has also consented to this application
with respect to TMK: 2-1-03:23.
b. Location and Legal Description of the Property.
The properties involved are located on the makai side of Banyan
Drive, on the Waiakea Peninsula, at Waiakea, District of South
Hilo, Island and County of Hawaii. As stated above, applicant's
lot is designated as TMK: 2-1-03:24, and the adjoining State
land is designated as TMK: 2-1-03:portion of 23.
C. Proposed Development and Rgasons for Re
i
Change of Zone. The proposed project includes: (1) Renovation
on
and upgrading of the existing refrigeration system in the
building and the continuance of the present cold storage,
freezer, ice manufacture and sale, fish cutting, packing and
shipping, and bait sale operations; (2) Construction of a
second-story addition which would provide space for a
restaurant with banquet facilities and a museum commemorating
the Waiakea Peninsula prior to the 1960 tsunami; (3)
Construction of a three-story addition, attached to the north
side of the existing structure, which would provide covered
parking spaces on the ground level, commercial office space on
the second level, and residential apartments for use as
transient accommodations on the third level; and, (4)
Renovation of the exterior facing of the entire building so
that it will resemble a Japanese tea house, in a design
compatible with the adjoining Liliuokalani Gardens.
Construction of the existing Ice House predated
the adoption of the Hawaii County General Plan, and the
building is an authorized non-conforming use under the General
Plan's LUPAG Map. However, its present non-conforming status
under the LUPAG Map's "Open" designation prevents the applicant
from changing or expanding current business operations. The
applicant is, therefore, seeking the proposed rezoning to
authorize renovation and enlargement of the existing building
for development of a restaurant, museum, and high quality
commercial office spaces, and residential apartments for use as
transient accommodations in order to derive greater economic
productivity from the subject property.
The rezoning would also permit the applicant to
continue current industrial operations as a pre-existing
non-conforming use and to add the proposed restaurant, museum
and commercial and offices spaces to complement existing resort
activities along Banyan Drive, including the Hilo Hawaiian
Hotel located within a few hundred yards of the project site
and the other oceanfront hotels showcasing the city of Hilo.
The proposed uses will also enhance other resort-related uses
in existence along Waiakea Peninsula, including the Suisan Fish
Market, Restaurant Nihon, and Naniloa Country Club Golfcourse.
An application for an amendment to the County
General Plan was previously filed with the Planning Department,
and a petition to amend the Amended Urban Renewal Plan for the
Kaiko'o Project, Project No. Hawaii R-4, is being filed
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concurrently with the subject applications for Change of Zone
and Special Management Area Use Permit to allow the applicant
to proceed with the above-described building additions.
d. Existing and Proposed Uae5gnd Activities.
(1) Renovation of Exi ting "Ice Ho11,50". The
existing building, known as the "Ice House", was constructed in
1949, and is one of the few buildings which survived the 1960
tsunami which devastated the Waiakea Peninsula area of Hilo.
The building also withstood earlier tsunamis in 1952 and 1957.
The applicant purchased the 29,330-square
foot parcel on which the Ice House is located in 1989, and is
presently using the building for cold storage and freezer
facilities, cutting, packing and shipping of fish, sale of bait
to fishermen, and manufacture and sale of ice to fishermen,
hotels and other groups. The applicant proposes to completely
renovate the existing refrigeration system in order to more
safely and efficiently continue its operations. The County
Fire Department and Civil Defense Agency have been called on
three occasions within the last ten years (the latest in
January 1994) to contain and monitor ammonia leakage from the
plant's aging refrigeration pipes.
A wall protecting the compressor room,
housing the refrigeration system at the Ice House, is situated
on adjoining State-owned land immediately to the east of
applicant's parcel. The encroachment is 2.28 feet wide and
extends along the length of the building north for a distance
of 69.7 feet. The total area of encroachment is 159 square
feet. The wall was constructed sometime between 1949 and 1950
to protect compressor equipment from damage which resulted in
leakage of ammonia. When the compressor room was first built,
the site glass which measured ammonia refrigerant was exposed
and subject to vandalism. The wall has not been changed from
time of construction, when the State acquired the parcel as
part of the Kaiko'o Urban Renewal Project following the 1960
tsunami. The applicant has since secured an easement from the
State in order to retain the wall as part of its building.
(2) Construction of Second-Story Addition. The
applicant proposes to construct a second-floor addition to the
existing building to house a restaurant with banquet facilities
and a commemorative museum. The restaurant is intended to
feature Continental cuisine, with a heavy emphasis on locally
caught seafood processed through the Ice House. Planned
improvements include a bar, kitchen, office, dining room,
banquet/meeting rooms, and restrooms. The present conceptual
plan for the restaurant provides seating for 200 persons in a
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space of approximately 5,680 square feet, with a museum area of
900 square feet. The museum feature is intended to include
display cases within the restaurant as well as another
specified area on the second floor exhibiting various
historical items from the Waiakea Peninsula predating the 1960
tsunami. Director Leon H. Bruno of the Lyman House Museum has
expressed support for the applicant's proposal.
(3) Construe ion of a Three Story Addition and
Additional Parking. The applicant also proposes to construct a
three-story addition to the north side of the existing building
which would provide covered parking on the ground level,
commercial office space on the second floor totaling
approximately 5,900 square feet, with a present conceptual plan
of four (4) office units ranging from 790 to 2,010 square feet
per space, and residential apartments for use as transient
accommodations on the third floor totaling approximately 5,900
square feet, with a present conceptual plan of five (5)
apartment units ranging from 1,005 to 1,440 square feet per
unit.
The ground level of the existing structure
is 15 feet above mean sea level. The structure is currently
5,680 square feet in area, with the highest point being
approximately 16 feet. The total floor area for the
second-story addition and three-story addition is 18,360 square
feet, with the maximum building height being approximately 60
feet.
