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HomeMy WebLinkAboutCOM 0248.000 2002-2004lariN Kim Mayor May 9, 2003 REC= N'ED COUNTY OF I-IAN�WflflY 14 Rid 7 58 25 A,�puni SIrceL R,,on, 215 • Milo- Ilawan 96720-4252 • (808) 961-821 /� JN'is(808) 961-6553 KONA'. '5-5706 Ku,rami ILghway. Smte 103 Keilua-Kon 14 1 740 4; —HAW' (808 329-5226 . ra.r (809) 126-5663 COUNT1 ; iF HAWAII Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: 1Change of Zone Application (REZ 03-002) ,JApplicant: 1. Kitagawa & Co., Ltd. Request: RS -10 to MCX-20 Tax Map Key: 2-2-50:14 Change of Zone Application (REZ 03-004) Applicant: HAKS, Inc. Request: RS -10 to MCX-20 Tax Map Key: 2-2-50:37 and 38 Amendment to Change of Zone Ordinance No. 91-38 (REZ 686) Applicant: Hirayama Brothers Electrical, Inc. Request: Amendment to Conditions B and D of Change of Zone Ordinance No. 91-38 and Other Conditions As Needed Tax Map Key: 2-2-35:31 Amendment to Change of Zone Ordinance No. 00 128 (REZ 698) Applicant: Paul Ogasawara Request: Amend Conditions C and D Tax Map Key: 1-5-07:20 Dixie Kaetsu Managing Director As required by Chapter 4, Sec. 6-43(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above -referenced requests. S' cerely, II /Harry Kim Mayor Enclosures c(c): Planning Department Comm. No: Ref. To: Ref. Uate Harry Kim Mayor , oi'MI.« County of Hawaii PLANNING COMMISSION 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720-3043 (808) 961-8288 • Fax (808) 961-8742 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 03-002) Applicant: I. Kitagawa & Co., Ltd. Request: RS -10 to MCX-20 Tax Map Key: 2-2-50:14 The Planning Commission, after a duly held public hearing on April 17, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 22,500 square feet of land from Single Family Residential (RS -10) to Industrial -Commercial Mixed Use (MCX-20). The property is located in Waiakea House Lots on the northeast corner of Kawili Street-Hinano Street intersection, Waiakea, South Hilo, Hawai `i. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting the change of zone in order to develop a new warehouse for an automobile parts store. According to the applicant, the approval of this request would allow the relocation of its existing NAPA business to the subject site and expand its auto dealership operation in the vacated area. According to the preliminary conceptual site plan, the proposed building would be one-story approximately 6,720 square feet. The 20 -stall parking area, including a handicapped stall, would be situated to the front of the building on the Kawili Street side with one-way traffic circulation. The site plan reflects the accesses as one-way entrance at the southeast corner of the parcel from Kawili Street and one-way exit at the northwest corner to Hinano Street. The site plan shows landscaping along the perimeter boundary. Although the applicant at this point in time proposes an automobile parts store, it should be pointed out that other uses under the MCX district would be permitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single Family Residential (RS -10) to Industrial -Commercial Mixed Use (MCX-20) zoned district will conform to the following goals, policies and standards of the General Plan Land Use and Economic Elements. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following for the Land Use and Commercial Elements: LAND USE -- GENERAL • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • Zone urban- and rural -types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 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. lrll►11t1�i.Y�QK�]u���1J Provide for commercial developments that maximize convenience to users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. LAND USE - INDUSTRIAL Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural and physical environments of the County. It shall be the policy of the County to achieve a broader diversification of local industries by providing opportunities for new industries and strengthening existing industries. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 • Through its zoning powers, the County shall locate industrial areas convenient to transportation facilities, and provide a variety of industrial zoned districts and lot sizes, depending on the needs of the industries and the communities. • Industrial development shall be located in areas adequately served by transportation, utilities and other amenities. Redeveloping or newly developing areas shall be developed in concert with programmed public and privately funded infrastructure to meet the expected needs. • Topography of industrial land shall be reasonably level. • Industrial development shall be conveniently located to its labor resource. • Buffer zones shall be established between industrial and adjacent non compatible uses of land. • The County shall identify sites suitable for future industrial activities. The proposed change of zone request would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The proposed zone request would be consistent with the following goals and policies of the Economic Element. • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself. The LUPAG Map establishes the basic land use pattern for areas within the County. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage certain developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. As part of the General Plan comprehensive review in 1989, the area bordered by Kawili Street, Lanikaula Street and the existing Industrial area was redesignated to allow limited expansion of Industrial Area into this section of Waiakea House Lots. As a result, the boundary of the Industrial Area designation expanded from the Kanoelehua Industrial Subdivision to the borders of Manono Street, Lanikaula Street and to Kanoelehua Avenue. The current revisions to the General Plan LUPAG Map propose to redesignate a portion of the Waiakea House Lots to Industrial as the area is transitioning to industrial - commercial in character. The area bordered by Laukapu Street-Piilani Street-Hualani Street is proposed for redesignation from Low Density Urban to Industrial Area. The area bordered by Lanikaula Street-Laukapu Street-Hualani Street-Kalanikoa Street is proposed for redesignation from Low Density Urban to Industrial Area. The area bordered by Lanikaula Street-Mililani Street-Hualani Street-Laukapu Street is proposed for redesignation from Low Density Urban to Medium Density Urban for higher density residential uses and commercial activities. The MCX zoning areas that were approved or pending with the County Council are primarily along the west side of Kanoelehua Avenue. However, the proposed MCX zoning for the subject property will complement the revisions to the LUPAG Map. The project area is designated Industrial on the LUPAG Map. The industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Hilo. In this particular portion of Waiakea House Lots, the area serves as an appropriate transitioning from residential to commercial and light industrial uses. Further, the proposed change of zone would complement the existing Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 commercial and industrial land uses that already exist in this area and will provide for an orderly development of the area between the proposed Medium Density Urban and Industrial designation. The applicant proposes a mixture of light industrial and commercial uses that would be appropriate in this area. Therefore, the proposed MCX zoning for this area of Hilo would be consistent with the Industrial designation on the LUPAG Map as well as the proposed goals and policies for the Land Use Commercial and Industrial Elements of the General Plan. The State Land Use designation for the subject property is Urban. The Hilo Community Development Plan (CDP), adopted through Resolution No.I by the Planning Commission in 1975, is intended to provide short and middle range implementation strategies for the goals, policies and land use pattern presented in the General Plan. The Hilo CDP reflects this section of Waiakea House Lots for residential uses. However, the Hilo CDP has not been updated to be consistent with the General Plan nor complement the ongoing transition to industrial/commercial uses in the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non -industrial uses to unsafe and unhealthy environments. From 1985 to present, there have been several parcels in this section of Waiakea House Lots that were rezoned from Single Family Residential (RS) to Limited Industrial (ML). Those rezoning extend from Manono Street to Laukapu Street. The various uses on those parcels include auto repair shops, brewery, carpet & drapery, bakery shops, lunch shops, restaurants and other industrial/commercial type of uses. Therefore, the requested MCX zoning would be consistent with the existing and transitioning land use pattern established within this portion of Waiakea House Lots. In addition, the establishment of industrial/commercial uses would complement the existing uses in the area. Lands immediately to the west, north and east are zoned Single Family Residential (RS -10) and to the south are zoned