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HomeMy WebLinkAboutCOM 1366.000 1992-1994 OJNtYfOF „q~ ; 9 William G. Davis Stephen K. Yamashiro Managing Divector Mayor = Henry Cho •ya _:..o .............c~~• 'r'~' Nw-a~':•a~~ t Deputy Managing Directov TE OF~N~'~ ' 9'~ OG~ 13 ? 9 ~0 G C l_ E 25 Aupuni Street, Room 215 Hilo, Hawaii 96720.4252 (808) 961~~t~ ~Eaax`(~08)'4b~1--6153 KONA: 75-5706 Kuakini Highway, Suite 103 Kailua-Kona, Hawaii 96740 (808) 329-5226 Fax (808) 326-5663 10CT 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: General Plan Amendment Application (GPA 94-2) Applicant: Planning Director Initiated Request: Open to Resort Tax Mab Kev• 2-1-3 • 24 and ~o~tio~ o~ 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, ephen K. amashiro Mayor RKN:jdk LP1ann01.MAY Enclosures xc: Planning Commission GPA 94-2 J' Co~n~, Noe.,,, ra~~. lit . - _ ~~•FF ~~'p}~ OCT 1 3 1994 5~6. J.l MOReeea~..rx.,.,.,'•.f,!e^-s,..J~'E': _.'~'i'..,Y.F..+.CS^. o+ta ®g!r'B?t. Stephen K. Yamashiro ; i• MU~'O4 Ne ~~;ar;.P. os'w~ ~~~~~~r ~~~t PLANNING C®1VI?~ISSI®N 25 Aupuni Street, Room 109 ~ Hilo, Haevaii 96720.4252 (808) 961-8288 Fax (808) 961-9615 ~~CT 1 2 199 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: General Plan Amendment Application (GPA 94°2) Applicant: Planning Director Tritiated Request: Open to Resort Map Kev~2-] -3.24 aDS~ por~~~~] 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 amend the County of Hawaii General Plan Land Use Pattern Allocation Guide Map for approximately 29,489 square feet of land from the Open Designation to the Resort Designation. The site is known as the "Tce House" on the Waiakea Peninsula, Waiakea, South Hilo, Hawaii. The initiation of this amendment is pursuant to Ordinance 89-142, the General Plan and a request submitted by the landowner proposing this amendment. 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 for the County of Hawaii, Ordinance 89-149, is the policy document for the long-range comprehensive development of the Tsland of Hawaii. It provides the direction for the future growth. of the County and offers policy statements which embody the expressed goals for 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 Spencer K. Schutte, Chairman and Members of the County Council Page 2 In reviewing the proposed land use against the requirements and review standards for a General Plan Amendment, growth assumptions of the General Plan and the goals and policies of various elements of the General Plan were considered. The General Plan begins with the following assumptions: "Agricultural employment, especially in the sugar industry has been declining over the past ten years. At best, employment in the sugar industry is projected to decline slowly if normal attrition through retirement continues. Alternatively, national and international economic and political forces could result in the demise of the industry. Factors affecting this decline will be the expansion and labor demands of the macadamia nut, papaya, flower and other diversified agricultural industries. "The County's visitor industry is poised for rapid expansion, and employment in tourism is expected to increase substantially." "There is tremendous potential for expansion in other industries such as aquaculture, astronomy, renewable energy, and research-development. 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 sets forth goals, policies, and standards to guide the location and density, and building intensities of land uses in particular arras. The Land Use Element is also intended to be used as a policy guide for the coordinated growth and development of the sectors of the County. It seeks 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 Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan indicates broad-brush boundaries which are graphic depictions of the spatial relationships of various land uses and the expressed policy statements of the document itself. 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 Honorable Spencer K. Schutte, Chairman and Members of the County Council Page 3 growth determined by the General Plan and related planning documents. The following Land Use goals and policies are set forth to physically plan the lands in the County in the best interest of the island's residents: o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. o Protect and encourage the intensive utilization of the County's important agricultural lands. o Protect and preserve forest, water, natural and scientific reserves an open areas. The proposed project at the site of the "Ice House" meets these goals and policies. It provides a development area that is in keeping with the physical, cultural, and social environment of the Waiakea Peninsula. The proposed restaurant and commercial uses on the approximately 30,000 square feet is in keeping with the atmosphere of the area providing economic stimulus of the area. The goals and policies of the Economic Element states the following: o Provide residents with opportunities to improve their quality of life. o Economic development and improve environment shall be in balance with the physical and social environments of the island of Hawaii. o The County of Hawaii shall strive for diversity and stability in its economic system o The County shall provide an economic climate which provides its residents an opportunity for choice of occupation. The proposed restaurant and commercial uses will add new business opportunity to the Hilo area. The location along Banyan Drive is in an area already designated and developed for the visitor industry and is also used be residents. Honorable Spencer K. Schutte, Chairman and Members of the County Council Page 4 The Flood Control and Drainage Element has the following goals, policies, and standards: o Protect human life. o Prevent damage to man-made improvements. o Prevent damage from inundation. o In areas vulnerable to severe damage due to the impact of wave action, restrictive land use and building structure regulations must be enacted relative to the potential for loss of life and property. o Applicable standards and regulations of Chapter 27, "Flood Control," of the Hawaii County Code. o Applicable standards and regulations of the Federal Emergency Management Agency (FEMA). The Ice House has withstood three tsunamis that have hit the Waiakea Peninsula. The existing building is situated higher than the FIRM base flood elevation established by FEMA. Additions must comply with the standards required by Chapter 27 of the Hawaii County Code relating to flood control. A goal of the Natural Beauty Element states "Protect scenic vistas and view planes from being obstructed." The proposed Japanese tea house motif for the new buildings will complement the Japanese style garden at Liliuokalani Gardens. The site is not located in an environmentally sensitive area. Thus, the project will be consistent with the Environmental Quality Element of the General Plan. No endangered or threatened species requiring protection will be impacted by the development of the project. The shoreline is not directly affected by the project. Thus, the development will be consistent with the Natural Resources and Shoreline Element of the General Plan. The Public Facilities, Public Utilities, and Transportation Elements of the General Plan call for keeping direct impacts from the project to a minimum. As designed, the project will not be overburdening the existing public facilities, utilities and transportation systems. Honorable Spencer K. Schutte, Chairman and Members of the County Council Page 5 F'or 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. We are also enclosing a copy of the staff background for your information. If you should have any questions, please feel free to contact Rodney Nakano of the Planning Department. Sincerely, Donald I.,. Manalili, Chairman Planning Commission RKN:jdk LP1annO1.PC Enclosures xc: Sandra Pechter Schutte, Esq. Honorable Stephen K. Yamashiro, Mayor Planning Director Department of Public Works Department of Water Supply West Hawaii Office sMa,~~o a . yam-os~ a 6~9a PI.Il®1G D OT~~ T~1[~4~D - GEl~R~I. ~IaA10T ~1~1~1Vi~l~[° (GP~R4-1) bite of the.3e~~ Huse" ~ z 'The Planning Director is initiating an amendment to the General Plan Land Use Pattern allocation Guide 1l~lap Open Designation for approximately 29,489 square feet to a Resort Designation. `The site is known as the `°Ice House" on the ®Vaiakea Peninsula, VVaiakea, South Hilo, FMK: 2-1-3:24 and portion of 23. 1. lyiay i994 -Notice published in Hawaii `Tribune Herald and West Hawaii 'T`oday that the Planning Director was initiating this amendment. 'The initiation of this an2endrnent is pursuant to Ordinance 89-142, the General Plan and an application submitted by the landowner proposing this amendment. 2. July 2'7, 1394 -Planning Iirector conducts a public workshop on the proposed amendment. 3. Augusf 26, 1984 -deadline for submitting written comments to Planning I~ir~ctor regarding the proposed amendment. 4. Pr®perty Ch~°ucternsfacse ~-lpproxianately 3f1,000 square feet (115 feet by 260 feet) adjacent to the County maintaia~ed Liliuokalani Gardens, and across the street from the H~I.CO Power Plant on ~Taiakea Peninsula. T'he site is located at an elevation of 15 feet above mean sea level. 5. Exflsting Sttruuctufl°es/iJses: The structure conunonly referred to as the "ice house" is situated on the property. 6. Adjacent Land Uses: The Restaurant Nihon, Naniloa Country Club Golf Course, Suisan Pish 1Vlarket, and several hotels along Eanyan Drive, as well as Liliuokalani fiardens and other vacant parcels owned by the State of Hawaii. ~T TE Alm PL.