Loading...
HomeMy WebLinkAboutCOM 0249.000 2002-2004i Larry Kim Mayor May 9, 2003 RE(...: ;,.j1=!_) COUNTY OF HAXAAfly 14 AN 7 58 25 Aupuni Street, Room 215 . Hilo, Hawaii 96720-4252 . (808)961-821 ax,(808)961-6553 KON,4 755706 Kuakini Highway, Suite 103 . Kailua-Kona i JiN!40 i.. �_t:i (r, (80.4) 329-5226 . Fax (808) 326-5663 COUNTY : IF HA AJI 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 Change of Zone Application (REZ 03-004) Vpplicant: 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 Kev7 1-5-0720 _ Dixie Kaetsu Managing Director As required by Chapter 4, Sec. 6-4.3(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, / [� 1 Harry 2m Mayor Enclosures cc: Planning Department Comm. No. 41 Ref. To:PCO Ref. Date Harry Kim Mayer ,,i %y ! i 1 l llUrl 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 03-004) Applicant: HAKS, Inc. Request: RS -10 to MCX-20 Tax Man Key: 2-2-50:37 and 38 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 45,000 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 northwest comer of Kawili Street-Laukapu Street intersection and across of Maka`ala Street, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting to rezone two adjoining parcels of land consisting of 22,500 square feet each or a total of 45,000 square feet. The applicant proposes to construct two warehouse buildings, separated by a firewall, on each of the lots and operate them as separate entities. As such, the applicant has no intentions of consolidating Parcels 37 and 38. Each of the proposed building would be one-story approximately 7,000 square feet. A firewall will be constructed between the buildings as they will be built at the common property boundary. According to the application, the building on Parcel 38 would be oriented for storage and the other building on the comer Parcel 37 may be used for a combination of retail/warehouse or other permitted industrial uses. The 24 -stall parking areas, including a handicapped stall, on each parcel would be situated to the front of the building with two-way traffic circulation. 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: ►� ' • 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. • 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 LAND USE — COMMERCIAL 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. 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 • 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 project area 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 commercial and industrial land uses that already exist in this area and will provide for an Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 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 adjacent parcels to the west, north and east across Laukapu Street. 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. Further 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 parcel to the west is vacant with overgrown trees and vegetation. It is pointed Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 out that there is a similar MCX-20 zone request for this parcel under consideration by the Planning Commission. The Kanoelehua Industrial Subdivision is located to the south (Puna side) of the project site 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 project site are the Hilo Farmer's Co-op Exchange, The Book Store, Hilo Bike Hub, and Waiakea Woodwork. Further southwest at the Kawili Street and Manono Street intersection 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 and west property boundaries. 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 project site has frontages along Kawili Street and Laukapu 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. Laukapu Street has a 40 -foot right-of-way with 20 -foot wide pavement and 4-8 foot wide grassed shoulders. Parcel 37 has frontage along Kawili Street and Laukapu Street, while Parcel 38 has frontage along Laukapu 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. Laukapu 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 Laukapu 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 Laukapu Street. The Department of Public Works recommends that "Because Kawili Street is an arterial and the development's proximity to Makaala Street, access should be limited to Laukapu Street. The future road widening setback fronting Laukapu Street should comply with the zoning map." Said agency further stated, "The applicant shall provide full improvements to the entire frontage along Laukapu and Kawili Streets consisting of, Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 but not limited to, pavement widening with concrete curbs, gutters and sidewalks, curb ramp, drainage improvements, and any required utility relocation. The applicant shall also provide a minimum 20 -ft curve radius at the intersection of Laukapu and Kawili Streets." The DPW also recommends, "Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works." Due to the proposed MCX zoning request, Laukapu 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 Laukapu Street frontage will impact the property. It is pointed out that the proposed access from Kawili Street to the project site 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 project site and the adjacent parcel, Tax Map Key: 2-2-50:14. There were concerns expressed by the applicant and Planning Commission relating to permitting separate full movement access for both Parcels 37 and 38 from Laukapu Street. Due to the change in topography grade between both parcels and the close proximity of proposed access on Parcel 37 to the Kawili Street and Laukapu Street intersection, a condition of approval is included that there be a full movement common access easement from Laukapu Street between Parcels 37 and 38 or entirely on Parcel 38. 