Limited Industrial (ML -20). There are existing dwellings on parcels to the north (adjacent) and west across Hinano Street. Beyond the dwellings to the west is the Mehana Brewing Company site zoned ML -10, and auto repair and service shops and other industrial/commercial uses on parcels zoned ML -20. To the northwest are a vacant parcel and the Les' Carpet & Drapery business site, both parcels also zoned ML -10. The adjacent two parcels to the east are vacant and recently bulldozed. It is pointed out that there is under consideration a similar MCX-20 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 zone request for these parcels. There are existing dwellings beyond those parcels across of Laukapu Street. Further to the northeast is a parcel zoned ML -20 with a warehouse building consisting of bakery shops, lunch shop, fishing supply store, auto maintenance shops and other industrial/commercial type of establishments. The Kanoelehua Industrial Subdivision is located to the south (Puna side) of the subject parcel across of Kawili Street and is zoned ML -20. This subdivision was created in 1963 to accommodate some of the limited industrial uses that were affected by the May 1960 tsunami. Directly across the subject parcel are the Hilo Bike Hub, Waiakea Woodwork, Cycle Sports Hawaii, and Hawaiian Fresh Products, Inc. Further southwest at the intersection of Kawili Street and Manono Street is the Hawaii Community College Campus. To mitigate any possible visual or noise impacts that the proposed uses would have on adjacent residential properties, a condition of approval is included for the applicant to provide appropriate landscaping along the entire north property boundary. Also, the applicant would be required to comply with the Planning Department's Rule No. 17 regarding landscaping. Therefore, a favorable recommendation of this change of zone request to MCX-20 would be appropriate. The property is located within an area adequately served with essential services and facilities such as water, sewer, transportation systems and other utilities. The subject property has frontages along Kawili Street and Hinano Street. Kawili Street, between Kanoelehua Avenue and Manono Street, is an existing 80 -foot right-of-way that was constructed in conjunction with the development of the Kanoelehua Industrial Lots Subdivision. Kawili Street has a 24 -foot wide pavement and 8-10 foot wide partially paved/graveled shoulders within the 80 -foot right-of-way. Hinano Street has a 40 -foot right-of-way with 20 -foot wide pavement and 4-8 foot wide grassed shoulders. There are no curb, gutter or sidewalks along this section of Kawili Street and Hinano Street. Curbs, gutters and sidewalk were recently installed along Manono Street and its intersection with Kawili Street and Lanikaula Street. There are also sidewalks fronting Mehana Brewing Company on Kawili Street, Les' Carpet & Drapery on Hinano Street, and the building at the corner of Lanikaula Street and Laukapu Street. These sidewalk improvements were installed as a requirement of the respective ordinances. Otherwise, there are no curbs, gutters or sidewalks along Kawili Street and Hinano Street. The Department of Public Works (DPW) recommends that "the applicant provide full improvements to the entire frontage along Kawili and Hinano Streets consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities, meeting with the approval of the DPW. Hinano Street shall include a five-foot wide future road widening setback and a 20 -ft curve radius at its intersection with Kawili Street. The improvements should be Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 dedicated to the County." Said agency also stated, "The DPW recommends marginal access onto arterial streets. Provide 10 -ft wide `no vehicular access' planting screen easement fronting Kawili Street. Streetlights and traffic control devices shall be installed as required by the Traffic Division." Due to the proposed MCX zoning request, Hinano Street would be required to be widened to a 60 -foot right-of-way to accommodate commercial/industrial uses. Therefore, a 10 -foot road widening strip along the Hinano Street frontage will impact the property. It is pointed out that the proposed access from Kawili Street to the property is in close proximity to the Kawili Street and Maka`ala Street intersection. In addition, a separate proposed access for the development on the adjacent parcel would be situated next to the access for this project. As such, the two separate accesses next to each other would increase traffic concerns at the Kawili Street and Maka`ala Street intersection. Presently, during heavy traffic, it is difficult to make a left turn movement from Maka`ala Street onto Kawili Street. Therefore, a condition of approval is included that there be a common access easement from Kawili Street for the subject parcel and the adjacent parcel, Tax Map Key: 2-2-50:37. In addition, conditions of approval are included to address traffic concerns and DPW's recommendations for roadway improvements. Water can be made available for the proposed development from an existing 8 -inch waterline in Kawili Street or Hinano Street, with a meter connection size meeting the approval of the Department of Water Supply. The applicant has indicated that it will connect to the existing County sewer lateral. Conditions of approval are included to reaffirm the water and sewer system requirements. Police services are available from the main station on Kapiolani Street. Fire services are available from the Hilo Central Station at the corner of Kino`ole Street and Ponahawai Street. All other essential utilities and services are available to the property. The project has no severe geological or topographical problem which cannot be properly rectified or which would render the land unusable. The property is classified as Flood Zone X, areas determined to be outside the 500 -year flood plain, on the Flood Insurance Rate Map (FIRM) prepared by the Federal Emergency Management Agency (FEMA). The subject request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management Area. The property is not situated within the Special Management Area. It is located approximately 1.5 miles from the nearest coastline and outside of the tsunami inundation area. Therefore, the proposed development will not be impacted by coastal hazard and beach erosion. There is no identified recreational resources, historic resources, public access to the shoreline or mountain areas, scenic and open space preserves, coastal ecosystems, marine resources or Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 other natural and environmental resources in the area. Thus, the proposed request and use of the property will not adversely impact those resources. Finally, because the property and surrounding areas have been extensively altered and developed with urban uses, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the subject property, nor has the area been identified as a significant botanical or biological habitat. The property as well as the surrounding area has been fully developed with the residential uses and therefore, the protection of traditional and customary Native Hawaiian rights in the area do not apply. Based on the above findings, approval of the Change of Zone request from Single Family Residential (RS -10) to the Industrial -Commercial Mixed Use (MCX-20) zoned district would result in an appropriate land use pattern that will further benefit the public. For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. We are enclosing a copy of the staff background for your information. Sincerely, Fred Galdones, Chairman Planning Commission Lkitagawa02PC Enclosures cc: Mr. Sidney Fuke Mr. Brian Kitagawa Department of Public Works Department of Water Supply Rodney Haraga, Director/DOT-Highways, Honolulu B[Kitagawa0 l agk-3/28/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT 1. KITAGAWA & CO., LTD. CHANGE OF ZONE APPLICATION (REZ 03-002) L KITAGAWA & CO., LTD. has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS -10) to Industrial - Commercial Mixed Use (MCX-20) for approximately 22,500 square feet of land. The property is located in Waiakea House Lots on the northeast corner of Kawili Street-Hinano Street intersection, Waiakea, South Hilo, Hawaii, TMK: 2-2-50:14. GENERAL INFORMATION 1. Land Ownership: Real Property records indicate that I. Kitagawa & Co., Ltd. is the property owner of the subject property. PROPOSED DEVELOPMENT 2. Request: The applicant is requesting the change of zone in order to develop a new warehouse for an automobile parts store. According to the applicant, the approval of this request would allow the relocation of its existing NAPA business to the subject site and expand its auto dealership operation in the vacated area. 3. Preliminary Conceptual Site Plan (Revised): The proposed building would be one-story approximately 6,720 square feet. It would be located approximately 50 feet setback from Kawili Street boundary, 20 feet setback from Hinano Street boundary, 10 feet setback from the north property boundary, and 38 feet setback from the east boundary. The 20 -stall parking area, including a handicapped stall, would be situated to the front of the building on the Kawili Street side with one-way traffic circulation. The site plan reflects the accesses as one-way entrance at the southeast comer of the parcel from Kawili Street and one-way exit at the northwest corner to Hinano Street. The site plan shows landscaping along the perimeter boundary. 4. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A — Change of Zone Application) ATTACH. C-248 (Bill 109) 5. Notification to surrounding property owners: The Planning Department files reflect that the applicant has served two notices, as required, of the application to the surrounding property owners. STATE AND COUNTY PLANS 6. State Land Use District: Urban. 7. General Plan Consistency: Goals and policies of the Land Use and Economic Elements. 8. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The area is designated Industrial. As part of the General Plan comprehensive review in 1989, the area bordered by Kawili Street, Lanikaula Street and the existing Industrial area was redesignated to allow limited expansion of Industrial Area into this section of Waiakea House Lots. As a result, the boundary of the Industrial Area designation expanded from the Kanoelehua Industrial Subdivision to the borders of Manono Street, Lanikaula Street and to Kanoelehua Avenue. It is pointed out that the current revisions to the General Plan LUPAG Map propose to redesignate a portion of the Waiakea House Lots to Industrial as the area is transitioning to industrial -commercial in character. The area bordered by Laukapu Street-Piilani Street-Hualani Street is proposed for redesignation from Low Density Urban to Industrial Area (B-10). The area bordered by Lanikaula Street-Laukapu Street-Hualani Street- Kalanikoa Street is proposed for redesignation from Low Density Urban to Industrial Area (B-11). The area bordered by Lanikaula Street-Mililani Street-Hualani Street- Laukapu Street is proposed for redesignation from Low Density Urban to Medium Density Urban (B-12) for higher density residential uses and commercial activities. (See Exhibit B — Proposed LUPAG Map for S. Hilo - 2) 9. Hilo Community Development Plan (CDP): The Hilo CDP was adopted by the Planning Commission, Resolution No. 1 on May 21, 1975. The Land Use Concept Map reflects existing residential uses. However, it is pointed out that the Hilo CDP has not been updated to be consistent with the current General Plan. 10. County Zoning: Single Family Residential (RS -10) since 1967, the adoption of the Zoning Code and City of Hilo Zone Map. -2- 11. Industrial -Commercial Mixed Use District (MCX): The MCX zoning designation was created as a new district when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non -industrial uses to unsafe and unhealthy environments. 12. Coastal Zone Management, Chapter 205A, HRS: The entire State ofHawai`i lies within the Coastal Zone Management Area. The intent of the Coastal Zone Management Program is to guide and regulate public and private uses in the coastal zone management area with respect to recreational resources, historic resources, public access to the shoreline, scenic and open space resources, coastal ecosystems, marine resources, economic uses, coastal hazards, managing development, public participation, and beach protection. 13. Special Management Area (SMA): The Special Management Area is a part of the Coastal Zone Management Program and regulated by the County. The property is not situated within the Special Management Area. It is located about 1.5 miles from the nearest coastline and outside of the tsunami inundation area. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 14. Waiakea House Lots 1st Series Subdivision: The Waiakea House Lots 1 st Series was created in 1920s, with average lot sizes of 20,000+ to 22,500+ square feet. It extends from Piilani Street to Kawili Street and from Iolani Street to Kanoelehua Avenue. Most of the dwellings in the area were constructed since the 1920s. 15. Subject Property: The property has approximately 225 feet frontage along Kawili Street and 100 feet frontage along Hinano Street. It is a vacant rectangular shaped parcel, overgrown with various trees and vegetation. 16. Surrounding Zoning/Land Uses: Lands immediately to the west, north and east are zoned Single Family Residential (RS -10) and to the south are zoned Limited Industrial (ML -20). There are existing dwellings on parcels to the north (adjacent) and west across Hinano Street. Beyond the dwellings to the west is the Mehana Brewing Company site zoned ML -10, and auto repair and service shops and other industrial/commercial uses on -3- parcels zoned ML -20. To the northwest are a vacant parcel and the Les' Carpet & Drapery business site, both parcels zoned ML -10. The adjacent two parcels to the east are vacant and recently bulldozed. It is pointed out that there is under consideration a similar MCX-20 zone request for these parcels. There are existing dwellings beyond those parcels across of Laukapu Street. Further to the northeast is a parcel zoned ML -20 with a warehouse building consisting of bakery shops, lunch shop, fishing supply store, auto maintenance shops and other industrial/commercial type of establishments. The Kanoelehua Industrial Subdivision is located to the south (Puna side) of the subject parcel across of Kawili Strcet and is zoned ML -20. This subdivision was created in 1963 to accommodate some of the limited industrial uses that were affected by the May 1960 tsunami. Directly across the subject parcel are the Hilo Bike Hub, Waiakea Woodwork, Cycle Sports Hawaii, and Hawaiian Fresh Products, Inc. Further southwest at the intersection of Kawili Street and Manono Street is the Hawaii Community College Campus. 17. Industrial Rezonings in the Vicinity: The following rezonings have been approved in the immediate vicinity: (See Exhibit C - Tax Map) A. TMK: 2-2-50:2 & 3 --- Ordinance No. 85 2 (REZ 491), effective February 8, 1985, rezoned the property from RS -10 to ML -20 for Kenneth Tanouye. Parcels border Kawili-Manono-Lanikaula Streets. Presently the site of Hawaii Farm Services, Ace Auto Glass, Mid -Pacific Wheels and other uses. B. TMK: 2-2-50:2 --- Ordinance No. 85 19 (REZ 492), effective April 3, 1985, rezoned the property from RS -10 to ML -20 for Matt & Howard Kent. Parcel borders Kawili Street. Presently the site of Aloha Otto Parts, H&G Lunch Shop, Arirang Korean Restaurant and other uses. C. TMK: 2-2-50:72 --- Ordinance No. 92 83 (REZ 718), effective July 22, 1992, rezoned the property from RS -10 to ML -10 for James Nishimoto. Parcel borders Hinano Street. Presently the site of Les' Carpet & Drapery. D. TMK: 2-2-50:6 --- Ordinance No. 92 125 (REZ 730), effective November 20, 1992, rezoned the property from RS -10 to ML -10 for Hilo Soda Works, Inc. Parcel borders Kawili Street. Presently the site of Mehana Brewing Company. E. TMK: 2-2-50:8 --- Ordinance No. 93 100 (REZ 745), effective October 8, 1993, rezoned the property from RS -10 to ML -10 for Edward and Dianne Hirayama. Parcel borders Hinano Street. Presently the site is vacant of any building or uses. -4- TMK: 2-2-50:41 & 42 --- Ordinance No. 94 5 (REZ 757), effective January 26, 1994, rezoned the property from RS -10 to ML -20 for James Winniman. Parcels border Lanikaula Street and Laukapu Street. Presently the site of Rolf s House of Sputniks, Punahele Bake Shop, Sushi Bento, Dino's Fishing Tackle, Concept Auto Refinishing, K.A.R. Lube Plus and other uses. 18. Land Study Bureau's Detailed Land Classification System: Lands in the area are classified as within existing urban development. 19. Flood Insurance Rate Map (FIRM): The property is classified as Zone X, areas determined to be outside the 500 -year flood plain. 20. Flora/Fauna Resources: The subject property and surrounding area have been previously cleared and developed for residential purposes. Presently, the subject property is overgrown with trees and various weeds. Therefore, no rare or endangered species of plants or animals are situated on the property. 21. Archaeological Resources: There are no known historic sites on the property. Because the entire property as well as the surrounding area has been extensively altered by residential use, it is not anticipated that there are any historic sites. 22. Public Access: There is no public access to the mountains or the shoreline that traverses the property. 