~TS The State Land Use District: Urban. S. The General Plan Land Use Pattern AIlocati®n Guide (LUPAG) l~!Iap: Open 9. Special Management Area: includes all €~f 9Vaiakea Peninsula, extends inland from the shoreline to Kuawa Street. 1Q. The Hil® Hawaii Community bevel®pffient Plan: ®pen, Park and Recreation. 11. The I~°ls~d Insurance Rate 19~1ap prepared by-the U. S. Army Corps of Engineers designates the area as done "VE-14" (base flood elevation of 14 feet). Under this designation the minimum elevation for human occupancy is 14 feet above mean sea level. 12. The protect area gs situated on the ~aiakea Pennnsula within the City of I-Iglo. 13. Elevation of the project site is 15 feet above mean sea level. The area is relatively flat with _ grades of less than three percent. 14. The United States Department of Agriculture. Soil Conservation Service's Soil Survey of the Island of I-Iawaii identifies the soil type as being in the I~eaukaha series, well-drained, thin organic soils overlying pahoehoe lava bedrock. runoff is medium and erosion hazard is slight. -2- _ . ls. ~Jith regard to the Overall Suitability Rating for agricultural productivity established by the I.,and Study Bureau, the lands are not rated because of its urbanized state. ch~~~l~.~c~l(~ 'cam resources 16. 'The Ice i-Iouse, constructed in 1949, is historical in the sense that it survived the 1960 tsunami. xlowever, it has not been designated as an historic feature in either the Hawaii Register or National Register of giistoric I'l~nes. ~'o other known sites are located on the property. ~l®ra nd Baum 17. The property is an improved, landscaped parcel. Bxotic plant and animal species are associated with the site. I~Teither endangered- nor threatened species are found on the site. ~~I~ SER~~AN,A ~AC.~ S r 1S. dilater is presently provided by a ~-inch meter. A 12-inch water main extends along Banyan I3rive and County water is available for additional uses. ~w.~~v~~t~ 19. Banyan Drive is a County road having a 100 foot right-of--way. ew a 1 ~tgd I~isnosal 20. 'The Ice Mouse is currently connected to the County Sewer System. Solid ante Zl. Solid `waste is disposed of by bins which are collected by a private service. r~~ eat Lion -3- Z~. 'The County of Hawaii maintains Liliuokalani Caardens and Coconut Island Park in the immediate area. Naniloa Country Club is situated across the street. ~~~~/Fire/lElostoital 23. ~'he Police Station is located approximately 2.5 miles away; the Hilo Central Fire Station is situated approximately 2 miles away; the I~eaa Street Fire Station is approximately 1 mile away; and Kilo hospital is approximately 4 miles away. N N~'rS 2~. See Attached Exhibit ~ CIS) 2S. Department o~ Dealth -See Exiaibit ~ ~S. Dep ent Public ®rks -See Exhibit C -4- FI~~iI. ~YR® Y2lC~ 6T~fi ,~DI~I®~S TAE ICS ~~USE D 1t~I~T~A YIt® ~ ~aiakaa, ~®aa~h ail®, ~aa~~ii ~a~ ~~g It~y: 3~°~ Dior. 2~1-A3:24 end P®~. 2~ l~gplic~~~ 1'~ata~a R~~ ~®ldi~q Company, Ir~c. P. A. ~®x 121A kilo, ~ae~aii 9672]. Pr~pa~e~ ®y: Arian fi. ~i~~i~n~a, Manning ~®nsultaa~t 101 1~a~puni . 6uit~ 217 ail®, ~a~aii 9672® ~'®r 6ub~tit~al ~®unty ®i Hawaii Planning D~pa~~~nt June, 1994 EXI~I~I~" A ~a~ ~u Y Descri~ti®~i ®f the Acti®n The applicant proposes to renovate an existing building known as the "Ice House" to add a second story to the building, to make exterior improvements to the existing first story, and to construct a three story addition. Construction of the second® story addition would provide space for a restaurant with banquet facilities and a museum commemorating the Waiakea peninsula prior to the .1900 tsunami. The three-story addition, attached to the north side of the existing structure, would provide covered parking spaces on the ground level, commercial office space on the second level, and residential apartments on the third level. The renovation of the exterior facing of the entire building will be designed to resemble a Japanese tea house. 2. ~i~nificant beneficial and Adverse Im~mcts There are no significant adverse impacts anticipated from the proposed action. Significant beneficial impacts of the proposed project include the following: a) Renovation of the refrigeration system of the Ice House will remedy the potential problem of the leakage of ammonia into the air. b) Renovation of the entire exterior facing of the building into a Japanese tea house motif will enhance the visual attributes of the area. c) Establishment of the proposed museum will provide the community with a depository for historical artifacts of the Waiakea peninsula, small boat harbor, fish auction and the Ice House up through the 1960 tsunami. d) Besides stimulating short-term construction activity the proposed project will create approximately 18 full-time and 6 part-time jobs. 3. Pr®posed ~iitigatioa Measures The proposed project will be constructed in compliance with all existing State and County requirements including those pertaining to flooding and tsunami inundation, air, noise and water quality, and building and zoning codes. 4. Alternatives Considered Two alternatives to the proposed action have been considered. The first, is a no-action alternative, which would be to continue the use of the Ice House for cold storage and the manufacture and sale of ice without any renovations to the structure. The second alternative would be to demolish the . existing building and under the existing land use classification for the property, no new building would be permitted. Both alternatives would severely limit the applicant from obtaining economic benefit from its property. 5. Unresolved issues There are no unresolved issues pertaining to the proposed activity other than the land use approvals required for the proposed uses. 6. Compatibility ~7ith Land Use Plans and Policies and a Listin~i of....Permit...Al~~ovals The proposed project is compatible with the State Land Use Law with the existing Urban designation of the subject property. The proposed action is also compatible with the Hawaii State Plan, particularly those guidelines pertaining to economic diversification and growth, and preserving significant historical resources. County land use plans and policies that apply to the proposed project are reflected in the General Plan, honing Code, Special Management Area Guidelines- and the Kaiko'o Urban Renewal Plan. The proposed action is generally compatible with these plans and policies as they relate to economic, environmental quality, land use, recreation, historic and coastal hazard considerations. The following is a listing of land use and other permit approvals required for the proposed project: a) Amendment to the County of Hawaii General Plan Land Use Pattern Allocation Guide (LUPAG) Map from an Open to a Resort designation. b) A Special Management Area (SMA) Use permit. c) Amendment to the Amended Urban Renewal Plan for the Kaiko'o Project. d) Change of zone designation from Open (O) to Resort (V~ 5.5). e) County Building Permit. ii TABLE OF CONTENTS 1. INTRODUCTION 1 1.1 Identification of the Applicant 1 1.2 Project Summary 1 1.3 Identification of Approving Agency 1 1.4 Agencies Consulted in Making Assessment 1 2. PROJECT DESCRIPTION 2 2.1 Location 2 2.2 Proposed Uses and Activities 2 2.3 Project Cost and Timetable for Development 11 2.4 Applicant's Objectives and Need for the Project 11 3. ALTERNATIVES CONSIDERED 13 4. THE AFFECTED ENVIRONMENT, POTENTIAL IMPACTS AND MITIGATION MEASURES 14 4.1 Physical Environment 14 4.1.2 Soils 14 4.1.3 Climate 14 4.1.4 Flooding and Tsunami Inundation 14 4.2 Flora and Fauna 16 4.3 Historical/Archaeological Resources 16 4.4 Air Quality 17 4.5 Noise Quality 17 4 . 6 Traffic 18 4.7 Visual Attributes 18 4.8 Socioeconomic Considerations 18 4.9 Public Services and Facilities 19 4.9.1. Public Facilities 19 4.9.2 Public Services 19 5. RELATIONSHIP OF THE PROPOSED ACTION TO LAND USE PLANS, POLICIES AND CONTROLS FOR THE AFFECTED AREA 20 5.1 State Land Use Law 20 5.2 Hawaii State Plan 20 5.3 Hawaii County General Plan 20 5.4 Hawaii County Zoning 24 5.5 Special Management Area 25 5.6 Kaiko'o Urban Renewal Plan 26 5.7 Environmental Impact Statement 27 iii LIST OF FIGURES F~ure No. Title Pale No. 1 Location Map 3 2 Tax Map, TMK: 2-1-03 4 3 Vicinity Map 5 4 Floor Plan for First Floor 6 5 Floor Plan for Second Floor 7 6 Floor Plan for Third Floor 8 7 Rear and Left Side Exterior 10 8 Encroachment Area 12 9 Survey Map 15 APPENDLCES A. Distribution Dist of Organizations and Individuals mho Received a Copy of the Draft EIS B. List of Organizations and Individuals Commenting on the Draft EIS and a Summary of Their Comments C. Reproductions of All Substantive Comments and Responses Made During the Draft EIS Revie~er Period iv 1. IR®DiTCfiI®~ 1.1 Ide~tificati®~s ®f tl~ae Applicant The applicant is Mauna Kea Holding Company, Inc. formerly known as Mauna Kea Agronomics, Inc. a Hawaii corporation, whose address is P. O. Hox 1210, Hilo, Hawaii 96721. 