The applicant also proposes to construct
on-site parking facilities with exterior lighting. An existing
asphalt-concrete paved area of 9,920 square feet, situated on
the west side of the Ice House, will be enlarged to include a
new 8,316-square foot parking area for 52 stalls on the ground
floor of the three-story addition on the north side of the
building.
The existing 28-foot wide driveway at the
south end of the property will continue to provide access to
the property off of Banyan Drive.
(4) Renovati.Qn of Facade. The applicant also
proposes to renovate the entire facade of the building to
resemble a Japanese teahouse, making it more compatible with
the Japanese-style park grounds found in the adjacent
Liliuokalani Gardens.
e. Applicant's Objectives. The applicant has the
following objectives for the proposed project:
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(1) To continue present operations at the Ice
House of providing cold storage, cutting, packing and shipment
of fish, sale of bait, and ice manufacture and sale, in a safer
and more efficient manner by completely renovating the existing
refrigeration system;
(2) To provide a quality restaurant featuring
local seafood, with banquet and meeting facilities, in
reasonable proximity to the fish auction, water activities at
Hilo Bay, and hotels along Banyan Drive;
(3) To provide high quality commercial office
and residential spaces to complement resort activities along
Banyan Drive;
(4) To increase the economic productivity of the
existing building;
(5) To renovate the facade of the Ice House in a
design more compatible with the Japanese gardens in the
adjacent park area; and,
(6) To help restore and preserve some of the
history of the Waiakea Peninsula in a commemorative museum.
f. Technical Data regarding the Property.
(1) Site Characteristics. The project site is
located on the Waiakea Peninsula in the District of South Hilo,
Island and County of Hawaii. It is situated on an improved lot
of approximately 29,330 square feet owned by the applicant, and
a strip of adjoining land of approximately 159 square feet
owned by the State of Hawaii. Fronting the project site to the
south is Banyan Drive, a County maintained road. Immediately
across from Banyan Drive to the south is the HELCO Waiakea
power plant. To the north of the site is the County maintained
park known as Liliuokalani Gardens. The lands to the east and
west sides of the site are owned by the State of Hawaii and are
maintained as passive park areas.
The existing building setback from Banyan
Drive is approximately eight (8) feet. Other building setbacks
are approximately 93 feet from the northern boundary,
approximately 72 feet from the western boundary, and
approximately three (3) feet from the eastern boundary, except
for the Ice House's compressor room, which together with an
outer wall, encroaches upon the adjoining State-owned land
approximately 2.28 feet to the east and extending approximately
69.7 feet north beginning at the southern end of the building.
-5-
The project site is essentially flat with a
grade of less than three per cent (A). It is approximately
850 feet inland or mauka from the shoreline, and its elevation
is 15 feet above mean sea level.
The United States Department of Agriculture
Soil Conservation Service Soil Survey Report classifies the
soils on the project site as being in the Keaukaha series
(rKFD). The Keaukaha series consists of well-drained, thin
organic soils overlying pahoehoe lava bedrock. The rKFD type,
in a representative profile, contains a surface layer of dark
brown muck about eight (8) inches thick, underlain by pahoehoe
lava bedrock.
The soil in this area 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.
The area in the vicinity of the project site
receives an average of 137 inches of rainfall annually, with
precipitation occurring 280 days out of the year. Average
temperatures range between 65 and 81 degrees Fahrenheit.
(2) Flooding and Tsunami Inundation. The Flood
Insurance Rate Map (FIRM) prepared by the U.S. Army Corps of
Engineers designates the property as being in a coastal high
hazard area, more commonly known as a tsunami inundation area,
with a base flood elevation of 14 feet (VE-14). Under this
designation, the minimum elevation above sea level for human
occupancy is 14 feet. Since the project site is 15 feet above
mean sea level, the present Ice House building is one (1) foot
above the minimum elevation required by the FIRM.
Since 1949, when the Ice House was
constructed, the building has withstood the impact of three (3)
tsunamis in 1952, 1957 and 1960.
(3) Flora and Fauna. The project site is an
improved, landscaped parcel. The vegetation on the site
includes Hilo grass, Wainaku grass, ti leaves, palms, and an
ironwood tree. Known mammals in the area include the mongoose,
rat and house mouse. Also, stray domestic dogs and cats are
known to roam the area. Birds found in the area are common
exotic birds.
(4) Historical/Archaeological Resources. The
Ice House, constructed in 1949, is historical in the sense that
it survived the 1960 tsunami which struck the Waiakea Peninsula
with devastating force. However, the building has not been
-6-
designated as an historic feature in either the Hawaii Register
or National Register of Historic Places. Besides the Ice
House, there are no known historical sites to be found on the
project site.
(5) Air Quality. Current impacts on ambient air
quality are derived from nearby traffic and from dioxides and
particulates emitted during volcano eruptions. There have also
been three (3) known incidents in the last 10 years when
ammonia has leaked from the old refrigeration pipes into the
atmosphere. Ammonia is not known to be toxic to the
environment, and is considered better for refrigeration systems
than Freon which is known to damage the ozone layer of the
earth's atmosphere. Ammonia will, however, displace oxygen,
and because of this property, it can be dangerous in enclosed
areas. Ammonia also gives off an unpleasant order. The
applicant proposes to completely renovate the existing
refrigeration system in order to remedy this potential problem
of ammonia leakage.
(6) Noise Quality. The noise generated on the
project site comes from existing road traffic along Banyan
Drive and the Ice House operations. However, all operations
are being and will continue to be conducted in conformance with
State Department of Health regulations regarding noise and
vehicular emissions.
(7) Traffic. Current traffic along Banyan Drive
generated by hotel guests, park users and Ice House patrons
will likely increase as a result of the proposed project.