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 Laukapu Street, with a meter connection sizes 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 comer of Kino`ole Street and Ponahawai Street. All other essential utilities and services are available to the project site. The project has no severe geological or topographical problem which cannot be properly rectified or which would render the land unusable. The project site 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). Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 The subject request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management Area. The project site 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 other natural and environmental resources in the area. Thus, the proposed request and use of the parcels will not adversely impact those resources. Finally, because the project site 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 area, nor has the area been identified as a significant botanical or biological habitat. The project site 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, the 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 Oaldones, Chairman Planning Commission Lhaks02pc Enclosures cc: Mr. Sidney Fuke HAKS, Inc. Department of Public Works Department of Water Supply Rodney Haraga, Director/DOT-Highways, Honolulu 3HAKS01agk-4/2/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT HAKS, INC. CHANGE OF ZONE APPLICATION (REZ 03-004) HAKS, INC. 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 45,000 square feet of land. The project site is located in Waiakea House Lots, on the northwest corner of Kawili Street-Laukapu Street intersection and across of Maka`ala Street, Waiakea, South Hilo, Hawaii, TMK: 2-2-50:37 & 38. GENERAL INFORMATION 1. Land Ownership: Real Property records indicate that Herbert A. Segawa, Trust and Kay K. Segawa, Trust are the property owners of the subject property. Both landowners have signed and authorized the change of zone request. PROPOSED DEVELOPMENT 2. Request: The applicant is requesting to rezone two adjoining parcels of land consisting of 22,500 square feet each or a total of 45,000 square feet. The applicant proposes to construct two warehouse buildings, separated by a firewall, on each of the lots and operate them as separate entities. As such, the applicant has no intentions of' consolidation Parcels 37 and 38. Preliminary Conceptual Site Plan: Each of the proposed building would be one-story approximately 7,000 square feet. A firewall will be constructed between the buildings as they will be built at the common property boundary. According to the application, the building on Parcel 38 would be oriented for storage and the other building on the corner Parcel 37 may be used for a combination of retail/warehouse or other permitted industrial uses. On Parcel 37, the building would be located approximately 50 feet setback from Kawili Street boundary, 60 feet setback from Laukapu Street boundary, and 25 feet setback from the west property boundary. The 24 -stall parking area, including a handicapped stall, would be situated to the front of the building on the Kawili Street side with two-way traffic circulation. The site plan reflects two accesses for two-way traffic, one at the southwest corner of the parcel from Kawili Street and the other at the northeast ATTACH. C-249 (Bill 110) comer to Laukapu Street. On Parcel 38, the building would be located approximately 60 feet setback from Laukapu Street boundary, 50 feet setback from the north property boundary, and 25 feet setback from the west property boundary. The 24 -stall parking area, including a handicapped stall, would be situated to the front of the building with two-way traffic access and circulation pattern. The site plan shows 4 -foot landscaping strip along the perimeter boundary of both parcels. 4. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A — Change of Zone Application) 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. General Plan Consistency: Goals and policies of the Land Use and Economic Elements. 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 -I 1). The area bordered by Lanikaula Street-Mililani Street-Hualani Street- Laukapu Street is proposed for redesignation from Low Density Urban to Medium -2- 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. 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 of Hawaii 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 project site 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 PROJECT SITE AND SURROUNDING AREA 14. Waiakea House Lots 1st Series Subdivision: The Waiakea House Lots 1st 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 lolani Street to Kanoelehua Avenue. Most of the dwellings in the area were constructed since the 1920s. -3- 15. Subject Properties: Parcel 37 has approximately 225 feet frontage along Kawili Street and 100 feet frontage along Laukapu Street. Parcel 38 has 100 feet frontage along Laukapu Street. Both parcels are vacant rectangular shaped and recently bulldozed. There is an 8-10 feet grade difference along the common property boundary of the parcels. 