1. ~ Pr®j ect s a~ The applicant proposes to construct a second-floor addition to an existing building known as the Ice House, situated along Banyan Drive on the Waiakea peninsula in the City of Hilo. Along with the second story addition to the Ice House structure, the applicant is also proposing to construct a three story addition which will be attached to the north side of the existing structure. The second story addition would provide space for a restaurant with banquet facilities and a museum commemorating the Waiakea peninsula prior to the 1960 tsunami. The three story addition will consist of covered parking spaces on the ground level, commercial office space on the second level and residential apartments on the third level. Also proposed are on- site improvements for additional parking and exterior lighting and renovations to the facing of the entire building. The applicant also proposes to completely renovate the refrigeration system in the existing Ice House and to continue the existing Ice House operations. ~'or purposes of this Environmental Impact Statement (EIS), the improvements proposed by the applicant will be called either the "project" or the "proposed action". 1.3 Ide~tificati®n ®f Appr®~ring Agency This EIS is being submitted in conjunction with the following applications: (1) an amendment to the County of Hawaii General Plan; (2) a Special Management Area (SMA) Use permit, (3) an amendment to the Amended Urban Renewal Plan for the Kaiko'o Project and (4) a change of zone. The approving agency for the EIS is the County of Hawaii Planning Department, through its Planning Director. 1.4 Age~acies C®nsulted in ~aDcing Asses~ffient The following agencies were contacted for information used in preparing this document: County of Hawaii Planning Department County of Hawaii Department of Public Works County of Hawaii Department of Water Supply County of Hawaii Department of Civil Defense 1 2. Plt®JEC~` DESC&tTPTION 2.1 Location The project is situated on the Waiakea Peninsula, at Waiakea, South Hilo, Hawaii (See Figure 1). The property is designated by Tax Map Key No. 2-1-03:24 and a small strip of land on the adjoining State owned parcel designated by Tax Map Key No. 2-1-03:23 (See Figure 2). Fronting the property to the south is Banyan Drive, a County maintained road. Immediately across Banyan Drive to the south is the HELLO Waiakea power plant. To the north of the property is the County maintained park known as Liliuokalani Gardens. The lands to the east and west sides of the project site are owned by the State of Hawaii and are maintained as passive park areas (See Figure 3). Other improvements within the Waiakea peninsula in the vicinity of the project site include Suisan Fish Market, Restaurant Nihon, Coconut Island Park, Naniloa Country Club golf course and the various hotels along Banyan Drive. 2.2 Existing and Proposed Uses and Activities The Ice House, which was built in 1949, is one of the few buildings that survived the devastation of the 1960 tsunami along the Waiakea peninsula of Hilo. The building also withstood the tsunamis of 1952 and 1957. The applicant purchased the 29,330 square foot lot on which the Ice House is located in 1989, and is presently using the building for cold storage and freezer facilities, the cutting, packing and shipping of fish, the sale of bait to fishermen and the manufacture and sale of ice to fishermen, hotels and others. The applicant proposes to construct a second-floor addition to an existing building known as the Ice House, situated along Banyan Drive on the Waiakea peninsula in the City of Hilo. Along with the second story addition to the Ice House structure, the applicant is also proposing to construct a three story addition which will be attached to the north side of the existing structure. The second story addition would provide space for a restaurant with banquet facilities and a museum commemorating the Waiakea peninsula prior to the 1960 tsunami. The three story addition will consist of covered parking spaces on the ground level, commercial office space on the second level and residential apartments on the third level (See Figures 4, 5 and 6). Also proposed are on-site improvements for additional parking and exterior lighting and renovations to the facing of the entire building. The applicant also proposes to completely 2 . m ~ ~ ~ f ~ ~ \ ~ ~ .r ,v i ~ ~B e 1 ' - Q Location Map FIGUI~~ 1 1~ ~ 1l~ ; j 'ti, o. ~ a I .l ' • 1 , ~ 1 s ~`~l e ~ f ~ Y3 ~ ~ ~ ` ~ ~ g : ; ~ ~ Y r a ~ ' • ' ( f r I i ~ o ~ u P ' s "~t~'ft~,~ °~7 [~i-~ ~ .0,s it "'ei`~ J.~~ ~ ~ ' . t 0 ® • ,t 1 . t ~ • • 1 ~ ~ 4 I ~ i ~ ~ i ! st i ~ t . ^ , ~ / o ~ . ~ .o ~ ~ ` ~ ~ r i Q ~ L~ H1 ® B ` P \ a I1 I ~ T i 4 ~w ~ `644 ! ~ of ~ / 1 y , ~ ~ t ~ I ~ 6 ,1 O ~ t' t ~e 3 i ~ %1 v `.~2, I = 0 ~ J 1 J I 7 / ~4. Y,~f _ . , r ~o I Tax Map , Fib( iR~ ~ ~I~ • ~ ~Q l~ o c~ ~ . ~ ° ~ ~ ~ ~ r ~ i ~ ° ft. ~ ` , \ ~ ~f, ~ ~ ~ G .a; s ~d ~ - ~ - = ~ • • / g ~ ~ r ."Z ~ D ~ n ~ • ~i 0 0 ~ ~ ~ • ~ ~ 0 7D o c v", ~ m ~ ~ _T N ~ ~ m i- ~ ~ 5 n ~ zx ~ ~ ~ ~~y~ Y~ _ - K6~IJI.'T_HAIJ;~111! o~ .4VENU~ ~ y z c _ i Q KUAWA 1Tnt!Y • 1 s 0 o rr ~ - - z ~ ~ D D a -t n :s n .....•a ~ 1 ~ ,~I_. A lJIJ ffi K [ T vd O ~ N 4 F , n_ I I I ~ I I I ~ ~ ~ ~ ~ i o I ~ s I ~ ` II a - I I r ~ a ~ I o I ' g 8 ~ i ~ D ~ ~ I " ~ ` l~'J ~ fl > ~ I ~ ~ ~ Q a I ~ ~ I I I ,~°r ~ o ~ I I a O~ I a ~ Y I ~ I~ I II I ! ~ ~ I ~ I I ~ a..~ .II ( i r• i gar Y ~a '••I 1 I .ae ( I ~ _ i I I , Y II I I I I I 1 I I II s _ ~ I ~ ° ~j"~,~.n~ P o ~ ~ ~ _ r ~ ~ ~.m.•.......• s m.. t • ~ ~ my u.oe? o ~ y j ~ ~ d ~ ms ~iAW~ll iC~ ~ ~®L~ ~°T01~~4(aE, L~`® e,~~ • KEII KNOC11Wd~ ~?+Un!EEH~G . ~ ~ ~ ; ; Museum 1~ ~®staurant R®novation , , q„ ~ ~ `n ~ o Sava I a~ I I ~ I e r ~ I I ~ ~ a ~ I ~ a t ~ I ~ 1 I S'~'t R ~ I c i t ~ ~ I ~ W I I i Nava ~ ~ I n I ~ I I i~ ~ " t I ~ i x I ! ~ ` r I ~ I I i ~ ~ i ~ ~ I I I 9 L P° _ I s r I n t ~ e / o ' ~ o ~ ® 1 e s ® s+ ~j s 'r ~s9~ .a7v u.w.. 1 ~ 1 I ® + ~ f C~ ~ 1 ~ ~ ~ ~ [ t E a«„~ I°{~WAp ICS ~ C®LT} ~`T®R/4Cal~, . ~ = ° . e K I KAOCnvsA EHC,~~~~~ Y ~ ~ x ~ ~ ~ ~ Museum ~ ~®statar~nt R®novetion s 4 • 1M>~~ ~4 ~mm ®w.m a~ v~ .m..~ a~ ~ ®+a.. ~a~ vie ss..-. I I L~d~IA~ L,C~N~U I p i $ / it ~ ~ li ~ ~ ~ I ~ ~ I I - I ~ ~ I I I I I, .I I li ~O I~ f I I~ I ~ ~ it I ~ ? I~~ I ( A li I I I I ~ I x ~ ~ ~ ~ ~ ~ ~ r ~N ~ gi ~ ~ N ~ i i i ~ I t ~ ~ i i ~ ST~62 ROOD r i B ` ® /,~'d1 CEO' .~7Y •r--~ O 6Ms ~ ~..4 ~ ~ ~1. Q~,,,~ , ~iA0P11~1! 1C~ ~ ~®L~ ~T®R~f3~~ LT•~ C .n ~ °0 10! •~aZe~~s...t+seK 1\L.~II1~1i®(.MNAENGar+EERavG ~ ~ $ ~ m ~ ' Mus~®urn b. ~;®st~ursnt Ren®vsti®n renovate the refrigeration system in the existing Ice House and to continue the existing Ice House operations. The restaurant is intended to feature Continental cuisine with a heavy emphasis being placed on locally caught seafood processed through the Ice House. The planned improvements within the restaurant are anticipated to include a bar, kitchen, office, dining room, banquet/meeting room and restrooms. The present conceptual plan for the restaurant proposes a seating capacity of 200 persons utilizing a space of approximately 5,680 square feet. The museum feature is intended to include display cases within the restaurant and within a specified area on the second floor that will contain various historical items. Leon H. Bruno, the Director of the Lyman House Museum has expressed support for this proposal. The commercial office space on the second floor will utilize approximately 5,900 square feet. Preliminary plans indicate four separate spaces ranging from an area of 790 square feet up to 2,010 square feet. Preliminary plans call for five residential apartments ranging in size from 1,005 square feet up to 1,440 square feet in size. The total area planned for residential use is 5,680 square feet. The ground level of the existing structure is 15 feet above mean sea level. The structure is approximately 5,680 square feet in area, with the highest point being approximately 16 feet. The total floor area of the addition is proposed to be 18,380 square feet. The maximum height of the building with the addition will be 60 feet. As part of the project, on-site parking facilities with exterior lighting will be constructed. 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 area which will be on the ground floor of the three story addition on the north side of the building. This expanded parking area will accommodate fifty-two (52) parking stalls. The present 28 foot wide driveway at the southern end of the property will provide access to the Property off of Banyan Drive. The applicant also proposes to renovate the exterior facing of the entire building so that it will resemble a Japanese tea house. The applicant believes that this type of building design will be compatible with the Japanese style garden found at the adjacent Liliuokalani Gardens (See Figure 7). 9 ..l ~ ~ ~ ~ 60.0 " ? ~ ~ ~ ~ I r: c I _ ~ , r i ~ ~I ~ , N ( ;I ~ l~ d o ! ~ N c 1~ ~ ~ ~ ~ ~ ~ ~ ~ i ~ - I 11 . ,I. ~ . - ; r I ti ~ ' :~~4 i{ ~ ~i ~ 1~ 11 al IIII~ I iii- ~ i ~j ~ _ ~ 1- - - ~ 3e' i m ~.~~e3 ~°IAWAII ICS ~ C®L® STORAGE, 1~°T® K~1~1Cs~oce~~E~ r m~ IssenKM~ o : ~ _ ° _ ~Aua®utn ~ I~®~taurant Fienovati®n ~~D m ~ ~ m:p 3 W w ~ d u . ~ oo.a.a ~r+oel 110-~~t~ fri !i9-~sTS ~ N The present use of the Ice House for cold storage, the manufacture and sale of ice, the cutting, packing and shipping of fish, and the sale of bait will continue after the additions and new uses are established on the second and third floors of the structure. Because of the age of the refrigeration system in the Ice House, the County Fire Department and County Civil Defense have been called on two occasions within the last ten years due to the leakage of ammonia from the refrigeration pipes into the atmosphere. Although the leakage of ammonia does not, in itself, create any environmental hazard, the applicant proposes to completely renovate and upgrade the refrigeration system as part of the improvements to the Ice House. A wall protecting the compressor room, which houses the refrigeration system for the Ice House, is situated on the adjoining State owned land immediately to the east of the applicant's parcel. (See Figure 8). 