However, most of the traffic will be concentrated around the
lunch and dinner hours by restaurant patrons, with minimal
additional traffic generated by office and transient guests of
the residential apartments. The proposed enlargement of
on-site parking should mitigate impacts of increased parking
along Banyan Drive.
(8) Visual Attributes. The present Ice House
building located on the project site is not compatible with the
surrounding grounds of Liliuokalani Gardens. The applicant
proposes to completely renovate the facade of the building in
the style of a Japanese teahouse to complement the
Japanese-style park grounds.
(9) Public Utilitieg. Access is provided by a
28-foot driveway at the south end of the project site off of
Banyan Drive. Banyan Drive is a County-maintained roadway,
with a 100-foot wide right-of-way accommodating two-way traffic
and parking. The Ice House is presently provided water via the
County system, off of a 12-inch water main extending along
-7-
Banyan Drive and serviced to the building by a two-inch meter.
Approximately 1,000 gallons of water per day is presently used
by the Ice House operations, and water usage for the second and
third floor additions is estimated to be 8,500 gallons per
day. The applicant has already paid the required facilities
charge for additional water for the project. The Ice House is
also connected to the County sewer system, and the applicant
anticipates that sewage from the second and third floor
additions will be also disposed of by connection to the County
system. Solid waste is collected in bins picked up by a
private refuse collector, and the applicant proposes extending
this method of solid waste disposal to service the restaurant,
office, residential and museum additions. Electrical and
telephone services are currently provided to the project site,
and the applicant expects that these services will be extended
to the proposed additions. Based on the availability of the
foregoing services, the applicant believes that existing public
utilities are adequate for the project.
(10) Public Services. The proposed project is
situated within an area already serviced by County police and
fire facilities and personnel. The Hilo Police Station is
located approximately 2.5 miles away. The Hilo Central Fire
Station is located approximately two (2) miles away, and the
Keaa (or Waiakea) Fire Station is approximately one (1) mile
away.
The State Department of Health administers
Hilo Hospital, an acute care facility located approximately
four (4) miles away from the project site. Emergency services
are also provided by an advanced life support ambulance
dispatched from the Keaa Fire Station.
III. SUPPORTING DOCUMENTS
The subject applications are supported by the Final
Environmental Impact Statement ("FEIS"), prepared by the
applicant in accordance with the requirement of the State
Environmental Impact Statement Law, Chapter 343, Hawaii Revised
Statutes. The FEIS was prepared in conjunction with a general
plan amendment application filed for the proposed development.
Copies of the FEIS are being submitted concurrently with these
applications.
-8-
IV. CONSISTENCY WITH THE GENERAL PLAN.
a. LUPAG Map Designation.
The subject property is situated in an area
designated as "Open" on the General Plan Land Use Pattern
Allocation Guide (LUPAG) Map. A petition for a General Plan
amendment to redesignate the property for "Resort" was
previously filed with the Planning Department.
b. Goals. Policies and Standards.
The requested change of zone would be consistent
with goals, policies and standards of several functional areas
or elements of the General Plan. The applicable goals,
policies and standards are as follows:
ECONOMIC
Goals: 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.
Policies: 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 County of Hawaii shall strive for
diversification of its economy by strengthening
existing industries and attracting new endeavors.
The County shall encourage the expansion of the
fishing industry, and other fresh and ocean
water-based activities.
Discussion: The requested change of zone provides for
renovation of the existing ice plant operations and
construction of a new restaurant with seating for 200 people,
an adjacent commemorative museum, and new commercial and
residential spaces of 5,900 square feet each. The restaurant
will be located along Banyan Drive in an area already designated
-9-
and developed for visitor use. The museum commemorating the
Waiakea Peninsula will attract both visitors and local
residents. The new commercial office space will provide for
expansion of business activities in the area, and the new
residential living space will contribute stability to an area
of otherwise transient population. Improvements to the Ice
House's existing refrigeration system will benefit local
industry by providing safer and more efficient storage and
processing of fish and seafood products, which will also be
featured items on the proposed restaurant's menu. Lastly,
renovation of the facade of the existing building will make it
more compatible with the surrounding beauty of Liliuokalani
Gardens.
ENVIRONMENTAL QUALITY
Goal: Maintain and, if feasible, improve the existing
environmental quality of the island.
Policy: The County of Hawaii shall take positive action
to further maintain the quality of the
environment for residents both in the present and
in the future.
Standard: Pollution shall be prevented, abated and
controlled at all levels which will protect and
preserve the public health and well-being,
through the enforcement of appropriate Federal,
State and County standards.
Discussion: Renovation of the Ice House's refrigeration
system will help to maintain air quality in the Hilo area.
Although leakage of ammonia refrigerant is not an environmental
hazard per se, such leakage does have an unpleasant odor. The
repair and replacement of outdated refrigeration pipes will
help mitigate against future leaks.
FLOOD CONTROL AND DRAINAGE
Goal: Protect human life.
Prevent damage to man-made improvements.
Prevent damage from inundation.
Policy: In areas vulnerable to severe damage due to the
impact of wave action, restrictive land use and
building structure regulations must be enacted
-lo-
relative to the potential for loss of life and
property.
Standards: Applicable standards and regulations of Chapter
27, "Flood Control," of the Hawaii County Code.
Applicable standards and regulations of the
Federal Emergency Management Agency (FEMA).
Discussion: The Ice House constructed in 1949 has withstood
three tsunamis which struck the town of Hilo in 1952, 1957 and
1960. The last tsunami was particularly devastating to the
Waiakea Peninsula area. The existing building is situated
higher than the current FIRM base flood elevation established
by FEMA for the tsunami inundation area. The proposed project
will likewise comply with all County standards relating to
flood control as contained in Chapter 27 of the Hawaii County
Code.