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 adjacent parcels to the west, north and east across Laukapu Street. 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. Further 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 parcel to the west is vacant with overgrown trees and vegetation. It is pointed out that there is a similar MCX-20 zone request for this parcel under consideration by the Planning Commission. The Kanoelehua Industrial Subdivision is located to the south (Puna side) of the project site 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 project site are the Hilo Farmer's Co-op Exchange, The Book Store, Hilo Bike Hub, and Waiakea Woodwork. Further southwest at the Kawili Street and Manono Street intersection 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 (R -EZ 492), effective April 3, 1985, rezoned the property fiom RS -10 to ML -20 for Matt & Howard Kent. Parcel -4- 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. F. 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 project site is classified as Zone X, areas determined to be outside the 500 -year flood plain. 20. Flora/Fauna Resources: The project site and surrounding area have been previously cleared and developed for residential purposes. The project site has been recently bulldozed and 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 project site. 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 project area. 23. Valued Cultural Resources: The project site was at one time developed for residential use and therefore, protection of traditional and customary Native Hawaiian rights does not apply. -5- 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. Parcel 37 has frontage along Kawili Street and Laukapu Street, while Parcel 38 has frontage along Laukapu 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. Laukapu 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 Laukapu Street. The Department of Public Works recommends that "Because Kawili Street is an arterial and the development's proximity to Makaala Street, access should be limited to Laukapu Street. The future road widening setback fronting Laukapu Street should comply with the zoning map." Said agency further stated, "The applicant shall provide full improvements to the entire frontage along Laukapu and Kawili Streets consisting of, but not limited to, pavement widening with concrete curbs, gutters and sidewalks, curb ramp, drainage improvements, and any required utility relocation. The applicant shall also provide a minimum 20 -ft curve radius at the intersection of Laukapu and Kawili Streets." The DPW also recommends, "Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works." It is pointed out that due to the proposed MCX zoning request, Laukapu 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 Laukapu Street frontage will impact the property. -6- 25. Water System: According to the Department of Water Supply, parcel 38 is currently serviced by a 1 -inch service lateral for a 5/8 -inch meter. Water can be made available from an existing 8 -inch waterline in Kawili Street or Laukapu Street, with a meter connection sizes subject to review and approval during the construction design phase of the proposed developments. 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 Laukapu 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. 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 corner of Kino`ole Street and Ponahawai Street. Electric and telephone services are available to the site. AGENCIES' COMMENTS 29. Department of Environmental Management (March 17, 2003 Memo): "We have reviewed the subject application and our comments are as follows: A Solid Waste Management Plan should be submitted to this department for review and approval." Applicant's Response (March 15, 2003 Letter): "Inasmuch as the subject property is adjacent to a property also being considered for a MCX zoning (REZ 03-002), I anticipate that the Department of Environmental Management's comments will be the same. As such, I would like to note that the applicant's project would 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 (March 18, 2003 Memo): "Staff has reviewed the application for the above-mentioned project and has no comments or objections." -7- 31. Fire Department (March 21, 2003 Memo): `Water supply shall be in accordance with UFC Section 10.301: "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207." 32. Real Property Tax Office (March 5, 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 June 30, 2003 for both parcels." 33. Department of Health (March 31, 2003 Memo): "The subject project is located within or near proximity to the County sewer system. All lots in the proposed project shall connect to the County sewer system." 34. Department of Public Works: (See Exhibit D - March 27, 2003 Memo) 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. Department of Transportation, and State Historic Preservation Division PUBLIC COMMENTS 38. Applicant's letter to Mr. & Mrs. Hajime Harada: (See Exhibit G - March 12, 2003 Letter) -8- APPLICATION COUNTY REZONING (RS -10 to MCX-20) HAKS, INC. WAIAKEA HOUSE LOTS SOUTH HILO, HAWAI'I TAX MAP KEY: (3) 2-2-050: 037 & 038 Prepared For: HAKS, Inc. Prepared By: Sidney M. Fuke, Planning Consultant February 2003 EXHIBIT IN APPLICANT APPLICANT'S SIGNA ADDRESS: 317 Wa CHANGE OF ZONE APPLICATION COUNTY OF HAWAII ,o ; 25 71094 PLANNING DEPARTMENT' (Type or legibly print the requested infor at}off), J-nJT St. Hilo, Hi. 