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 the encroachment is 159 square feet. The wall was constructed sometime between 1949 and 1950 to protect the compressor equipment from damage that would result in the leakage of ammonia into the atmosphere. When the compressor room was first constructed the site glass, which measured the refrigerant level, was exposed and subject to vandalism, which resulted in the leakage of ammonia refrigerant. The wall had not been changed from the time that it was originally constructed when the State acquired the parcel after the 1960 tsunami as part of the Kaiko'o Urban Renewal Project. The applicant has secured an easement from the State in order to retain the wall as part of the building. 2.3 Project Cost and Tiffietable for Development The estimated cost of the project is $1,050,000. The applicant anticipates that construction will commence immediately upon receipt of all required County permits and will be completed within eighteen months thereafter. 2.4 Applicant's ®bjectives and Need for the Project The applicant has the following objectives with this project: (a) To provide a quality restaurant, with banquet facilities that is in reasonable proximity to the fish auction and fishing activities at the Hilo Bay and to the hotels and other restaurants along Banyan Drive; (b) To help restore some of the history of the Waiakea are through the proposed museum; 11 W 7 ~ I o M ~ h~ ~ 1 ~ N ~ ~ ~ P°" 1 \ ~ Q° .T V ~ X 9~ 6~ ~ ' o~ ~ ~ 3 ~ ~ I o ~ a a ~ ~ ~ I z. N~u : ade~ ,i a 2.t8 N ` ~ / 71~• ~-d o U ~ 1r~ f 'it• i~ u si•i » E ss°~ ~e .S7 ~ ~ ~,yv~ ~ y ~ r- o S ~ J/np / ~ H O ~ m Y/~ I / / ' / ~ ~n~croachment Aron F1C~UR~ ~ ue~. (c) To make the existing appearance of the Ice House more compatible with the surrounding area by means of the proposed exterior renovations to the building; (d) To continue the present operations of the Ice House of providing cold storage, ice manufacturing and sale, cutting packing and shipment of fish and the sale of bait; (e) To increase the economic productivity of the existing building; and (f) To provide high quality commercial office and residential space complementing the resort activities along Banyan Drive. There is a need for this project. At the present time there are very few restaurants in the Hilo area with banquet and meeting facilities. Also, other than the Nyman House Museum, there is not a depository in the Hilo area for historical data from the Waiakea district of South Hilo. In addition, there are no high quality commercial office and residential space within the immediate vicinity. The Banyan Drive area is Hilo's show case. It is the area where visitors form their first impression of the city. The increased lighting and activity from this project will encourage visitors and Hilo residents to use the adjoining park area at night. It may also help to reduce the rough element that has recently begun to use the park area. 3. ALI'EFtNAI°IVB3 G®~1~IDE1gBL~ Two alternatives to the proposed action have been considered. The first, is a no°action alternative, which would be to abandon plans for the renovation of the Ice House. Under this alternative, the Ice House would continue to be used for cold storage and the manufacture and sale of ice. The applicant believes that this alterative is undesirable from both an economic as well as an aesthetic standpoint. The second alternative would be to demolish the existing building to remove the encroachment and the non°conforming use. Under the existing land use classification for the Property, no new building would be permitted. This alternative would not be acceptable because it would essentially prevent the applicant from obtaining any economic benefit from its property. 13 4. THE AFFECTED ENi~IRONMENT, POTENTZAI~ IMPACTS AND 2~dZTZGATZON MEASURES 4.1 Physical Environattent The project site is situated on an improved lot that is approximately 29,330 square feet in size and a strip of the adjoining State owned land approximately 159 square feet in size (hereinafter referred to as the "Property"). (See Figure 9). The existing Ice House is setback from Banyan Drive approximately eight feet. The building is setback approximately 93 feet from the northern boundary line, 72 feet from the western boundary line and three feet from the eastern boundary line, except for the compressor room, which, together with the outer wall, encroaches upon the adjoining State owned land to the east approximately 2.28 feet and extends north beginning at the southern end of the building approximately 69.7 feet. The Property is essentially flat with a grade of less than 3%. It is approximately 850 feet inland or mauka from the shoreline, and the elevation of the Property is 15 feet above mean sea level. 4.1.2 S®ils The United States Department of Agriculture Soil Conservation Service Soil Survey Report classifies the soils on the subject Property 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 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. 4.1.3 Climate The area in the vicinity of the Property 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. 4.1.4 Flo®ding and Tsunaz~i 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). 14 t G~GI '02 I i.~d~d ~ . , . 'p2 FO - 1 - 2 ~ W 1 i t~r'cl~ 'ol~ H 6~Q XO® 'Q 'J •p~.1 'so~c,oos•:.`d ~~.}Iw~ •,Cc_. Inly ~y ' ~ 1..1 P"= are.incj. l i e~,~¢..l I i~M~~ _)C: purl- ~ 'oll yap ` ~a.{~elr~ wl.'a`-~:-t c~•1~~~~•l 'sl o-l. 05'~ I 1 .{.uea~7 I r; ~o~_ o ~ i U ~'~'1 ~ 1 _ ' nCa~narlS 1 ~ ~ ~ o I ~ ON~r1 ~ i . -ate ~®iS • OtloO t]i -~o1~e.~. ~ eG 5 i • ~ v_ _ ut -aol e~6 .'2~t 2~ • / ~ t ~ °c° h G7 i4~'i ti 922 2 s ~ ~ 1 ' I 8~7 7 i ~ ~ ~T ~r I c~ ~n -f A F I c ~ p ~ ~ ~ ~ ~ ~ oL9ol ~t~a~ J No .p va•z ~o®.~ z- o ~ o c~ y ~ D ~ ^ Z 0 ~ P = ~ 0 V x 0 C~ ~ x o ~ ~ C ~ ~ U _ ~ ~ D Q~. a?ol 1 ~uea~ ~ ~ .i ~ ' u ~ ~ • ~ ~ ~ 6 • O ~ ~ ~ ~ ~ ~ ~d ~ ~ N x ® Q ° ~ N ~ ~ ~ l~ ~ ~ ~ • ~ z~~l culy~ T• ' GLZ~1 {.uct~ ~ ~ 0 I -s- 0 . ~ •~a.~o°a u~ -am1~~6.~ oo•~il s~ .oo .ot.a ,r•sa~o~ ~~ot~e,~~ ITT C~ Under this designation, the minimum elevation above sea level for human occupancy is 14 feet. Since-the Property is 15 feet above mean sea level, the present Ice House building is one foot above the minimum elevation required by the FIRM. Since 1949, when the Ice House was constructed, the building has experienced and has withstood the impact of three tsunamis in 1952, 1957 and 1960. Pr®bable I~gact. There is a threat of tsunami inundation on the Property; however, the floor elevation of the existing building is one foot above the designated FIRM base flood elevation and the floor elevation of the proposed second floor addition is 31 feet above the FIRM base flood elevation. In addition, Hawaii County has recently adopted the 1991 Uniform Huilding Code which specifically addresses concerns for high wind and flooding in coastal areas. As such, the structural engineer will ensure that both the proposed addition and the current building comply with the 1991 Uniform Huilding Code requirements. Based upon these facts, it is anticipated that there will not be any substantial adverse impact from the threat of tsunamis on the Property. F1®ra and Faunmm The Property is an improved, landscaped parcel. The vegetation on the site includes Hilo grass, Wainaku grass, ti leaf, palms, and an ironwood tree. The known mammals the area include the mongoose, the rat and the house mouse. Also, stray domestic dogs and cats are known to roam the area. The birds found in the area are common exotic birds. Pr®bable Impact. There are no known endangered plant species in the area and the removal of any of the known vegetation for the expansion of the building will not constitute a significant impact to any of the plant colonies. Likewise, there are no known endangered mammal or bird species in the area, and the proposed action is not expected to impose a significant impact upon any endangered bird or mammal populations. 4.3 Hint®rical/!itches®1®gical Resources 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 Places. Other than the Ice House, there are no known historical sites to be found on the Property. 16 Pr®ba~l~ Impact. The existing Ice House will be retained by the proposed action, with only the facing renovated for aesthetic purposes. With the absence of any other sites on the Property, there will be no adverse impact upon historical and archaeological resources by the proposed action. ~ . 4 d~ir Qbaality Current impacts on ambient air quality are derived from nearby traffic and from dioxides and particulates emitted during volcanic eruptions. There have also been two known incidents in the last ten years where ammonia has leaked from the old refrigeration pipes into the atmosphere. Ammonia is not known to be toxic to the environment, and it is considered better for refrigeration systems than Freon, which is known to damage the ozone layer of the earth's atmosphere. Ammonia gill, however, displace oxygen and because of this property, it can be dangerous in enclosed areas. Amm®nia also gives off an unpleasant odor. ~~®babl~ I~gact. The major impact on ambient air quality would result from construction activities. This adverse effect is considered short-term, being that it would be confined only to the construction period of the improvements. Mitigation measures will be implemented as required by the County, in order to reduce or lessen the impacts of the construction activities. Long term adverse impacts on air quality would involve the emissions from vehicles using the Ice House facilities. However, since the Banyan Drive area is already a commercially developed area with restaurants and hotels, the impact from these vehicle emissions appears to be minimal. The renovation of the refrigeration system of the Ice House will remedy the potential problem of the leakage of ammonia into the air. ~.5 ~®ise Quality The noise generated on the Property comes from existing road traffic along Banyan Drive and the operation of the Ice House. Pr®bable Impact. Some short-term increase in noise level is expected during construction. This noise will be confined to normal daylight working hours. The impact is expected to be within the parameters of the uses already established in the area. However, all operations will be conducted in conformance with the State Department of Health regulations regarding noise and vehicular emissions. 