HISTORIC SITES
Goals: Protect and enhance the sites, buildings and
objects of significant historical and cultural
importance to Hawaii.
Access to significant historic sites, buildings
and objects of public interest should be made
available.
Policy: Public access to significant historic sites and
objects shall be acquired.
Discussion: Though the existing building is not currently
designated as an historic feature in either the Hawaii or
National Registers of Historic Places, it is historic in the
sense of having survived the 1960 tsunami which devastated the
Waiakea Peninsula. As part of its project, the applicant
proposes to include a museum to house photographs and artifacts
from the Waiakea District, thereby serving, together with the
Lyman House Museum, as the only public repositories in Hilo of
such historical data.
NATURAL BEAUTY
Goal: Protect, preserve and enhance the quality of
areas endowed with natural beauty, including the
quality of coastal scenic resources.
-11-
Policy: Standard criteria for natural and scenic beauty
shall be developed as part of design plans.
Disgussion: The appearance of the Ice House will be enhanced
by renovation of its facade in the style of a Japanese teahouse.
More importantly, this design and renovation will make the
building less intrusive to and more compatible with the
Japanese-style gardens of the adjoining Liliuokalani Park
grounds.
LAND USE GENERAL
Goal: Designate and allocate land uses in appropriate
proportions and mix and in keeping with the
social, cultural and physical environments of the
County.
Policies: Zone urban- and rural-type 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.
Incorporate innovations such as the "zone of mix"
and "mixed use zones" into the Zoning Code.
The County shall encourage the development and
maintenance of communities meeting the needs of
its residents in balance with the physical and
social environment.
Standard: Zoning requests shall be reviewed with respect to
General Plan designation, district goals,
regional plans, State Land Use District,
compatibility with adjacent zoned uses,
availability of public services and utilities,
and access and public need.
Discussion: The existing Ice House is located in a coastal
area which is easily accessible to fishermen for purchase of
bait and ice and for cold storing, cutting, packing and
shipping fish and seafood catches. The renovated ice plant
operations will complement fish auction activities which
attract tourists and residents at the nearby Suisan Fish
Market. The proposed restaurant will feature local catches
processed on-site at the ice plant and will augment other hotel
-12-
dining and restaurant offerings along Banyan Drive. The
proposed museum will help preserve artifacts from the Waiakea
Peninsula and educate resident and visitor groups about the
area prior to the 1960 tsunami. The proposed commercial space
will provide additional units for the conduct and
diversification of business along the hotel row, and the
proposed residential space will lend a stabilizing element to
an area of transient population. The renovated facade will
make the existing building more harmonious with the adjoining
Japanese-style park area. Utilities and services presently
available to the site, including County water and sewer
service, County police and fire protection, a State hospital
and acute care facility, electricity, telephone, and private
solid waste collection, should adequately address project needs.
LAND USE - RESORT
Goals: Maintain an orderly development of the visitor
industry.
Provide for resort development that maximizes
conveniences to its users and optimizes the
benefits derived by the residents of the County.
Ensure that resort developments maintain the
social, economic, and physical environments of
Hawaii and its people.
Policies: Zoning of resort areas shall be granted when the
proposed development is consistent with and
incorporates the stated goals, policies and
standards of the General Plan.
The County shall designate and allocate future
resort areas in appropriate proportions and in
keeping with the social, economic, and physical
environments of the County.
The County shall evaluate resort areas and the
areas surrounding existing resorts to insure that
viable quality resorts are developed and that the
surrounding area contributes to the quality,
ambience and character of the existing resorts.
The County shall encourage the visitor industry
to provide resort facilities which offer an
educational experience of Hawaii as well as
recreational activities.
-13-
Standard: A minor resort area shall not exceed the density
of an intermediate resort area and is generally
an area with many small property owners or an
isolated resort development without sufficient
land area to develop into a self-contained
destination area.
Discussion: The project site, consisting of applicant's
29,330-square foot parcel and the adjoining 159-square foot
State-owned parcel, meets the foregoing standard for a minor
resort area. The project itself is consistent with the
above-stated land use policies for resorts, since (1) the
commercial and residential uses being proposed are in keeping
with the County's social, economic and physical environments,
(2) the proposed renovations and additions will insure a viable
quality complex housed in an attractive building compatible
with and contributing to the ambience and character of
adjoining park grounds and neighboring resort properties; and,
(3) the proposed museum feature will provide educational
opportunities for tourist and resident populations.
V. CONSISTENCY WITH HAWAII COUNTY CODE
The proposed project also complies with provisions
contained in Chapter 25, "Zoning", specifically, Article 10,
"V, Resort-Hotel Districts", of the Hawaii County Code 1983, as
amended.
Section 25-166: Purpose and applicability. The V
(hotel-resort) district applies to areas to
accommodate the needs and desires of
visitors, tourists and transient guests. It
applies to specific areas where public roads
and public utilities are available or where
suitable alternate private facilities are
assured. It may apply to a single isolated
hotel or resort with or without a commercial
mall or shopping section.
(The project site located along Banyan Drive
meets this criteria.)
Section 25-167: Designation of V districts and density.
(a) District designation and density of V
(resort-hotel) districts shall be the
same as in RM districts except that the
symbol "V" shall be used.
-14-
(b) Maximum density for V district shall be
no more than one rentable unit for each
seven hundred fifty square feet of land.
(c) Although no limit is placed on the
increments between the various district
designations, it is expected that
normally the following will be used:
.75, 1., 1.25, 1.5 and upward as deemed
necessary by the planning commission in
.25 increments.
[The applicant is requesting a Change
of Zone to V-5.5, or a hotel-resort
district with maximum density of 5,500
square feet of land per rentable or
dwelling unit.]
Section 25-168: Permitted uses.
(Applicant's proposed uses are in compliance
with this section.)
Section 25-169: Height limits.