23. Valued Cultural Resources: The property was at one time developed for residential use and therefore, protection of traditional and customary Native Hawaiian rights does not apply. PUBLIC UTILITIES AND SERVICES 24. Roadway Access: Construction of Kawili Street as an 80 -foot right-of-way between Kanoelehua Avenue and Hinano Street was completed in the 1960s, in conjunction with the development of the Kanoelehua Industrial Lots Subdivision. Subsequently, the 80 -foot right-of-way extension of Kawili Street between Hinano Street and Manono Street was constructed in the 1970s. The property has frontage along Kawili Street and Hinano Street. Kawili Street has a 24 -foot wide pavement and 8-10 foot wide partially paved/graveled shoulders within the 80 -foot right-of-way. Hinano Street has a 40 -foot right-of-way with 20 -foot wide pavement and 4-8 foot wide grassed shoulders. There are no curb, gutter or sidewalks along this section of Kawili Street and Hinano Street. Curbs, gutters and sidewalk were recently installed along Manono Street and its intersection with Kawili Street and Lanikaula Street. There are also sidewalks fronting Mehana Brewing Company on Kawili Street, Les' Carpet & Drapery on Hinano Street, and the warehouse at the corner of Lanikaula Street and Laukapu Street. These sidewalk improvements were installed as a requirement of the respective ordinances. Otherwise, there are no curbs, gutters or sidewalks along Kawili Street and Hinano Street. The Department of Public Works recommends that "the applicant provide full improvements to the entire frontage along Kawili and Hinano Streets consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation o f utilities, meeting with the approval of the DPW. Hinano Street shall include a five-foot wide future road widening setback and a 20 -ft curve radius at its intersection with Kawili Street. The improvements should be dedicated to the County". Said agency also stated, "The DPW recommends marginal access onto arterial streets. Provide 10 -ft wide `no vehicular access' planting screen easement fronting Kawili Street. Streetlights and traffic control devices shall be installed as required by the Traffic Division." It is pointed out that due to the proposed MCX zoning request, Hinano Street would be required to be widened to a 60 -foot right-of-way to accommodate commercial/industrial uses. Therefore, a 10 -foot road widening strip along the Hinano Street frontage will impact the property. 25. Water System: According to the Department of Water Supply, the parcel currently does not have water service. Water can be made available from an existing 8 -inch waterline in Kawili Street or Hinano Street, with a meter connection size subject to review and approval during the construction design phase of the proposed development. Further, an anticipated maximum daily water usage and water commitment deposit will be required. 26. Wastewater System: The applicant has indicated that it will connect to the existing County sewer lateral within Kawili Street or Hinano Street. 27. Solid Waste Disposal: The applicant will comply with the Department of Environmental Management's requirement to minimize waste directed to the East Hawaii Landfill. Solid waste will be handled through a commercial hauler. -6- 28. Other Essential Utilities and Services: Police services are available at the main station on Kapiolani Street and fire protection services at the Hilo Central Fire Station located at the comer of Kino`ole Street and Ponahawai Street. Electric and telephone services are available to the site. AGENCIES' COMMENTS 29. Department of Environmental Management (March 4, 2003 Memo): "We have reviewed the subject application and our comments are attached. Solid Waste Division (March 3, 2003 Memo): "Relating to the subject application for TMK (3) 2-2-050:014, this division has The Following clarifications/comments, as indicated: Commercial operations may not use transfer stations for disposal. Aggregates and any other construction/demolition waste should be reused to its fullest extent. Ample room should be provided for recycling. Greenwaste may be disposed of only at the drop sites located at the Kailua and Hilo Transfer Stations. "Prior to any commercial development of this site, a Solid Waste Management Plan, must be submitted to and approved by the Department of Environmental Management." Wastewater Division (March 3, 2003 Memo): "Wastewater Division has reviewed the subject Change of Zone Application and recommends the following: Require connection of existing and/or proposed structures to the public sewer." Applicant's Response (March 15, 2003 Letter): "This is in response to the Department of Environmental Management's comments regarding the subject matter. Please be informed that the applicant's project will be hooked up to the County's sewer system. Furthermore, as required of projects of this nature, a Solid Waste Management Plan will be prepared for the review and approval of the DEM prior to or in conjunction with the building permit process. "Should you have additional comments or questions regarding this matter, please feel free to contact me. Thank you very much." 30. Police Department (February 11, 2003 Memo): "Staff has reviewed the application for the above-mentioned project and has no comments or objections." -7- 31. Real Property Tax Office (February 12, 2003 Memo): "Comments from the Appraisal Section: There are no comments at this time." "Comments from the collection Section: Current. Real Property taxes are paid through December 31, 2002." 32. Department of Health (March 5, 2003 Memo): "The subject project is located within or near proximity to the County sewer system. All wastewater generated shall be disposed into the County sewer system." 33. Department of Transportation (March 19, 2003 Letter): "Thank you for requesting our review of the proposed rezoning. "The proposed project will not impact our State highway facilities." 34. Department of Public Works: (See Exhibit D - February 28, 2003 Memo and Applicant's March 8, 2003 response letter) 35. Department of Water Supply: (See Exhibit E - March 24, 2003 Memo) APPLICANT'S RESPONSE TO AGENCIES 36. Applicant's March 31, 2003 response letter: (See Exhibit F) AGENCIES - NO RESPONSE 37. Fire Department, State Historic Preservation Division PUBLIC COMMENTS 38. The Planning Department has not received any written comments or objections from the general public or adjacent landowners on the subject application. N APPLICATION FOR COUNTY REZONING (RS -10 to MCX-20) I. KITAGAWA & CO., LTD. WAIAKEA HOUSELOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-050: 014 Prepared For: I. Kitagawa & Co., Ltd. Prepared By: Sidney M. Fuke, Planning Consultant January 2003 EXHIBIT SldneyFuke, Planning Consultant _ 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 Telephone: (808) 969-1522 • Fax (808) 969-7996 p January 29, 2,003 t��� •.I"!Ilia^� Lv� `1I Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, M 96720 Dear Mr. Yuen: PN 4 18 Subject: Rezoning Request — L Kitagawa & Co., Ltd. TNIK: 2-2-50: 14 • Planning • Variance • Zoning • Subdivision • Land Use Permits • Environmental Reports Pursuant to my discussion with your staff, Ms. Susan Gagorik, please find enclosed a revised proposed site plan relating to the subject project. This revision reflects a reduced structure to comport to the required setback requirements. As with the proposed site plan already on file, the applicant realizes that — if the rezoning were to be approved - the submitted plan in no way commits the County to the design. The plan may have to change to reflect prevailing code requirements, conditions of zone change, and the ultimate user's needs. Should you have further questions on this matter, please feel fee to contact me. Thank you very much. Sincerely, U YVFvU Planning_ Consultant _ Enclosure Copy — Mr. Brian Kitagawa w/ enclosure J z m — ,ao Firnlna 3 A PROPOSED NEW WARE40VSE g �p+[1r RONALD H. NAGATA A.I.A., INC. rca k 7y�(�1 1p 1� I�jr�^ o NAPA HILO 570Re 1 'r WLO, HAWAII 96720 i Ki 0-2-5046 NANO BrRcEr ioo 00 ) E) IN u T w T J z m — ,ao Firnlna 3 A PROPOSED NEW WARE40VSE g �p+[1r RONALD H. NAGATA A.I.A., INC. rca k 7y�(�1 1p 1� I�jr�^ o NAPA HILO 570Re 1 'r WLO, HAWAII 96720 i Ki 0-2-5046 ) w J z m — ,ao Firnlna 3 A PROPOSED NEW WARE40VSE g �p+[1r RONALD H. NAGATA A.I.A., INC. rca k 7y�(�1 1p 1� I�jr�^ o NAPA HILO 570Re 1 'r WLO, HAWAII 96720 i Ki 0-2-5046 . Wr � -- C -o 0 -81 OI OI fl Figure 4 A PROPED OSNEW WAREHOUSE r �a P't (( fi i RONALD H. NAGATA A.I.A., INC. PcR ffI Ili 1# le n�vc.wrecr �uvvew �c'P o NAPA HILO STORE ? _! Ic s..�w..,. •=e. »a.+sa•e .o rn.., rsia° I HILO, HW Il 96-20 rMK. ❑-2-50.14 01/14/2093 17:03 808-9E 196 S. FUKE, PLANT PAGE 02 U � CHANGE OF ZONE APPLICATION COUNTY017HAWAAF P;m 3 y PLANNING DEPARTMENT (Type or legibly print the requested hf26rtiiation)(- i C'7 APPLICANT: i.ptomwe and congmy, Ltd APPLICANT'S SIGNATURE: DATE: I) p 400 E. Kawili Weet HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.)935-3741 (Res) (Fax 1712 LANDOWNER(S): I.1Ci wa and Com ,Ltd LANDOWNER SIGNATURE($): DATE: I LANDOWNER(S) ADDRESS: Same as applicant by l ) REQUEST: RS -lo TO MCX-20 (Existing zoning) (Proposed Zoning TAX MAP KEY: 2-2-o5o: 014 STREET ADDRESS OF PROPERTY: SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,500 square feet AGENT: Sidney Fuke ADDRESS: 100 Psuahi Street, Suite 212 Hilo, HI 96720 TELEPHONE: (Bus.)969-1522 (Res,) 961-6909 (Fax)969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Brian Kitagaw, L Kitagawa & Co. Ltd. (See Instructions on Reverse Side) ATTACHMENT Commercial, RM, Resort, & 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 I and then to question 3. a How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? C. if your request is approved, 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 pians 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 Cl- Keep it? Yes e. other (please state) f. If you intend to do either a, h, or c, please elaborate on the kind of plans the other party has. 