17 There will also be some increase in noise level due to the expanded activities on the Property. However, it is anticipated that the restaurant and museum uses as well as the office and residential use will not result in a substantial adverse impact upon the noise quality in the area. ~.6 Traffic There will be increased traffic generated by reason of the proposed action. Most of the traffic will be generated by the restaurant .and will be concentrated around the lunch and dinner hours. Additional traffic to be generated by the office and residential use will be relatively small in relation to other uses in the area. Pr®ba~le I~~act. Since most of the increase in traffic will be limited to the lunch and dinner hours, this periodic increase in traffic is not anticipated to adversely impact Banyan Drive. The applicant is proposing to expand the on-site parking area in order to mitigate the impacts of increased vehicles parking along Banyan Drive. ~ . fi Visaaal ~lttribut~s The present building on the Property is not compatible with the surrounding Liliuokalani Gardens. Pr®babie ~~gact. Although the height of the existing building will be increased by 44 feet, the entire facing of the building will be renovated into a Japanese tea house motif. It will, thus, be more compatible with the adjoining gardens and will enhance the visual attributes of the area. Other structures in the immediate vicinity including the HELLO power plant, Restaurant Nihon and the Hilo Hawaiian Hotel are comparable in height or taller than the proposed addition and have heen successfully integrated into the visual setting of the area. ~.8 S®ci®~c®n®~ic O®nsidarati®as There is a need for a restaurant with banquet and meeting facilities in Hilo, since very few restaurants in the Hilo area have such facilities. Also, other than the Lyman House Museum, there is not a depository in the Hilo area for historical data from the Waiakea district of South Hilo. Thus, the proposed action will benefit the community. From an economic standpoint, the proposed action will stimulate short-term construction activity. In addition, it is anticipated that approximately 18 full-time and six part-time long term jobs will be provided by the restaurant. Both State and County tax revenues will also be generated by means of the proposed action. 18 4.9 Public Services and Facilities 4.9.1. Public Facilities Access to the Property is provided off of Banyan Drive, a roadway under the jurisdiction of the County of Hawaii. Banyan Drive is a 100-foot wide right-of-way, accommodating two-way traffic and parking. The Ice House is presently connected to the County sewer system. Sewage from the second and third floor additions are also proposed to be disposed of by means of the County sewer system. Water is presently provided to the Ice House from the County system and a two-inch water meter services the building. A 12- inch water main extends along Banyan Drive and County water is available for the project. At the present time, approximately 1,000 gallons of water per day is used for the Ice House operation. The estimated water usage for the second and third floor additions is approximately ?,500 gallons per day. The applicant will pay the required facilities charge for the additional water required for the project. Solid waste is disposed of by collection bins, which are picked up by a private refuse collector. It is anticipated that this method of solid waste disposal will continue with the addition of the restaurant, offices, residential apartments and the museum. Electrical and telephone service are presently provided to the Property. The existing public facilities are expected to adequately serve the project. 4.9.2 Public Services The Property is within an area that is already serviced by basic police and fire facilities. The Hilo Police Station is situated approximately 2.5 miles away from the Property. The Hilo Central Fire Station is situated approximately two miles away from the Property and the Keaa Fire Station is approximately one mile away from the Property. The State Department of Health administers Hilo Hospital, an acute care facility approximately four miles away from the Property. Also, for emergency services, an advanced life support ambulance unit is located at the Keaa Fire Station. These existing services are expected to adequately serve the project. 19 5 . it~~A'I°I®~ISITYP ®F TIiF Plt®P®SED AC°I`I®Fd °I`® IrA~TD ZTS~ P~~~ ~ FOLIC%~~ 1~,IdD C®Id°Y'ROIaS FOB 'PIi~ l,FF~d:fiEeT~ 1~8E~ 5.1 ~tat~ Iaansi iTse Lair All lands within the State have been classified into one of four land use districts: urban, rural, agriculture and conservation, by the State Land Use Commission, pursuant to Chapter 205, HRS. The Property lies within the State land use urban district. 5 . ~ ~ia~vaii ~tat~ Plan The Hawaii State Plan, Chapter 226, HRS, establishes a set of goals, objectives and policies to serve as long-range guidelines for the growth and development of the State. In general, the proposed action is compatible with these guidelines, particularly those pertaining to economic diversification and growth, and preserving significant historical resources. 5.3 giawztii County General Plan The Hawaii County General Plan is the policy document for the long range comprehensive development of the island of Hawaii. The plan contains goals, policies and standards concerning thirteen functional areas as well as a series of land use maps, designated as the general plan land use pattern allocation guide (LUPAG) maps, showing the locations of desired land uses. The current LUPAG map designates the Property as Open. Open areas include such uses as parks and historic sites. The Ice House is a permitted non-conforming use that pre-dated the enactment of the General Plan. The proposed action would, however, require an amendment of the LUPAG map designation for the Property to Resort. The elements of the General Plan relevant to the project are presented below together with a discussion of the proposed action's consistency with the applicable goals, policies and standards. ~conomio 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. 20 . 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 proposed action, which provides for a new restaurant with a banquet facility along with commercial office and residential units, will add a new business opportunity to the Hilo area. The location of the restaurant along Banyan Drive, in an area already designated and developed for visitor use, will aid the visitor industry of the area by providing a new facility for visitors. In addition, the museum will add a feature for visitors and residents alike. Finally, the improvements to the Ice House refrigeration system and the use by the restaurant of fish processed through the Ice House will aid the fishing industry of the island. 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: The renovation of the Ice House refrigeration system will help to maintain the air quality of the Hilo area. Although the leakage of ammonia is not an environmental hazard, it does have an unpleasant odor. The repair and replacement of the old refrigeration pipes will prevent the potential of future leaks of ammonia. 21 F°10®S~ C®Iltr®l. end Drainaue Goals: Protect human life. Prevent damage to man®made improvements. Prevent damage from inundation. Policy: ~n areas vulnerable to severe damage due to the impact cif wave action, restrictive land use. and building ~~tructure regulations must be enacted 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 P~danagement Agency (FEMA). Discussions: The Ice House has withstood three tsunamis that have hit the Waiakea peninsula of South Hilo. The building is presently situated higher than the FIRM base flood elevation established by FEMA. The project will also comply with all of the standards required by Chapter 27 of the Hawaii County Code relating to flood control. 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: The museum proposed as part of the project will house photographs and other historical objects from the Waiakea peninsula, providing greater public access to those objects. natural Seauty Goal: Protect, preserve and enhance the quality of areas endowed with natural beauty, including the quality of coastal scenic resources. Discussion: The appearance of the Ice House will be enhanced by the renovations to the facing of the building. Likewise, the Japanese style garden of the adjoining Liliuokalani Gardens will 22 be enhanced by the Japanese tea house motif of the new building facing design. 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. 