(a) The height limits for a building or
structure in V districts in the City of
Hilo shall be one hundred twenty feet.
[The proposed maximum height for the
improved building is 60 feet or below the
maximum height limitation. Other structures
in the immediate vicinity of comparable or
greater height, including the HELCO power
plant, Restaurant Nihon and the Hilo
Hawaiian Hotel, have been successfully
integrated into the visual setting of the
area. Also, the facade of the improved
building will be more compatible with the
Japanese-style gardens of adjoining
Liliuokalani Park and will thereby enhance
the visual attributes of the area.]
Section 25-170: Minimum building site area. Each building
site in a V district shall contain a minimum
of fifteen thousand square feet.
[The project site consists of applicant's
29,330-square foot parcel and an adjoining
159-square foot parcel over which applicant
-15-
.
has acquired an easement from the State of
Hawaii.]
Section 25-171: Minimum building site average width. Each
building site in a V district shall have a
minimum average width of ninety feet.
[The average building site width is 116.25
feet.]
Section 25-172: Minimum yards.
(a) The minimum yards in V districts shall
be as follows:
(1) Front yards: twenty feet.
(2) Rear yards: twenty feet.
(3) Side yards: eight feet for one
story; and an additional two feet
for each additional story
permitted.
[The existing building which predated the
Zoning Code is setback from Banyan Drive
approximately eight (8) feet. Other
existing building setbacks measure
approximately 93 feet from the northern
boundary, approximately 72 feet from the
western boundary, and approximately three
(3) feet from the eastern boundary, except
for the Ice House's compressor room, which
together with an outer wall, encroaches upon
the adjoining State-owned land approximately
2.28 feet to the east, extending
approximately 69.7 feet north beginning at
the southern end of the building. The
applicant has acquired an easement from the
State of Hawaii for this encroachment area.
The proposed additions will meet the
district setback requirements.]
Section 25-173: Other regulations.
(a) There may be more than one main
building on any building site.
(b) Distance between main buildings on one
building site shall be at least fifteen
feet.
-16-
(c) Plan approval is required of all
structures and uses.
(d) Preliminary plans indicating use of
land and proposed structures shall be
submitted with the zoning application
to the director for review.
[The applicant will comply with all of the
foregoing provisions.]
VI. CONSISTENCY WITH SMA POLICIES AND OBJECTIVES.
The proposed development is consistent with the
objectives and policies of Chapter 205A, Hawaii Revised
Statutes, and the Special Management Area Guidelines in the
following areas:
Recreation Resources
The proposed improvements to the Ice House will
enhance the Liliuokalani Gardens, a County-maintained coastal
park situated on the Waiakea Peninsula. Renovation of its
facade will bring the existing building and surrounding
Japanese-style park grounds into harmony. Exterior lighting of
the renovated building and on-site parking areas will afford
night-time park users greater safety and enjoyment in
immediately adjoining areas. Night-time restaurant and banquet
activities will also help to discourage use of the park by
unsavory elements.
Historic Resources
There are no significant historic sites located on the
project site. While the Ice House has not been designated as
an historic feature in the Hawaii or National Registers of
Historic Places, it is historic in the sense that it survived
the 1960 tsunami. The applicant therefore proposes to include
a museum feature in its project to house artifacts predating
1960 from the Waiakea Peninsula, small boat harbor, fish
auction and Ice House itself.
Scenic and Open Spaces Resources
Renovations to the facade of the Ice House will
enhance the overall view of the coastal area by improving the
visual impact of the building, which is presently out of
character and harmony with the surrounding park grounds.
Although the improved building will be sixty feet high, it is
-17-
not expected to adversely impact views of Hilo Bay. Other
comparable and taller structures in the area, including the
HELCO power plant, Restaurant Nihon and Hilo Hawaiian Hotel,
have been successfully integrated into the oceanfront/park
setting.
Coastal Ecosystems
The proposed project should not adversely affect
coastal ecosystems. Wastewater and sewage from the Ice House
is already disposed of through the County sewage system, and
solid waste is removed by a private contractor. These methods
of disposal will continue to service additions to the building.
Economic Uses
The proposed project will not preclude the development
of coastal dependent public and private facilities necessary to
the State's economy.
Coastal Hazards
The project site is located with a coastal high hazard
zone (VE-14), which requires that the elevation of the lowest
habitable floor of any building within the zone be 14 feet
above mean sea level. The ground elevation of the subject site
is 15 feet above mean sea level, with the existing building
already in compliance with minimum floor elevation requirements.
Additionally, proposed renovations and additions to the Ice
House will be designed and constructed in accordance with
Chapter 27 (Flood Control) of the Hawaii County Code. As such,
the proposed project should not be adversely affected by
tsunamis or storm waves.
Managing Development/Public Participation
Attention is directed to the environmental analysis
prepared as part of this application. Please see, Section II,
"General Background", Item f, "Technical Data Regarding the
Property". This analysis is intended to help improve the
public review process. This application also requires a public
hearing to aid in public participation in the management of
coastal resources.
VII. LOCATION MAP AND SITE PLANS.
Location Maps and Site Plans are attached as Exhibits
"1" through "9" to this application. One full-sized copy of
~18-
the Site Plan (two feet by three feet) is also being submitted
in conjunction with this application.
VIII. METES AND HOUNDS DESCRIPTION.
A metes and bounds description of the applicant's
property (TMK:2-1-03:24) certified by D. James Murray, a
licensed surveyor is attached to this application as Exhibit
A metes and bounds description of the portion of the
State land involved in this change of zone application
(TMK:2-1-03:por. 23), certified by D. James Murray, a licensed
surveyor is also attached to this application as Exhibit "11".
IX. RESORT REZONING QUESTIONNAIRE.
The Planning Department's Resort Rezoning
Questionnaire is attached to this application as Exhibit "12".