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 building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. I plan to construct an automobile parts store on the subject property.; 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? Yes if so, please elaborate on your findings in the space provided below. No technical published reports were done. The study was a function of discussionsaand evaluation of real estate and marketing data. -2- 5 Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please refer to planning and environmental report. 6. Are there any buildings on the subject area? No If so, what kind? What do you intend :.o do with those buildings if your request is approved? 7• Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? B To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? a. Schools b. Roads C . Sewer d. Drainage e. Police Protection f. Fire Protection g• Recreational Facilities h. Recreational Facilities L -4- yes NO X G! No No Yes For those checked ,yes,,, please elaborate what type or kinds of improvements and/or assistance are needed. 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 commissioned study or survey was done, as the site was previously graded and cleared. Signature: Address: Telephone: Date: -5- i-.�nn is nn (808) 935-3741 January 9, 2003 COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS -10 to MCX-20 1. KITAGAWA & CO., LTD. WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-050: 014 INTRODUCTION The applicant, I. Kitagawa & Co., Ltd., is requesting to rezone a parcel of land consisting of 22,500 square feet from Single -Family Residential (RS - 10) to Industrial- Commercial Mixed (MCX-20) in the City of Hilo, Hawaii. The subject site is located on the eastern corner of Kawili and Hinano Streets, Waiakea House Lots, Waiakea, South Hilo, Hawai i, TMK: (3) 2-2- 050: 014. The Hilo Community College complex is located diagonally across of the subject site. If successful, the applicant plans to construct an auto parts store on the subject site. H. PROJECT LOCATION As noted earlier, the subject site consists of 22,500 square feet and is identified by TMK: 2-2-050: 014. The site is located on the eastern comer Hinano and Kawili Streets. (Figure 1) In this area, the south side of Kawili Street is dotted with a mixture of light industrial and commercial uses. The Hilo Community College is located diagonally across of the subject site. Other uses within 500 feet of this area along Kawili Street include a brewery, motorcycle shop, automobile repair shop, plant/nursery complex, and other related type of commercial/industrial uses. There are a few residences along the north side of Kawili Street. There are also residences adjacent to the subject site along Hinano Street. There is also a carpet store along Hinano Street within 500 feet of the subject site. Particularly along major street frontages, pockets of the Waiakea House Lots are slowly undergoing a land use transition from single-family residential to commercial uses, while the Kanoelehua Avenue and Kawili Street frontages are increasingly becoming commercial and light industrial in nature. Most of the zoning corresponds to this mixture of land uses. Cao( ve H', r pcean x ^ o Y a s Nd �• a.�\ �\ hte L 7 j c c r.: e\s a s �.dJ ♦ s•.:. a-7 ' I am e a N o� M : �7 va ( \ 7 N r akeq .� I isttor .l %CUat1, � � I�ro ,{� � a a� j ok e`a45on r cants Kawelola a Ave, w ! �� a �arE I• � �^rf 4�pii � �%1.'. V�y�A•�y�'k� a O e a �o1an\yam I: -� ahi iAudgo"L•:l ra rdtloRs �t rCah`.:, �'=.� .gum,! <O St. i,si ^Ui Daife, r Nua% V CO �o SStvice Lan�h�,1 Honu S'.� `ST• `Q P. '/a aSt. Maikn KakUa O ti Kaman o bh„ haOa m anaoa Q M St• ° Kohola Se, Y �J o ki e 1 ° ono c : c° p o St ° � LeilHawaii t a�ika�la S Lanikaul ac i St Le\\a1,1 S ♦N t onal Guard e ° F �AWAll" Subject Site Niti;? St LehOLLEGF Tooke!. Halekaaila �Waiakea � Maemaak'. m tea, "````UUUUUU �CG�CG High Slh.m Oheai law ° ohaSt.�G K ikila Waiakea phew E' Eleni. Sch. S2. 0 7J I n LOkahi o N N 1 °' W+ F^ G ° a � � c Co Fern St. Q y v) pua/nako p rn y o Y P ar ST. c i e J to n ohai St. co 1, a� Zr m .° °"ohua St. Y m r �— rr. Kahaoea Q 3 _�' J°eau ° as Kahao ea m/ U7 it Figure I III. PROJECT DESCRIPTION A. Proiect Concept and Components The applicant wishes to develop an automobile parts store on the subject site. If successful, the applicant's existing business would be relocated to the subject site, and the vacated area would be used to expand the applicant's auto dealership operation. The visibility and accessibility of this area, combined with the mixture of light industrial and commercial uses, make this site quite attractive for an automobile parts store. At the same time, because of some of the surrounding residences, the proposed retail use would be a more benign and less noxious use than a light industrial activity. If the request is approved, the applicant intends to construct a single -story building consisting of tentatively 8,750 square feet. This structure would have a retail area, as well as a warehouse or storage area for goods to be sold on the site. As shown on the preliminary site and related plans, a minimum of twenty-three (23) parking stalls, including a handicapped stall, would be provided on- site. This would be consistent with the Zoning Code of one stall per 400 square feet. Landscaping consistent with Planning Department Rule No. 17 would be installed around the perimeter of the subject site. The preliminary plans show a setback of 15 feet from Hinano Street and 47+ feet from Kawili Street. A 2 -foot setback is shown on the north property boundary, adjoining an adjacent RS -10 zone. If approved, the applicant understands that the plans will have to be revised to reflect appropriate setback requirements of the Zoning Code (i.e., 20 feet along all street frontages and at least 10 feet for the side adjoining the RS -10 zoned property). Access to the site is proposed for -the eastern sideofthe-site-along Kawili-Street: (Figures 2-4) It should be emphasized that the proposed structure and parking location are preliminary and will have to be adjusted to accommodate the spatial requirements of the potential use and County's design review and related construction requirements. N/NANO 6 TREET ioo.00 Figure 2 �rereRn uxe 111 LNe Fizure 4 B. Project Timetable and Cost Should the request be approved, the applicant intends to finalize the construction plans and begin construction within the next 12 months. The estimated cost of this project is $400,000. IV. INSTITUTIONAL CONSIDERATIONS A. C. State Land Use The subject property is designated Use Commission action is required. process the rezoning request. County General Plan Urban. As such, no State Land The County of Hawaii can The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site Industrial. Relative to the Industrial designation, the General Plan allows consideration for "manufacturing and processing, wholesaling, large storage and transportation facilities, and light industrial uses." As such, the requested MCX zoning would be consistent with this designation, and no General Plan amendment is necessary. No changes are contemplated in the proposed revisions to the General Plan now under consideration by the County Council. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as a guide for decision -makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map identifies a RS -10 designation for this area. This designation suggests residential uses at an average of nearly 4 units per acre. Notwithstanding this inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna, have made some of the planning assumptions of the CDP obsolete. An updated CDP would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. D. County Zoning The County zoning of the subject site is Single-family Residential (RS -10). If the Industrial -Commercial Mixed (MCX-20) request were approved, the site would be developed into an automobile parts store. All requirements of the appropriate land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with during the subsequent permitting phases of this project. G. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, other construction -related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, driveway permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS /_V A General Description The 22,500 square foot site is rectangularly shaped. It has a width of 100 feet and a depth of 225 feet. The site is vacant of any structures. Although the site was never used residentially, it was previously cleared by the former owner(s) and used intermittently for storage. The site is presently overgrown. For the most part, the site is lower than Hinano and Kawili Streets. The applicant thus intends to bring some fill to increase the site's basic elevation: Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hilo Airport. The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly or mountain winds during the evenings. As noted earlier, although there is a slight drop between the site and Kawili Street, there are no perceptible topographic or geologic constraints. It sits at approximately the 75 -foot elevation level. Being within a heavily urbanized area, the Land Study Bureau Overall Master Productivity Rating does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. The U. S. Soil Conservation Service, however, has designated the soil type in this are to be of the Keaukaha extremely rocky muck (rKFD) series, 6 to 20 percent slopes. This soil type consists of well -drained, think (less than 1 foot) organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink -swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards 1. Drainage The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500 -year flood). There are no drainage ways through the site. Accordingly, the site has not and should not be subject to flooding. As there will be an added level of impervious surface resulting -from -the -proposed -parking area -,there -may be -an - issue relating to potential increased run-off. In that event, drywell or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works. The depth of these drywells - if needed - will be sufficient to avoid potentially high groundwater table. 2. Tsunami Hazard As the site is situated over two miles from the ocean, it is located outside of the Tsunami Evacuation Zone. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii fails within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there will be added structural requirements to address this seismic hazard during the conversion process. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. The site is within an urban environment, with lots of light industrial, commercial, and residential uses adjacent and/or proximate to the site. Introduced bird species (such as dove, Japanese White -eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large -measure to -its location -(urban) -and -past clearing of the site. A visual inspection of the site revealed the presence of the African tulip tree (spathodea campanulata), gunpowder trees (trema orientalis), ivy gourd (coccinia grandis), and other shrubbery. Given its past clearing, it is unlikely that the site would serve as a habitat for any listed threatened or endangered plant life. F. Historic/Cultural/Archaeological Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. The past and current cleared use and semi -storage use of the site, resulting in its clearing, reduce the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O Ka Aina"decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and/or coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been previously cleared and dominated introduced plant species, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. There are also no known archaeological features on the subject property. Based on the above, it does not appear that the project would have any potential adverse impact relating to the cultural and historical resources of this area. H. Water and Coastal Resources The subject site is located over two miles from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non -coastal property, no coastal access will be affected. The applicant intends to hook up to the County's wastewater system fronting Kawili Street. As such, potential groundwater and coastal resources impacts would be mitigated. Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. I. Noise, Air Quality, and Dust Impacts The existing background ambient noise levels is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Traffic along Kawili Street and frequent aircraft traffic, however, heavily influence manmade noise in this area. Kawili Street serves as a major arterial into Hilo's Industrial area. As such, although this project will introduce additional vehicular traffic to this area, it is not anticipated to contribute significantly to the long-term ambient noise level. Thus, any traffic increase should result in a noise increase of equal to or less than 55 Ldn, which is within acceptable levels within an urban environment. The periodic aircraft overflights generate a higher level at approximately 60 Ldn. The short-term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The applicant also intends to not allow noise - generating construction activity to occur on Sundays and early morning and late evening hours. The proposed development should not generate any direct air uali impacts. During the short-term, there may be some fugitive dust associated with the construction of the project. However, compliance with the State Department of Health's regulations governing dust control should -help -mitigate -this- potential -impact. From a long-term perspective, the project itself is not expected to have uses that generate adverse air pollutants. The only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. All of the required parking area within the project site will be paved with an all-weather, dust free surface. Landscaping will also be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, Mauna Kea and Mauna Loa are listed as scenic resources. The proposed development would not have any visual impacts on either of those mountains, particularly from Kawili Street or Hinano Street. The location of the site is such that there will be no interruptions to these views. Thus, there should be little, if any, visual impacts resulting from this project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The land uses in the immediate area are a mixture of single-family residences, commercial, and industrial uses. The commercial and/or industrial uses range from a brewery, cycle shop, auto repair and service shops, landscaping/plant operation, carpet store, and an educational institution. As such, the requested use would be consistent with the design and scale of the immediate area. Nonetheless, because there are some residences adjoining the site, some mitigation can and will be taken. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will -be -taken -into -account. B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the project, there will possibly be a few long- term employment opportunities. The project is anticipated to create at least 10 full and part-time employees. The subject property is located proximate to commercial areas, including Hilo Industrial Area, Downtown Hilo, Kaiko'o Mall, Hilo Shopping Center, and the University. It can thus be competitive with those areas. A mixed industrial/commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provisions that allow homeowners to "freeze" the valuation of their property for a certain period of time. C. Agricultural Impacts The site is and has not been used for intensive agricultural activities. The site has been vacant for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all. VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Access to the project would be from Kawili Street, This County - owned Street serves as one of several connectors between the main highway (Kanoelehua Avenue) and the local cross-town streets of Hilo. In this area, Kawili Street has a right-of-way of 80 feet, with 24+ foot wide pavement. There are 8-10 foot shoulders on the south side and 4-6 foot wide shoulders on the north side. Some -street parking -is available, -although -there -is no sidewalk in - this area. Hinano Street has a right-of-way 40 feet, with a pavement width of 20+ feet. The shoulders range from 4-8 feet. There is a sidewalk section fronting the carpet store diagonally across of the subject site. While there will be some measure of traffic impacts, there are certain conditions that should help mitigate the impacts. For one, 10 Kawili Street is relatively straight in this area, affording good sight distance. Then, too, the location of the driveway will be mid -block, away from either the Laukapu or Hinano Street intersections. B. Water There are County water lines along both Kawili and Hinano Streets. It is anticipated that the existing 5/8 -inch meter would be sufficient for the proposed auto parts store. If an additional or larger meter is needed, the applicant will install one. C. Wastewater The project's wastewater system will be hooked up into the County's system in this area, probably along Kawili Street. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and eventually at Pu'uanahulu, North Kona. Typically, the waste generation of a project of this nature (retail) should be comparable to a typical residence. There will be no auto repair conducted on the site, thus obviating the need to dispose of any hazardous waste. Although the applicant does not believe one is needed, If required, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. Other Government Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the -limited -demand -expected -from this -project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5 -minute response area. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. Nonetheless, there are parks and schools within a 2 -mile radius of the subject site. The Hilo Hospital is located, approximately 3 miles from the site. This hospital is one of five licensed hospitals on the island. I F. Other Utilities All other utilities such as telephone and electrical services, are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS a The short-term use of the site would probably be its continued vacant use. Further, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits - albeit small - resulting from the construction and implementation of this project. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed - will be implemented by the applicant to mitigate potential impacts of this project. B. Irreversible and Irretrievable Commitment of Resources The subject site has already been cleared and disturbed in the past. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. The likelihood of finding archaeological features on the site is remote, due to the past development of the site. Further, any unanticipated finds will be properly mitigated upon consultation with appropriate government- agencies C. Mitigative Measures The applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include drainage, wastewater, and water improvements. The applicant will provide the driveway access from Kawili Street. Likewise, the applicant, if required, is prepared to make on-site drainage improvements to accommodate the planned parking area as well as hooking into the County's wastewater system. All of 12 these will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for unearthing archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. Work will resume only upon receipt of proper clearances from said agency. If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residences. The landscaping would be consistent with the Planning Department's landscaping rules. As the site is vacant of any residential structure, there will be no relocation issue associated with the project. D. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site would remain in its present vacant use. Under this scenario, the site would not be utilized to a use that services the community. 2. Development Based on Existing RS -10 Zoning Under this alternative, the land could be further subdivided, as it would meet the minimum area requirement for 2 lots (20,000 square feet). It would then be possible to construct an additional dwelling with an "ohana" permit on each of the lot, resulting in a total density of four (4) homes. However, the site's proximity to commercial and industrial uses and the heavily traveled Kawili Street would make it less desirable for more intensive residential uses. Accordingly, it may be unlikely that the site would be developed more intensively for residential uses. 3. Alternative Residential Densities The site could be developed into a higher residential density, 13 such as multiple -family. However, that would not be fulfilling the long-range Industrial objective of the General Plan LUPAG map. Notwithstanding the General Plan, as noted above, having residential uses adjacent to a major street, particularly from a noise and dust perspective, may not be a desirable use. 4. Evaluation of Alternatives Leaving the property in its current undeveloped state would not maximize the use of the land. There would also be diminished tax revenues and less services to the public. While alternative residential densities are possible, the proximity of industrial and commercial uses and a major highway would not make such a project feasible. At the same time, the project's impact to the area's social and physical infrastructure would not appear to be pronounced, particularly in light of the commercial rather than industrial flavor of the proposed use. Further, additional mitigative measures such as landscaping, lighting, and so forth will be taken to address any possible impact associated with the proposed use. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested MCX-20 zoning alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The LUPAG map designates the site Industrial, a designation that allows the requested MCX-20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. 14 General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. 15 Discussion The request would provide opportunities for a full service auto parts store to establish itself in an area that is serviced by a good transportation system. Relatedly, all required infrastructure is there or, if not and/or needed, will be provided by the applicant without taxing government's servicing ability. Further, the area is located proximate to industrial and business areas, making the site accessible to these uses. At the same time, because of the type of use is more retail than industrial in nature, the requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to its users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such servicesnotbe-available,-the-development-of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate 16 infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more commercial and industrial areas. This location is ideal for such an expansion, yet because it falls within an area of land use transition, the proposed retail use would be less of an impact to existing residences than a heavy or light industrial activity. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the applicant. The County Water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5 - minute response time. As such, this project should not require addition public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. 17 Further, because the retail use is not noxious, potential pollution concerns would be minimal, if at all. Any air pollution would be associated with the automobile traffic to the site, which is relatively heavy to begin with given the function of Kawili Street and proximity of the Hilo Industrial Area. Being cleared and disturbed in the past, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. There is also little evidence that the site would have any archaeological feature. Because of the proposed use is more commercial than industrial in nature, it would be more compatible with the surrounding residences as well as the growing mix of industrial/commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to any surrounding residential properties. Finally, the standards for a retail building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. C. Hilo Community Development Pian As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although the site is designated RS -10, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. D. Zoning If the request is approved, all of the requirements relative to height, setback, landscaping, and parking, and the like would be complied -withNo-variances from the -Code -are -anticipated. - As -noted -above, the plans submitted in conjunction with this application are preliminary. The applicant is aware that modifications will have to be made to accommodate the standards and requirements of the rezoning conditions and the zoning and related development codes. 18 - Wailuku River Wailoa Pond - Lokoaka Fish Ponds rm 211111 :1 0 1 2 3 4 Miles PROPOSED REVISIONS. - B -5 = Industrial to Resort B-6 = Medium Density Urban to High Density Urban B-7 = Open to Industrial B-8 = Open to Industrial B-9 = Low Density Urban to Urban Expansion B-10 = Medium Density Urban to Industrial B-11 = Low Density Urban to Industrial p_lupag (12/10/01) LEGEND Roads ' District Boundary Lines Conservation High Density Urban i'i�,�i Industrial 0 Low Density Urban 0 Medium Density Urban Open Area Proposed High Density Urban Q Proposed Important Ag. Lands Proposed Industrial Proposed Medium Density Urban 0 Proposed Conservation Proposed Urban Expansion Proposed Resort ._ University Use s Resort Note: The Wailoa Ponds, Liliuokalani Ponds, Lokoaka Fish Ponds, and portion of the Wailuku River a are shown as Proposed Conservation. These areas currently have no LUPAG classifications but would be consistent with the State Land Use Conservation District. B-12 = Low Density Urban to Medium Density Urban B-13 = Low Density Urban to Important Ag. Lands ;y, ,n yo U Z. 6--nevides, Jr - %6 8e17evides - Benevieles - 1/6 A. BeneYides - //6 AV Benevides - Ila '277,0 Benevides - '/6 o-ob-00 /00.00 1 /00.00 NJirrie Harada ® o � o 0 N z5, 000 �(p01 Char/es 7.- Ofani Ivf mi, uki S -zz o (22,500 0 0 40 h I ti ^/cam., -a0 �2?r00 /2.50 IBJ I fu io.o coo. oo N 22,500 IrtPBiol cu 39,o,Aoaj r�aodo�� 38 37 Loo.00. /oa.00 -- /aa�u /s�,�� 1 Y ?oz. /S -o U 6a•oo^ /00.00 (SCC � (`pll rSec L�f�� ° 22,500 o (0,000 v �� � r Funsfs � /Q56G' o 99,eoo� � 14 /00-00 12/oa.00f 1 38.00 _ p -p H/NANO' STREET 11-0,0 8 / 50Q JOO.O� ®Rola/InCUl J Gaje foti �/or, • �/ 3 i' "� O�"10 /e, 1a z2s, lay 10 s r/05 a N C7o�, o Nk ID 9S.Q079 11,/®O�n., 1027 iz,z7s 41 — /oma. z, as Asa o. o' "295:OC b G ®377+ 4 Gl ® 8724 5 ° J IT7 /a0, cc 195 o• n' `f J q al, 80 7 �( r s� �m Gr, 8806 C7 r-. /0 82 2 r- i MANONO STREET W P L. HOLOMUA iz7a.�v /SO. 00 - .92:59. 'a, ze 24 25 2 % R 20.00 � �iQ/7/GrlO Tire �'' cServ�ce "/e• facyraryJ /P h7 c. O Q GL., S-.iB75 ° GL.�36ez , o ° ° 95 932 s� = 92. Re 23, 914 30, 000 94* 92 93 1 /so- o o [r�aae,E o 177.00 Factory Lrd • � 1 I Qi I a o to o o 19 61 0 ry IN N 0 4 4,i�4 y� I �1 23290 .33, 7S0 m o I I N ti 91 I ° 105 90 MA KAA L A �,4�8.28 zoo•o O 2/Z. SB A J A NJ.