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, access and public need. Discussi®n: The proposed restaurant and museum, office, residential apartments and the existing Ice House are located in a coastal area that is easily accessible to the fishermen using the cold storage, ice and other services offered by the Ice House. The project will complement the Banyan Drive tourist area by providing high quality office and residential units as well as restaurant facilities accessible to visitors. The project meets the needs of the Hilo community by providing a new restaurant with banquet facilities and a museum. It also maintains and improves the existing cold storage and ice facilities. The project is compatible with other uses in the area. Hotels and a golf course are situated near the property. Suisan Fish Market and Restaurant Nihon are also situated in the immediate vicinity of the property. Finally, there are adequate public utilities and facilities presently serving and available to the property. Land Use Resort Goals: Provide for resort development that maximizes conveniences to its users and optimizes the benefits derived by the residents of the County. 23 Fnsure that resort developments maintain the social, economic, and physical environments of Hawaii and its people. Policies: Promote and encourage the rehabilitation and the optimum utilization of resort areas which are presently serviced by basic facilities and utilities. 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. Discussi®n: The restaurant and museum as well as the commercial office and residential apartments will complement the existing resort activity along Banyan Drive. The restaurant and museum will support the existing resort area by providing a new facility and activity for visitors. The Ice House operation could continue on the property as a existing non-conforming use. This would provide for the continued cold storage and ice manufacture operations. Permitting the proposed project would strengthen the existing fishing industry by providing a needed service in an areas accessible to those using the services. The Japanese tea house motif of the proposed project will be more compatible with the adjoining gardens and will be in keeping with the character of the surrounding area. Furthermore, the Property is in a convenient location to those in Hilo that may work either in the restaurant or the Ice House operation. 5.4 Hawaii County Z®ning The Property is zoned under the Hawaii County Zoning Code (Chapter 25 of the Hawaii County Code as Open (O). The Ice House is a permitted non-conforming use under the Zoning Code. The proposed action would, however, require an amendment to the Zoning Code to reclassify the land use district to Resort, with a maximum density of 5,500 square feet of land area per rentable or dwelling unit (V-5.5). The Resort zoned 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 24 utilities are available or where suitable alternate private facilities are assured. An amendment to the Zoning Code is authorized whenever the public necessity and convenience and the general welfare require the amendment. Consistency with the goals, policies and standards of the County General Plan is considered in determining whether a zoning amendment is appropriate. A discussion of the consistency of the proposed action with the County General Plan goals, policies and standards is contained in Section 5.3 above. 5.5 special hiaaagement Area The Property is within the Special Management Area (SMA) as defined by Chapter 205A, HRS and Chapter 9 of the County of Hawaii Planning Commission Rules. An SMA Use Permit, issued by the County Planning Commission, would be required for the proposed action. The following is a discussion of the proposed action's relationship to the objectives and policies of Chapter 205A and the SMA Guidelines in the Planning Commission Rules: Reoreati®nal Resources The proposed improvements to the Ice House will enhance the Liliuokalani Gardens, a coastal park in the area. Outdoor lighting for the Property will be provided which will promote night time usage of the park in the immediate vicinity of the Property. Also, the additional activity in the area at night will discourage the unsavory element from using the park, making it safer for residents and visitors. Historic Res®urces There are no significant historic sites on the Property, other than the Ice House, itself. However, the proposed museum will include the history and artif-acts of the Waiakea peninsula, the small boat harbor, the fish auction and the Ice House up through the 1960 tsunami. scenio and Omen space Resources The renovations to the face of the Ice House building will enhance the view of the coastal area by improving the visual impact of a building that is presently out of character with the surrounding area. Although the building will be 44 feet higher, it is not expected to have a substantial adverse impact upon the views of Hilo Bay. 25 c®mstal ~cos~ystems The proposed action will not adversely effect the coastal ecosystems. The waste water and sewage from the Ice House is already disposed of through the County sewage system and this method of sewage disposal will continue after the addition is constructed. ~C®nom:lo tTses The proposed action will not preclude the development of coastal dependent public and private facilities necessary to the State's economy in suitable areas. Coastal Iia~arcis The Property is within the coastal high hazard zone (VE-14). The elevation of the lowest habitable floor of any building in this zone must be 14 feet above mean sea level. The ground elevation of the Property is 15 feet above mean sea level. Thus, the existing Ice House building is constructed in accordance with minimum floor elevation requirement. The proposed project will also be designed and constructed in accordance with the construction standards for improvements within coastal high hazard areas, as prescribed by Chapter 27 of the Hawaii County Code. As such, the project will not be adversely affected by tsunamis or storm waves. Manes iDevel®~ment This DRIS document is intended to help improve the public review process, including communication and participation in the management of coastal resources. 5.6 YCaiko'o Urban Renewal Plan The Property is within the boundaries of the project area as defined by the Amended Urban Renewal Plan for the Kaiko`o Project, Project No. Hawaii R-4, of June, 1965 (the "Urban Renewal Plan"). The Urban Renewal Plan was adopted by the Hawaii Redevelopment Agency for the purpose of disaster clearance and redevelopment of the area within the northeast section of the City of Hilo that was devastated by the Seismic wave of May 23, 1960. Although the Urban Renewal Plan was originally administered by the Hawaii Redevelopment Agency, by County of Hawaii Resolution No. 233-90 the Hawaii Redevelopment Agency was deactivated and its responsibilities were assumed by the County of Hawaii. The Urban Renewal Plan divides the property within the project area into two categories; the elevated areas where commercial uses are permitted, and the open areas where limited 26 commercial, limited industrial and open uses are permitted. The plan also designates the permitted land uses within the project on the Land Use Map attached to the Urban Renewal Plan as Exhibit II-B. The Property is designated for "Open Uses" on the Land Use Map. Ogen Uses include uses such as parks and playgrounds, botanical and cultural gardens, golf courses, swimming pools and other recreational facilities, agricultural uses such as commercial gardening and truck crops, horticultural, fish hatcheries, nurseries, grading and other similar or related uses, and certain defined temporary non-conforming uses. The existing Ice House is a permitted non-conforming use under the Urban Renewal Plan. The proposed action would require an amendment to the Land Use Map of the Urban Renewal Plan to change the permitted land use designation from "Open Uses" to "Resort Uses". Such amendments are permitted under the Urban Renewal Plan if it is determined to be in the public interest and in furtherance of the purpose of redevelopment. The public interest would be served by establishing a museum commemorating the history of the Waiakea peninsula prior to the 1960 tsunami. Likewise, this feature would be in furtherance of the purpose the redevelopment. 5.7 E~~ir®~~atal I~gact Stat~~eat Section 343-5(a)(6), HRS provides that any use proposing any amendment to an existing county general plan is subject to the provisions of the Environmental Impact Statement law, Chapter 343, HRS. Likewise, Section 343-5(a)(1), HRS, requires compliance with the Environmental Impact Statement law for any proposed use of state land, such as the acquisition of an easement on state land. This EIS document has been prepared to fulfill these requirements. 27 APPENDIX A DISTRIBUTION LIST OF ORGANIZATIONS AND INDIVIDUALS WHO RECEIVED A COPY OF THE DRAFT EIS FEDERAL AGENCIES 1. U.S. Geological Survey, Department of the Interior 2. U.S. Fish and Wildlife Service, Department of the Interior 3. 