IX. PROPERTIES WITHIN 300 FEET OF APPLICANT'S PARCEL.
The list of owners or recorded lessees of properties
within 300 feet of the applicant's parcel being proposed for
rezoning is attached to this application as Exhibit "13".
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-19-
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Grant 11550 to Isao and Masako Kashimoto
Waiakea, South Hilo, Island of Hawaii, Hawaii
i
Beginning at a 1/2" pipe in concrete (found) at the southwest
corner of this parcel of land and on the northerly side of Banyan
Drive the coordinates of said point of beginning referred to
Government Survey Triangulation Station "Halai" being 2,917.00 feet
North and 9,642.00 feet East and running by azimuths measured
clockwise from true South:
1. 180' 00' 260.00 feet along the easterly side of
(former) Mokuola Street to a 1/2"
pipe in concrete (found);
2. 270' 00' 115.00 feet along the southerly side of
(former) Mamans Street to a 1/2"
pipe in concrete (found); i
3. 0' 00' 241.57 feet along Grants 13,279, 11,082
and 10,678 to Shiro Ikeda to a pipe
in concrete (found) at the
northerly side of Banyan Drive;
thence along the northerly side of
Banyan Drive along a curve to the
right having a radius of 250.00
feet, the chord azimuth and
distance being:
4. 78' 55' 51.5" 95.98 feet to a spike (found);
5. 90' 00' 20.00 feet along the northerly side of
Banyan Drive to the point of be-
ginning and containing an area of
29,330 Square Feet.
J. MURRAY, SMITH i ASSOCIATES, LTD.
Q REGISTERED
C t/1ND
suRVEVOt BY
No. 1248 Donald James Murray
y~Ait Registered Surveyor
Hilo, Hawaii
April 30, 1992
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Portion of
Grant 115 0 to l~ao anCi N1a5aKo Kashimoto
Waiakca, Kxjth Hilo, Island of Hawaii, Hawaii
SWnj y and Plan by Murray, Smith ry Aewcintcs, Ltd.
d. Box b69 Hilo, Hawaii TMK ?,1-1-03 i;d
April 2o, I0C0
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ENCHROACHHENT
Within Grant 10,678 to Shiro Ikeda
Waiakea, South Hilo, Island of Hawaii, Hawaii
Beginning at a point at the southwest corner of this parcel of I
land the coordinates of said point of beginning referred to Govern-
sent Survey Triangulation Station 9°Halai" being 2,941.69 feet North
and 9,757.00 feet East and running by azimuths measured clockwise ~
from true South:
1. 180, 00' 69.70 feat along Grant 11,550 to Isao and
Xasako Kashimoto;
2. 270' 001 2.28 feet along remainder of Grant
10,678 to Shiro Ikeda;
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3. 0* 00, 69.70 feet along remainder of Grant
10,676 to Shiro Ikeda;
4. 90' 00' 2.28 feet along reminder of Grant
10,678 to Shiro Ikeda to the point
of beginning and containing an area
of 159 Square Feet.
414, MURRAY, SHITH i ASSOCIATES, LTD.
A REGISTERED
LAND
SURVEYOR
SURVEYOR
No, 1247
=onald James Murray
Ronald James Registered Surveyor
q%'An1!~'
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Hilo, Hawaii
April 30, 1992 i
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Grant 11550 to I_ao anCl Masako % Kashimoto
Waiakca,s0uth Hilo, Island o{ Hawaii F{awaii
Surveyy and P1os by Murray smithy A~X61=
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ATTACHMENT
Commercial, RM, Resort, do Industrial
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone? No
If yes, please answer the rest of question 1 and then to
ques ion 3.
a. How many acres of the requested area do you intend to
subdivide?
b. Into what lot sizes?
C. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department
for preliminary approval?
If you intend to subdivide, please submit a preliminary
schematic subdivision plan together with your change of
zone application form.
2. If you nave no firm plans of subdividing the subject area,
do you intend to:
a. Sell or lease the land to someone who has firm
plans? No
b. Sell or lease the land to someone who has tentative
plans? No
C. Sell or lease the land to someone who has no plans? No
d. Keep it? Yes
e. other (please state)
f. If you intend to do either a, o, or c, please elaborate
on the kind of plans the other party nas. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. what specific building plans do you have for the subject land?
Include in your answer the following: type of ouilding
_ (apartment, office, launderette, etc.); financing arrangement;
timetable for construction; and any other information which you
feel might help us in evaluating your request.
Addition of second story to the existing building and construction of a new
three story addition to the building. The building, known as the Ice House,
is presently used for cold storage and freezer facilities, the manufacture and
sale of ice, the cutting, packing and shipping of fish, and the sale of bait.
The uses for the second story addition would include a restaurant with banquet
facilities and a museum commemorating the history of the Waiakea peninsula prior
to the 1960 tsunami. The three story addition would provide space for parking,
offices and residential units. Also planned are renovations to the facing of the
building to make it appear to look like a tea house and compatible with the
adjoining Liliuokalani Gardens.
Financing is proposed through conventional financial institutions.
Construction will begin on the renovations upon receipt of all permits, and
is anticipated to be completed within 18 months thereafter.
4. Have you performed any study whicn would demonstrate a need for
your proposed building and/or development? None , other than
personal evaluation
if so, please elaborate on your findings in the space provided
below.
-2-
5. Have you performea any study which discusses the
environmental impacts your request would nave on the
surrounding area and/or the County? Yes
if so, please elaborate on your findings in the space
provided oelow.
A final environmental impact statement prepared in conjunction with
the General Plan amendment for this project concluded that the
project will not pose any significant adverse environmental impacts.
6. Are there any buildings on the subject area? Yes
If so, what kind?
A reinforced concrete building, approximately 5,680 square feet in
area and 16 feet in height. The building was constructed in 1949.