�Gfa/rrC f C 4` fii% Or-d� CO M/o any / o �R. S- 14, /J3 �► o 9 s A s -54`-9e s� 73 aeo-O Earners /ncorpara%� 0 a O 94 R, �Ma.3•arU .5'h,rodo � 1./-. S -37/6 a f5 eoo yc 74 EX2c 0 0 (J EXHIBIT 63.18 � %C I C Oaf o' `•�� :. ocK I 471 f KAL A STREET ft� � M�re.� Chu -L// a 6� e••eo ro 0 5oor1 bong /�o O i.arryA.I',[O 8 22, Pool 10076, o u o 71Gi .10a-34 a o D o 2.00 -200 00 Q C `� � ,4�ca.8ev� BA 5Ge S i do •3a N (o/� N p Rana/d 5. ,`mm 1 t° R.za, r,' o /yo�90 o yt 0 m Tachibana o ItWV Eel14 Hen. ie /0, o -73v. 9� ° .rzlmlke 1� I2, d 2g i00yg' 70,203/ gg !00.00 67 �'ar7oveye Fan /y Partners � :; ' Manue-IJ.Tavare5 o; ;N f• I/irpinia-T/4 o p J (e2, voo�> C22 000 �) Oma- 42,6!9 *96' V { 2-s z 9 zo 41 x s . 43 00.00 /o0. L A UKAPU STREET U Z. 6--nevides, Jr - %6 8e17evides - Benevieles - 1/6 A. BeneYides - //6 AV Benevides - Ila '277,0 Benevides - '/6 o-ob-00 /00.00 1 /00.00 NJirrie Harada ® o � o 0 N z5, 000 �(p01 Char/es 7.- Ofani Ivf mi, uki S -zz o (22,500 0 0 40 h I ti ^/cam., -a0 �2?r00 /2.50 IBJ I fu io.o coo. oo N 22,500 IrtPBiol cu 39,o,Aoaj r�aodo�� 38 37 Loo.00. /oa.00 -- /aa�u /s�,�� 1 Y ?oz. /S -o U 6a•oo^ /00.00 (SCC � (`pll rSec L�f�� ° 22,500 o (0,000 v �� � r Funsfs � /Q56G' o 99,eoo� � 14 /00-00 12/oa.00f 1 38.00 _ p -p H/NANO' STREET 11-0,0 8 / 50Q JOO.O� ®Rola/InCUl J Gaje foti �/or, • �/ 3 i' "� O�"10 /e, 1a z2s, lay 10 s r/05 a N C7o�, o Nk ID 9S.Q079 11,/®O�n., 1027 iz,z7s 41 — /oma. z, as Asa o. o' "295:OC b G ®377+ 4 Gl ® 8724 5 ° J IT7 /a0, cc 195 o• n' `f J q al, 80 7 �( r s� �m Gr, 8806 C7 r-. /0 82 2 r- i MANONO STREET W P L. HOLOMUA iz7a.�v /SO. 00 - .92:59. 'a, ze 24 25 2 % R 20.00 � �iQ/7/GrlO Tire �'' cServ�ce "/e• facyraryJ /P h7 c. O Q GL., S-.iB75 ° GL.�36ez , o ° ° 95 932 s� = 92. Re 23, 914 30, 000 94* 92 93 1 /so- o o [r�aae,E o 177.00 Factory Lrd • � 1 I Qi I a o to o o 19 61 0 ry IN N 0 4 4,i�4 y� I �1 23290 .33, 7S0 m o I I N ti 91 I ° 105 90 MA KAA L A �,4�8.28 zoo•o O 2/Z. SB A J A NJ.�Gfa/rrC f C 4` fii% Or-d� CO M/o any / o �R. S- 14, /J3 �► o 9 s A s -54`-9e s� 73 aeo-O Earners /ncorpara%� 0 a O 94 R, �Ma.3•arU .5'h,rodo � 1./-. S -37/6 a f5 eoo yc 74 EX2c 0 0 (J EXHIBIT 63.18 � %C I C Oaf o' `•�� uEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: February 28, 2003 -NF a 1.y TO: a Christopher J. Yuen, Planning Director FROM: r Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 03-002) Applicant: I. Kitagawa & Co., Ltd. Request: RS -10 to MCX-20 TMK: 2-2-50:014 We have reviewed the subject application forwarded by your memo dated February 10, 2003 and offer the following comments for your consideration. 1. All development -generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. A drainage report shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of the DPW. 2. The subject parcel is in an area designated as Zone X by the Federal Emergency Management Agency. Zone X is an area determined to be outside the 500 -year floodplain. 3. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. 4. Based on the proposed zoning, the DPW recommends the applicant provide full improvements to the entire frontage along Kawili and Hinano Streets consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities, meeting with the approval of the DPW. Hinano Street shall include a five-foot wide future road widening setback and a 20 -ft curve radius at its intersection with Kawili Street. The improvements should be dedicated to the County. The DPW recommends marginal access onto arterial streets. Provide 10 -ft wide "no vehicular access" planting screen easement fronting Kawili Street. Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. The Traffic Division may be contacted at 961-8341. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. KG EXHIBIT SidneyFuke, corisultant 100 Pauahi Street, Suite P12 • Hilo, Hawaii 96720 — Telephone: (808) 969-1522 • Fax (808) 969-7996 March 8, 2003 A ' ji"� 1 `i �1 1 36 Mr. Christopher Yuen, Director FLS" lP 11P- i , ; - ;:FTpIAiENT Planning Department CviJl`l .'i ( jF �,p,l COUNTY OF HAWAI'l A 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 03-002) —1. Kitagawa & Co., Ltd. Waiakea House Lots, Hilo, Hawai'i,TMK: 2-2-50:14 This is in response to the Department of Public Works' (DPW) memo, dated February 28 regarding the subject matter. Please be informed that: Planning • Variance • Zoning Snbdimsron • Land Use Pernriu Envmnmental Repcds The applicant will develop and implement a drainage plan in conjunction with the building permit process. The plan will conform to appropriate County requirements, which include containing all development -generated runoff on-site. 2. Likewise, in the event a grading and/or grubbing permit is required, a plan will be filed in conjunction with the permit prior to any land disturbance activity to assure compliance with County requirements. The applicant is aware, as with other rezonings in this area, that curb, gutter, and sidewalks have been required along the Montage of the affected property. In that sense, the applicant intends to comply with said requirement meeting with the approval of the DPW — Engineering Division in conjunction with the development of this project. These will also include the installation of the appropriate streetlights and traffic control deN ices as may be required by the DPW - Traffic Division. I trust that the comments noted herein fully address the comments of the DPW. if not or if there are further questions/comments on this matter, please feel free to contact me. Thank you very much. 'nrrerely, J S Y M. FUKE Planning Consultant Copy —Mr. Brian Kitagawa via FAX DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 345 KEKUANAOA STREET, SUITE 20 TELEPHONE (808) 961-8050 March 24, 2003 HILO, HAWAII 96720 FA �ed-0pp6P-IR57Pn 02 %f ('� � �'✓lEN1' TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 03-002) APPLICANT -1. KITAGAWA & CO., LTD. REQUEST: ML -20 TO MCX-20 TAX MAP KEY 2-2-050:014 We have reviewed the subject application for a change of zone and have the following comments and conditions. The parcel currently does not have water service with the Department. Based on the prevailing water situation in the area, water can he made available from an 8 -inch waterline in Hinano Street or Kawili Street with a meter connection size subject to review and approval during the construction design phase of your proposed development. Ilowever, prior to issuing a water commitment to the proposed development, the following are required: The anticipated maximum daily water usage, as recommended by a registered engineer, must be submitted. The Department reserves the right to make a final determination. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which is being forwarded to the applicant, a water commitment deposit must be remitted. The applicant will be informed of the deposit amount upon final determination of the submittal required in Item 1. Upon completion of the above requirements, an official water commitment will be effected in accordance with the enclosed policy. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words. unless a water commitment is officially effected, water availability is subject to change depending on the water situation. EXHIBIT Mr. Christopher J. Yuen, Planning Director Page 2 March 24, 2003 Should there be any questions, please call our Water Resources and Planning Branch at 961-8070, extension 1. Sincerely yours, '_---- Ilton D. Pavao, P.E. Manager SHK:pt copy - (w/enc.) Mr. Sidney Fuke (w/enc.) Mr. Brian Kitagawa, I. Kitagawa & Co., Ltd. SidneyFuke, Planning ConsUltant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 Telephone: (808) 969-1522 • Fax: (808) 969-7996 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAFI 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: March 31, 2003 1 [, �, 12 56 • Planning •Variance • Zoning • Subdivision • Land Use Permits • Environmental Reports Subject: Rezoning Request (REZ 03-002) — 1. Kitagawa & Co., Ltd. Waiakea House Lots, Hilo, Hawai i,TMK: 2-2-50: 14 This is in response to the Department of Water Supply and Fire Department's comments regarding the subject matter. Please be informed that: The applicant will develop an anticipated maximum daily water use calculation and submit it to the Department of Water Supply during the building permit process. This will then help determine the projected number of required water units. The size of the meter and appropriate facilities charges will be made during this process. 2. The requirements of the Fire Department relative to fire access, sprinklers, and related fire protective measures will be done during the building permit review process. It should be noted that the Fire Department is one of the agencies that must review and approve a building permit. I trust that the comments noted herein fully address the comments of the Department of Water Supply and Fire Department. If not or if there are further questions/comments on this matter, please feel free to contact me. Thank you very much. Copy — Department of Water Supply Fire Department Mr. Brian Kitagawa via FAX Sily✓� SIDNEY M. FUKE Planning Consultant EXHIBIT