14th Coast Guard District, U.S. Coast Guard 4. Pacific Ocean Division, U.S. Army Corps of Engineers 5. Soil Conservation Service, U.S. Department of Agriculture 6. U.S. Army Support Command Hawaii STATE AGENCIES 1. Office of Environmental Quality Control 2. Department of Agriculture 3. Department of Accounting and General Services 4. Department of Defense 5. Department of Health 6. Department of Land and Natural Resources 7. State Historic Preservation Office 8. Department of Business Economic Development and Tourism 9. Housing Finance and Development Corporation 10. Office of State Planning 11. Environmental Center, University of Hawaii 12. Water Resources Research Center, University of Hawaii COUNTY AGENCIES 1. Fire Department 2. Real Property Tax Division, Finance Department 3. Planning Department 4. Department of Parks and Recreation 5. Police Department 6. Department of Public Works 7. Department of Research and Development 8. Department of Water Supply OTHER AGENCIES AND INDIVIDUALS 1. American Lung Association 2. Office of Hawaiian Affairs 3. Hawaii Electric Light Company 4. Mr. Henry Ross 28 APPENDIX B LIST OF ORGANIZATIONS AND INDIVIDUALS COI~ENTING ON THE DRAFT EIS AND A SUP~ARY OF THEIR COA'D~ENTS 1. Division of Public Works, Department of Accounting and General Services, State of Hawaii - No Comments 2. Office of State Planning, State of Hawaii - No Comments 3. Housing Finance and Development Corporation, State of Hawaii - No Comments 4. Planning Division, U.S. Army Engineer District, Honolulu - a. The project does not involve work in waters of the U.S.; therefore, a DA permit will not be required. b. The flood hazard information provided on page 14 of the DEIS is correct. 5. U.S. Geological Survey, Water Resources Division, U.S. Department of the Interior - No Comments 6. Department of Research and Development, County of Hawaii - No Comments 7. Department of Water Supply, County of Hawaii - See Appendix. C 8. Fire Department, County of Hawaii - See Ao~endix C 9. Environmental Center, University of Hawaii at idianoa - She Appendix C 10. Department of Land and Natural Resources, State of Hawaii - See A endix C 29 APPENDIX C REPRODUCTIONS OF ALI, SUBSTANTIVE COMMENTS AND RESPONSES MADE DURING THE DRAFT EIS REVIEW PERIOD 1. Department of Water Supply, County of Hawaii - May 6, 1994 2. Department of Water Supply, County of Hawaii - May 25, 1994 3. Response: Brian T. Nishimura, Planning Consultant - June 7, 1994 4. Fire Department, County of Hawaii - June 1, 1994 5. Response: Brian T. Nishimura, Planning Consultant - June 7, 1994 6. Environmental Center, University of Hawaii at Manoa June 6, 1994 7. Response: Brian T. Nishimura, Planning Consultant - June 20, 1994 8. Department of Dand and Natural Resources, State of Hawaii June 6, 1994 9. Response: Brian T. Nishimura, Planning Consultant - June 20, 1994 30 _ .i9 F4 ,~R\ ®~P6~PTM~NT OF' We4TET~ SUPPUY >m COUNTY 0l= I°~AW~lII il~adppl~ 25 AUPUNI STREET HILO HAWAII 96726 TELFPNUNE (8081969+a2+ FAx 18081969 6996 May 6, 1994 To: Ms. Virginia Goldstein, Planning Director From: H. William Sewake, Manager SUBJECT: GENERAL PLAN AMENDMENT PETITION 92-2 AMENDMENT TO AMENDED URBAN RENEWAL PLAN 92-1 CHANGE OF ZONE 92-18 SPECIAL MANAGEMENT AREA USE PERMIT 92-8 TAX MAP KEY 2-1-003:23(POR) AND 24 We have reviewed the draft EIS for the proposed commercial and residential development. The developer had previously secured a water commitment for 2,500 gallons per day (gpd). In the draft EIS, the water demand requirement is stated to be 8,500 gpd. The Department's existing water system facilities are capable of accommodating the additional 6,000 gpd. To secure a water commitment for the additional 6,000 gpd, a water commitment deposit in the amount of X1,500.00 must be remitted. Upon receipt of payment, the Department will formally issue a water commitment with specific conditions. Without a commitment, water availability is subject to change. H. Wi 1 a Sew ke Manager QA copy - Mauna Kea Holding Company, Inc. ,A9r. Brian T. Nishimura ('Vcz ter f'rirt~~ ~~rngr~~~ . _ _ . o'` ~4 1A ~t=P,4t'dTMENfi O~ We~~EF~ SUPPLY ®COUNTY 06= M~eWd11t Oprrc~rF~t, 25 AUPUNI STREET HILO. HAWAII 96720 TELEPHONE (8081969~ta2t FAX (80819696996 May 25, 1994 Mr. Edward J. Andrade, Operations Manager Mauna Kea Agronomics, Inc. P.O. Box 1210 Hilo, HI 96120 GENERAL PLAN AMENDMENT PETITION {GPA 92-2) AMENDMENT TO AMENDED URBAN RENEWAL PLAN (URP 92-1) CHANGE OF ZONE (COZ 92-18) SPECIAL MANAGEMENT AREA USE PERMIT (92-8) TAX MAP KEY 2-1-03:23(POR) AND 24 Your water commitment deposit of 61,500.00 for an additional 6,000 gallons per day (gpd) is received. Enclosed is our receipt #131931 for your files. The initial water commitment per our letter of January 13, 1993 shall be amended to reflect the addition. Therefore, the total water commitment is for 8,500 gpd with an expiration date of January 31, 1996. Also the conditions stated in the above-mentioned letter 9ha11 remain the same except for condition No. Z. The prevailing facilities charge requirement is revised from 69,000.00 to 627,000.00. N . W i 11 i artr ewa Manager QA Enc. - Receipt No. 131931 copy - Planning Department Mr. Brian T. Nishimura Ms. Sandra Pechter Schutte ~-'Vczfer ~rtn~~ ~.~ro~re~e... June 7, 1994 Mr. H. ~Iliarrr Sewake, Manager ®epar'trr~ent of Water Supply County of H i i 25 Aupuni Street Hilo, Hawaii X720 Subject: Draft environmental Impact Statement Addition to the Ica Flouse and belated Improvements South f°lilo, Flawaii TMK: 2-1-03: 24 and por. of 23 Dear Mr. Sewake: This is to acknowledge receipt of your comments of May 6 and May 25, 1994, regarding the aboveadescribed matter. As noted in your comments of May 6, 1994, an additional water commitment deposit of $1,500.00 for 6,000 gallons of additional water was required. The Bicant has submitted this additional payment which was acknowledged in your letter of May 25, 1994. Please be advised that the applicant wilt comply with all of the~conditions ident~ed in your initial water commitmen4 letter of January 13, 1993. This will include the payment of the prevailing facilities charge of $27,000 and corv~pliance with all other applicable policies and requirements of the Depattnnent of Water Supply's Holes and regulations. We appreciate your review of the Draft environmental Impact Statement. Sincerely, 6rian T. Nishimura c: Paul Kierkiewicz, Mauna Kea Holding Co., tnc. Planning Department, County of Hawaii 101 Aupuni Street Suite 217 Hilo, Hawaii 96720 - Phone: (608) 935-7692 Fax: (606) 935-6126 MAY Oi N `OJ . • i~ Stephen K. Yaenashiro ~ Nelson h!. Tsuji Mayov Fire ~:6ee( IP •esB ®j•aa+! ~~uxt~~r ~~iY 46b Kaeeoode &vecc Hilo, Haewad'a 96720.2983 (808) 961$297 Faa (808) 961.6920 June 1, 1)34 '1'0: Planning Department Attention: Rodney takano From: Nelson M. Tsuji, Fire Chief SUBJECT: DRAFT ENVIRONMENTAL IMPACT STATEMENT ADDITION TO THE ICE HOUSE AND RELATED IMPROVEMENTS SOUTH HILO, HAWAII TMK • 3RD DIV 2-1--03 • 24 AND POR. 2:i The applicant shall comply with the hazardous materials requirements per Article 80 of the 1988 Uniform Fire Code. r NEI7SON `M. '1'SpJ7 Fire Chief NMT/mo cc- Mauna Kea Holding Co., Inc., Attn.: Ed Andrade ?Brian T. Nishimura ~pU / w June 7, 1 ~4 Ally. Nelson Ald. Tsuji, Fire Chief Fire ®epartrnent County of Hawaii 466 ICinoole Street Hilo, Hawaii X720 Subject: ®raft Environmental Impact Statement addition to the Ice House and belated Improvements South Kilo, Hawaii TAAK: 2-1-03: 24 and por. of 23 dear Mr. Tsuji: This is to acknowledge receipt of your comments of June 1, 1994, regarding the above-described matter. Please be advised that the applicant will comply with the hazardous materials reguiron~ents in accordance with ~',rticie 60 of the 1 J88 ilnifonm Fire Code. We appreciate your review of the ®raft Environmental Impact Stat®ment. Sincerely, Srian Nishimura c: Paul IKierkiewicz, AAauna Ices Holding Co., Inc. Planning ®epa~ment, County of Hav~oaii 101 ~upuni Street Suite 217 Hilo, Hawaii 96720 Phone: (808) 935-7692 Fax: (808) 935-6126 _ . TJniversi~y IIaw~i`i ~t 11~Ian®a Environmental Center A Unit of Water Resources Research Center Crawford 317 • 2550 Campus Road • Honolulu, l•€awai'i 96622 Telephone: (808) 956-736] • Racsimile: (808) 956-3980 June 6, 1994 RE:0647 Mr. Rodney I~Takano Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Mr. Nakano: Draft Environmental Impact Statement (EIS) Hilo Ice House Additions and Improvements Hilo, Hawaii Mauna Kea Holding Company proposes to construct asecond-floor addition to an existing building known as the Ice House, situated on the Waiakea peninsula in the City of Hilo. Along with the second story addition to the Ice House Structure, the applicant also proposes to construct a three story addition to the north side of the existing structure. The second story addition would be used as a restaurant and museum, while the three story addition would consist of covered parking spaces, commercial office space and residential apartments. Renovations to the existing Ice House refrigeration system also would be undertaken. The Environmental Center has reviewed the Draft EIS with the assistance of Joseph Halbig, Geology, UH Hilo; Doak Cox, Emeritus; and Heather Keevill of the Environmental Center. For the most part, the Draft EIS adequately addresses concerns related to the project. We would suggest, however, that natural hazard mitigation should be more explicit. Pages 14 and 16 of the Draft EIS address the fact that the proposed project is located in a tsunami inundation area. The applicant assumes that since the building has withstood three previous tsunamis, future events pose minimal threat to the structure. While it is noted that the building is one foot above the minimum elevation requirements, reducing the threat of damages through hardened construction techniques also should be incorporated :\n Equal OpF,n~;;~*:i;~•~,gffirmat~~•e Action IncUrution Mr. Rodney Nakano June 6, 1994 Page 2 into the mitigation plans. Infornfation on the potential to enhance the structural security of the building during the repair and reconstruction