What do you intend to do with those buildings if your
request is approved?
Renovate the exterior facing of the building, and construct a second
story on the building and construct a new three story addition. The
first floor of the building will continue to be operated as the
present Ice House operation.
7. Is the subject land currently being used for any
agricultural activitity? No
If so, please list the kinds of products grown and on
how many square feet or acres of land per product.
_3-
8. To your knowledge, has there been any flooding ano/or
drainage problem on the subject area? Yes
If so, please describe the problem.
The property was affected by tsunamis in 1952, 1957, and 1960. The
building has withstood all three of these tsunamis and was one of the
few buildings that withstood the major tsunami of 1960.
9. Do you think that the roads leading to the subject area
needs improvement? No
If so, what kind?
Is the road adequate for the proposed traffic volume
or load? Yes
10. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools x
b. Roads x
c. Sewer x
d. Drainage x
e. Police Protection x
f. Fire Protection x
g. Recreational Facilities x
h. Public Utilities x
i. Other
-4-
- For those checked "yes," please elaborate what type or kinds of
improvements and/or assistance are needed.
No improvements to public services and facilities will be necessary.
However, existing public services and facilities which are already
serving the building will be required.
11. Have you performed any historic sites study and/or survey of the
subject area? If so, what were the results? Please, also,
submit a copy of the study together with this change of zone
supplement.
No study has been done. The parcel is an improved lot with an existing
building on the lot.
UNA KEA HOLDING COMPANY, INC.
Signature : ,
au J- Cierk' wicz, Presi ent
Address: P.O. Box 121, Hilo, Hawaii 96721
Telephone: 961-2831
Date: June 15, 1994
-5-
6338A/50A
_
- LIST OF SURROUNDING PROPERTY OWNERS
WITHIN 300' OF
TAX MAP KEY PARCELS: (3) 2-1-93:24 and portion of 23
2-1-01:12 The Nakano Company, Ltd.
93 Banyan Drive
Hilo, Hawaii 96720
2-1-03:1 State of Hawaii
Department of Land and Natural Resources
75 Aupuni Street
Hilo, Hawaii 96720
County of Hawaii
Department of Parks and Recreation
25 Aupuni Street
Hilo, Hawaii 96720
2-1-03:por. 23 State of Hawaii
Department of Land and Natural Resources
75 Aupuni Street
Hilo, Hawaii 96720
County of Hawaii
Department of Parks and Recreation
25 Aupuni Street
Hilo, Hawaii 96720
2-1-01:24 Hawaii Electric Light Company
1200 Kilauea Avenue
Hilo, Hawaii 96720
2-1-03:25 State of Hawaii
Department of Land and Natural Resources
75 Aupuni Street
Hilo, Hawaii 96720
County of Hawaii
Department of Parks and Recreation
25 Aupuni Street
_ Hilo, Hawaii 96720
7
'4'/ti bg ;
PETER A. SYBINSKY PhZ
JOHN WAIHEE
GOVERNOR OF HAWAII * -
DIRECTOR- OF HEALTN
STATE OF HAWAII
DEPARTMENT QP HEALTH
P. O. SOX 3378
HONOLULU, HAWAII Wool
In rePlY. Please refer to:
July 15, 1994 94-071/epo
Planning Department
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Attn: Rodney Nakano
Dear Mr. Nakano:
Subject: Draft Environmental Impact Statement
Additions and Related Improvements to the Hilo Ice House
Hilo, Hawaii
TMK: 2-1-03:24, par. 23
Thank you for allowing us to review and comment on the subject document.
We have the following comments to offer:
Asbestos Concerns
The proposed additions and related improvements to the Hilo Ice House, which
was built in 1949, would require an asbestos survey for the presence of
asbestos in the affected areas prior to renovation activity. The asbestos
survey shall be conducted by accredited personnel as prescribed in federal
regulation, 40 CFR 763, Revised Asbestos Model Accreditation Plan, February 3,
1994.
If the renovation project entails the disturbance of regulated asbestos-
containing material greater than 160 square feet, 260 linear feet or 35 cubic
feet, the project would be subject to federal regulation under 40 CFR 61,
National Emission Standards for Hazardous Air Pollutants (NESHAP); Asbestos
NESHAP Revision.
Note, that if the project removes any load-supporting member, it is considered
a demolition and is subject to the NESHAP regulation.
If you have any questions on this matter, please contact
Mr. Robert H. Lopes of the Clean Air Branch at 586-4200.
EXIIT B
Mr. Nakano
July 15, 1994
Page 2
Wastewater
It has been determined that the subject project is located within the County
sewer service system. As the area is sewered, we have no objections to the
proposed renovations of the existing building known as the "Ice House"
provided that the project is connected to the public sewers.
The developer should work closely with the County to assure the availability
of additional treatment capacity and adequacy for the project. Non
availability of treatment capacity will not be an acceptable justification for
use of any private treatment works.
Should you have any questions on this matter, please contact
Ms. Lori Kajiwara of the Wastewater Branch at 586-4290.
Noise
The facility should be designed to minimize potential noise impacts on the
planned residential apartments from stationary equipment or activities.
Please note that under the provisions of the Department of Health's
Administrative Rules, Chapters 11-42 and 11-43 (vehicular noise and
construction noise, respectively) apply only to the island of Oahu. However,
measures toward minimizing noise disturbances from construction activities
should also be implemented on the neighbor islands.
Should you have any questions on this matter, please contact
Mr. Jerry Haruno, Environmental Health Program Manager, Noise & Radiation
Branch at 586-4701.
Sincerely,
C;TERI SYBINSKY, PH.D.
- Director of Health
c: Clean Air Branch
Wastewater Branch
Noise & Radiation Branch
Mauna Kea Holding Co.