process should be included in the 1~inal l?IS. Thank you for the opportunity to reviee~v this document. VVe hope our comments arc helpful. ince ohn T. Harrison 1?nvironmental Coordinator cc: OEQC Mauna Kea Holding Co., Inc. Brian Nishimura Roger h`ujioka Joseph Halbig Doak Cox Heather Keevill June 20, 1994 Mr. John T. Harrison, Environmental Coordinator Environmental C®nter University of Hawaii at Mauna Crawford 317, 2550 Campus Road Honolulu, Hawaii 96822 Subject: Draft Environmental Impact Statement (DEIS) eddition to the Ice House and Related Improvements TMK: 2-1 a03: 24 and por. of 23 Dear Mr. Harrison: This is to acknowledge receipt of your comments dated June 6, 1994, regarding the above-described matter. Your comments raises concerns regarding the threat of damages to the structure due to natural hazards, particularly tsunami inundation. In addition to the information p. eviously included in the DEIS, we believe ghat your concerns can be addressed through compliance with the recently adopted 1991 Uniform Building Code which spec~cally addresses concerns for high wind and flooding in coastal areas. Quantitative evidence, documenting the strength of the existing structure and its resistance to lateral and vertical loads must be provided to allow the existing building to comply with the 1991 Uniform Building Code. The research and analysis required to determine the strength of the existing structure will be conducted after the land use approval process has been completed and the applicant is prepared to proceed with the improvements. V10e appreciate your review of the Draft Environmental Impact Statement. Sincerely, Brian T. Nishimura c: Paul Kierkiewicz, Mauna Kea Holding Co., Inc. Planning Department, County of Hawaii 101 Aupuni Street Suite 217 Hilo, Hawaii 96720 Phone: (808) 935-7692 Fax: (808) 935-6126 ;~-.Nw.u..EE KEiTNw AbuE,CwyAPEpSCN GCVERhOR OF MAw A~i 6CAR0 OF LAND ANO NATURAL RESOURCE ' ~~r DEPUTIES ® ` JO'+sPl P KEPFELER u J DONA l MANA~KE A Tb~ao~+~, u n A S 1 r'. I C f1P11' Y r~~ ~ PROG~iAMRE OE'VEIOPaaENT DEPARTMENT OF LAND AND NATURAL RESOURCES oAn~Na~A~o Roc~RECaaEAr~c ~NSERVAT~v AND P. O. SOX 621 ENVORpwr,~NTALASxe~Rs HONOLULU, HAWAtI 96809 CDNSEwvaTKFaaND RESOURCESENFORCEMENt CONVEYANCES ~:OCEpL: SKK FORESTRY ANO vetIDLIFE ta5T0517C PRESERVATWN LANG MANAOEtwENT STATE PARKS WATER AND LANG DEVELOPMENT File No.: 94-617 DOC. ID.: 4531 ,~1N 6 1994 `Pne Honorable Virginia Goldstein, Director Planning Department County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: Draft Environmental Fact Statement (DEIS)T Additions to Ice House, and Related Improveu~nts, South Hilo, Hawaii, °IIrII{: 2-1--03: por . 23 , 24 Ode have reviewed the DEIS information for the subject project received on April 22, 1994, and have the following comments: Division of Land Management `I4he Division of Land Management (DLM) has concerns regarding the existing refrigeration system. Within the past ten (10) years, the County of Hawaii's Fire Department and Civil Defense have peen called on two (2) occasions due to a leakage of ameetpnia from refrigeration pipes. The refrigeration system is situated on State land east of the applicant's parcel ('I1~ffC: 2-1®03: por. 23). A grant of easement was issued by the Board of Land and Natural Resources at its meeting of Jury 12, 1992 (Item F-2). Paragraph 13, Page 4 of this approval reads in part: the grantee shall not cause or permit the escape, disposal, or release of any hazardous materials, except as permitted by law..." Dll~l, therefore, requests that a site inspection be conducte3 by officials fret;n the State of Hawaii Department of Health and DLM's Hawaii District Land Agent, Glenn Taguchi tc determine whether toxic hazardous materials are on the State property. c~ Ms. V. Goldstein -2- File No.: 94-617 Division of Aquatic Resources the Division of Aquatic Resources (I~Ft) co~aents that no significant long-term adverse impacts to aquatic resources are expected provided that precautiocis are taken to prevent debris, petroleum products, erodai material, chemical pollutants, and other potential contaminants from blowing, flowing or leaching into the nearby I.,iliuokalani Garde_*~ ponds and/or Hilo Bay during construction and landscaping activities. Historic Preservation Division `Ihe Historic Preservation Division (HPD) ccs~m~ents that the proposed additioa~s and improvements to the Ice Fuse, located on Banyan Drive in Hilo, will have "no effect" on historic sites. °Ihe structure, which eras built in 1949, is not regarded as a historic site. We have no further coe~ents to offer at this tune. 'Thank you for the opportunity to co~anent on this matter. Please feel free to call Steve 1`agawa at our Office of Conservation and IIzvironmantal Affairs, at 587-Q377, should you have any questions. Very truly yours, _ v~ . KEI AHUF June 20, 1994 Mr. Keith W. Ahue, Chairperson Department of Land and Natural Resources P.®. Sox 621 Honolulu, Hawaii 96809 Subject: Draft Environmental Impact Statement (DEIS) Addition to the Ice House and Related Improvements TMK: 2-1--03: 24 and por. of 23 Dear Mr. Ahue: fihis is to acknowledge receipt of your comments of June 6, 1994, regarding the abovesdescribed matter. The DEIS (pg. 17) discusses the ammonia leaks and indicates that the renovation of the refrigeration system will remedy the problem. In addition, the applicant has had preliminary discussions with Harold Matsuura, Chief Sanitarian, State Department of Health regarding potential hea8th concerns of the proposed project. An inspection of the adjacent State property can be coordinated with officials of both the Department of Health and the Department of Land and Natural Resources. The comments from the Division of Aquatic Resources raises concerns about potential contaminants affecting the Liliuokalani Garden ponds and/or Milo bay during construction and landscaping activities. The contractor will be made aware of these concerns and asked to implement prudent construction practices as a precautionary measure. We appreciate your review of the Draft Environmental Impact Statement. Sincerely, , 6RIAN T. NISHIMURA Planning Consultant c: Paul Kierkiewicz, MaunaKea Molding Co., Inc. Planning ®epartment, County of Hawaii 101 Aupuni Street Suite 217 Milo, Hawaii 96720 Phone: (808) 935-7692 Fax: (808) 935-126 . 4*f *~\83p ~ 7 O tt . 0. PETER A. SYBINSKV, PhD. J041N WAlHEE s. ~ GOVERNOR OF }9AWAl1 _ ~ O}Ri~CTOR OF NEALTN a7 1 P~~~ ~i'S~9°'!~~ ~~ARTBeAEB~ ~°IEA,L'~F~ P. O. gOX X3'SS liOPdOLULU. OdAWA!! 988841 8P9 PQ ply, please P~S~EP t0: July 15, X994 94-071/epo Planning Department County of avaai i 25 Aupuni Street Hilo, Hawaii 96720 Attn: Rodney Nakano Oear ~Br. Nakano: Subject: Draft Environmental Impact Statement Additi~~s and Related- Improvements to the Hilo Ice House Hilo, Hawaii T~IK: 2®1-03:24, por. 23 Thank you foz° allowing us to review and conent on the subject docurent. ode 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 yodel 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 ' ~Ir. Robert H. Lopes of the Clean Air Branch at 586-4200. ~ Sir. 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 severed, we have no objections to the proposed renovations of the existia~g building known as the "Ice House" provided that the project is connected to the public severs. The developer should work closely kith 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 Kaji~rara of the Wastewater Branch at 5~6-4290. Noise The facility should be designed to minimise potential noise impacts on the planned residential apartments fro~€ stationary equip~€ent 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 minimising noise disturbances from constru-coon activities should also be implemented on the neighbor:,islands. Should you have any questions on this matter, please contact Rdr. Jerry Haruno, Environmental Health Program Manager, Noise & Radiation Branch at 5~6-401. Sincerely, e"u~ ~ , ~ TER A. SYBINSKY, PH.D. Director of Health c: Clean Air Branch Wastewater Branch Noise ~ Radiation Branch Mauna Kea Holding Co. Mr. Briar: Nishimasra ~N4Y 06 y~ " 6 IDonna pay K. Kiy®saki a Stephen K, Yasnashiao e: CB¢~~'E~BC~~p Ilrlayos „ 4: ~ ~E'ty Sesaith ;e::°*'rd• Pie DEBA96~j-Cfd~Cf ~186~BflEC9 6 Of t9P ~xt~ ~ ~I~ttt 25 A~aagfu~i Ses~s, ~®earn 202 • liilii> k$awai9 91e72®-~Z52 (8®8) 96fl-8321 • ~sx (8(~) 969.7135 June 13, 1994 MEMORAAdDUM T0: Planning Director FROM: Galen M. Kuba, Acting Division Chie Engineering Division SUBJECT: DRAFT EIS Additions to the Ice House and Related Improvements Applicant: Mauna Kea Holding Co., Inc. Location: ~aiakea, South :silo, Hawaii TMK: 2-1-03: 24 and por. 23 dale 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 drywalls are included in the subject subdivision improvements, Chapter 23, Underground Injection Control (UYC), Administrative Rules, Department of Health, prohibit any person from operating, constructing or modifying an injection well (drywall) unless authorized by a permit issued by the Director of Health, State of Hawaii. Furthermore, should dedication of roadways including drywalls 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 ~3orks 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. IT C _ Memo to Planning Director Page 2 June 13, 1994 6. Banyan Drive is a County maintained roadway vrith a 100-f t. right-of-way with 44~ft. wide pavement and grassed shoulders. 7. All recyuired parking shall be provided off street. 8. The noise from the ice plant may prove to be a nuisance to apartment residents. %3ow will this be handled? STT:byf cc: TRF BLD ENG