Mr. Brian Nishimura
~t Donna Fay K. Kiyosaki
Stephen K. Yamashiro Ckief Engineer
Riley W. Smith
®s ®s Deputy Chief Engineer
panfunfi-
DEPARI-AM74T F PUBLIC WORKS
25 Aupuni Strwt, Room 202 . lilo, Hawaii %720•4252
(808) 961.8321 • Fax (808) 969-7138
June 13, 1994
MEMORANDUM
TO: Planning Director
FROM: Galen M. Kuba, Acting Division Chie
Engineering Division
SUBJECT: DRAFT EIS
Additions to the Ice House and Related Improvements
Applicant: Mauna Idea Holding Co., Inc.
Location: Waiakea, South Milo, Hawaii
TMK: 2-1-03: 24 and por. 23
We have reviewed the subject application and our comments are as follows:
1. Buildings shall conform to all requirements of code and statutes
pertaining to building construction.
2. All development generated runoff shall be disposed of on site and
shall not be directed toward any adjacent properties.
3. Applicant shall be informed that if drywells are included in the
subject subdivision improvements, Chapter 23, Underground Injection
Control (UIC), Administrative Rules, Department of Health, prohibit
any person from operating, constructing or modifying an injection
well (drywell) unless authorized by a permit issued by the Director
of Health, State of Hawaii. Furthermore, should dedication of
roadways including drywells be contemplated, the Department of
Public Works will not approve dedication of roadways prior to
compliance with Chapter 23, UIC, Administrative Rules.
4. All new and/or existing driveway connections shall be
constructed/reconstructed to Public Works standards.
5. The subject parcel is in Flood Zone "VE-14". All construction shall
conform to Chapter 27 - Flood Control of the Hawaii County Code.
EXHIBIT C
Memo to Planning Director
Page 2
June 13, 1994
6. Banyan Drive is a County maintained roadway with a 100-ft.
right-of-way with 44-ft. wide pavement and grassed shoulders.
7. All required parking shall be provided off street.
8. The noise from the ice plant may prove to be a nuisance to apartment
residents. How will this be handled?
STT:byf
cc: TRF
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OFFICE OF THE COUNTY CLERK
HAWAII COUNTY BUILDING
COUNTY CF HAWAII
HILO, HAWAII 96720
- Refer: ,
To:
Ordin, nc:_ i 4 Z t f i;;1[y l'?? t'i:~ D l;?t. "iCt Cl; Cat' 0n Fro .
Re: ~n)
The following is the action of the Hawaii County Council adopted at
its meeting held
Bill 323';:x. l.dv-pt-d Pi c' PC ^Port "'o. ;L:?
CO, tRK,
Att.
C. C
Ole ri. 77 7 ,
o,
Daw 3 ,994
REPORT OF THE
COMMITTEE O PLANNING
DATE: November 15, 1994 Re: C-1364
PLACE: Councilroom
TIME: 1:30 p.m.
Chairman and Members
Hawaii County Council
Milo, Hawaii 96724
Your Committee on Planning, to which was referred Sill No. 323
regarding the change of none request by Mauna Kea Holding
Company, Inc. at Waiakea, South Hilo, Hawaii, '111W: 2-1-03:24
and Portion of 23, reports as follows:
Sill No. 323 amends Section 25-114 (City of Hilo Zone Map),
Article 3, Chapter 25 (Zoning Code), by changing the district
classification for approximately 29,489 square feet of land
from Open (O) to Resort-Hotel (V-5.5) zoned district.
The subject property is located on the Waiakea Peninsula and
adjacent to the County-maintained Liliuokalani Gardens on
Banyan Drive where the applicant is proposing to:
(1) renovate the existing Ice House Building and its facade to
resemble a Japanese tea house;
(2) construct a second story addition to the Ice douse to house
a restaurant with banquet facilities and a commemorative
museum; and
(3) construct a three-story addition to the north side of the
existing building with covered parking on the ground level,
5,904 square feet of commercial office space on the second
level for four (4) commercial office units and 5¢900 square
feet of space on the third floor for five (5) residential
apartments for use as transient accommodation.
The Ice Mouse, constructed in 1949, survived the 1960 tsunami,
however, it has not been designated an historic feature in either
the Hawaii Register or National Register of Historic Places.
The site is located at an elevation of 15 feet above the mean sea
level, surrounded by Restaurant Nihon, Naniloa Country Club Golf
Course, Su.isan Kish. Market, and several hotels along Banyan Drive,
as well as other vacant parcels owned by the State of Hawaii.
The State Land Use District is Urban and the subject property is
within the Special Management Area which includes all of the Waiakea
Peninsula and extends inland from the shoreline to Kuawa Street.
PC REPORT O. 141
ADOPTED :
PC- 141 page 2 November 15, 1994
The Hilo Hawaii Community Development Plan designates the subject
area for Open, Park and Recreation.
The Planning Commission concurs with the following Planning
Director's reasons for recommending favorable consideration of the
change of zone:
(1) The change of zone request conforms to the General Plan
Land Use Pattern Allocation Guide (LUPAG) Map, which will
be designated as Resort;
(2) The zone request is consistent with the General Plan's
goals, policies, and standards;
(3) The subject property is or will be provided with all
utilities and services which are essential to accommodate
the proposed development.
Although there were no objections raised from the public, your
Committee noted that a reason for the zoning was the rationale that
the plans to renovate the Ice House in a Japanese teahouse motif
would blend in with the park. Because it was not a condition in the
bill, the applicant could, in the future, construct something
different.
Your Committee is in accord with the intent and purpose of Bill
No. 323 and recommends that it pass first reading.
LA/CES
I A7
Respectfully submitted>I
,
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COMMITTEE ON PLANNING
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i TAXAS?-u DOH NGO-r a Rr 3
_i = .~9•i x J PC REPORT 110.
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ADOPTED :