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Lessee TE: a rla� LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Janev Ebesu, President; Wesley Segawa, V Pres.; Rodney Segawa, V Pres.; Sherry Sayaboc, See/Treas. PHONE:(Bus.) 935-6311 --(Res.) 961-6336 935-6311 LANDOWNERSIGNATURE(S): ti' 4� . / - K. DATE: 1-9-D3 Maybe byUtter) LANDOWNER(S) ADDRESS: 56 rral ahrna St _ , Hilo, Hi . 96720-1866 REQUEST: RS -10 I TAX MAP KEY: (Existing zoning) 2-2-50: 37 and 38 (Proposed Zoning) STREET ADDRESS OF PROPERTY: Parcel 37: 321 Kawili St parcel 38: 820 Laukapu St. SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 45 000 s ,tiara fact AGENT: Sidney M. Fuke ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE: (Bus.) 969-1522 _ (Res.) 961-6909 (Fax) 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: aanev Rhesii, HAKS Tnr (See Instructions on Reverse Side) lt� f. If you intend to do either a, b, 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. Please refer to Planning and Etiviaonmental report. 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. Please refer to Planning and Environmental Report. -2- f ;t t 5. Have you performed any study which discusses the environmental impacts your request would have 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? If so, what kind? What do you intend to do with those buildings if your request is approved? 7. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? 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. Public Utilities i. Other -4- Yes No X X X No No Yes COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS -10 to MCX-10 HAKS, INC. WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-050: 037 & 038 INTRODUCTION The applicant, HAKS, INC., is requesting to rezone two adjoining parcels of land (hereinafter referred to as the subject site) consisting of 22,500 square feet each or a total of 45,000 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 northwestern corner of Kawili and Laukapu Streets, Waiakea House Lots, Waiakea, South Hilo, Hawaii, TMK: (3) 2-2-050: 037 and 038. If successful, the applicant plans to construct two warehouse buildings on each of the lots. ff. PROJECT LOCATION As noted earlier, the subject site consists of 45,000 square feet and is identified by TMK: 2-2-050: 037 and 038. The site is located on the northwestern corner Laukapu 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. There are automobile dealership, restaurants, auto repair shops, and associated industrial/commercial uses on the south side of Kawili Street. The Hilo Community College is also located in this general area. Other uses within 500 feet of this area on the north side of Kawili Street include scattered residences, vacant properties, and a mixed commercial/industrial complex on the corner of Laukapu and Lanikaula Street. There are also residences on the east side of Laukapu Street and directly across of the subject site. Although zoned residential, there is a small construction baseyard with a residence on the adjoining property to the north. 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. Ill. PROJECT DESCRIPTION A. Proiect Concept and Components The applicant wishes to tentatively develop two (2) 7,000 square foot, single- story structures on the subject property and operate them as separate entities. As such, the applicant has no intention of consolidating these parcels. One of the buildings would be oriented to storage, while the building on the corner lot may be converted into a combination of retail/warehouse or other industrial uses permitted in the MCX zone. The visibility and accessibility of this area, combined with the mixture of light industrial and commercial uses, make this site quite attractive for warehousing and associated retail uses permitted in the MCX zone. As shown on the preliminary site and related plans, a minimum of twenty-four (24) parking stalls, including a handicapped stall, would be provided on-site. This would be consistent with the Zoning Code of one stall per 300 square feet. As there is a grade difference between the two parcels, the site cannot be reasonably developed as one relative to parking and access. The northern most building would have a single access from Laukapu Street. The corner lot is intended to have two (2) accesses — one each from Laukapu Street and Kawili Street. The preliminary plans show a setback of 60 feet from Laukapu Street and 50 feet from Kawili Street. A50 -foot setback is shown on the north property boundary, adjoining an adjacent RS -10 zone. (Figure 2) Landscaping consistent with Planning Department Rule No. 17 would be installed around the perimeter of the subject site. It should be emphasized that the proposed structure and parking location are preliminary and may be adjusted to accommodate the spatial requirements of the potential use and County's design review and related construction requirements, as outlined in the Zoning Code and the conditions of Zone Change. The applicant is thus aware that approval of this rezoning request does not suggest the County's tacit or direct commitment of the design of reflected in this application. B. Proiect 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 $500,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. B. County General Plan 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. C. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as a auide 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 ft. D. Colin ly 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 a warehouse and retail/office project. 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 perm ifting phases of phis project. G. Other Permiffing. 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 A. General Description A Collectively, the 45,000 square foot site is rectangularly shaped. The combined width is 200 feet and its depth is 225 feet. The site has been totally cleared and vacant of any structures. As noted earlier, there is a grade difference between the two (2) parcels. The parcel closest to Kawili Street is almost at grade with Kawili Street. The other parcel is somewhat lower by about 8+ feet. As such, the applicant intends to develop the site as two separate entities and does not intend to consolidate the parcels. ' 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 4 tradewinds (easterly) during the day, and westerly or mountain winds during the evenings. As noted earlier, although one of the parcels is at grade with Kawili Street, the other parcel drops off. However, the respective parcels are fairly level, and there are no perceptible topographic or geologic constraints. The elevation of the site varies between approximately 75 feet to 60 feet. 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 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 en. --tire Citi, 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 thissituation and reflects an ongoing threat to all residents and businesses. The entire -island of Hawaii falls 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 proximalu,? to the subject site. The site is within an urban environment, with lots of light industrial, commercial, and residential uses adfacent and/or proximate to the site. The site is also denuded of major vegetation. 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 ad -verse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its location (urban) and recent clearing of the site. While there are African Tulip tree (spathodea campanul6ta), gunpowder trees (trema orientalis), hry gourd (coccinia grandis), and othe.., shrubberies on adjoiningproperties, this site is presently denuded of any significant vegetation. As such, 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 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 is cleared, 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 Kwvili 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 Quailly. 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 Kawil;; and Laukapu Streets 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, R 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 qualily 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 the, 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 Laukapu 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 auto dealership, automobile parts store, auto repair shops, commercial complex, office buildings, contractor's baseyard, restaurants/eateries. There are also some residences rear of and fronting the property. As such, while the requested use would be consistent with the design and scale of the immediate area, the proposed use (warehouse/retail buildings) could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will be taken into account. B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the project, there will possibly be a few long- term employment opportunities. Collectively, the project is anticipated to create at least 8 full and part-time employees. The subject property is located proximate to commercial are -as, including Downtown Hilo, Kaiko'o Mail, Hilo Shopping Center, and the University. It can thus: be competitive with those areas. A mixed industrialfcommercial rezoning would also increase the tax revenues to the County. However, there could be sorne real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject propeq rises due to the higher co-mmercial 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 homempiners to "freeze'' the valuation of their property for a certain period of 'Rime. C. Agricultural Imocts The site is and has not been used for intensive agricultural activities. The site has been used as a residence for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all. V11. INFRASTRUCTURAL CONSIDERATIONS Access to the project would be from Laukapu and Kawili Streets. The Cour.4-y-owned Kawili Street serves as one of several connectors between the main highway (Kanoelehua Avenue) and the loca' 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. also 8-10 foot shou,' ders, 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. 10 Laukapu Street has a right-of-way of 40 feet, with a pavement width of 20+ feet. The shoulders range from 4-8 feet. There is a sidewalk section fronting a commercial/industrial complex less than 300 feet on the southeastern corner of Lanikaula and Laukapu Streets. Access to one of the parcels will be via Kawili and Laukapu Streets. The other parcel will be limited to only Laukapu Street. While there will be some measure of traffic impacts, there are certain conditions that should help mitigate the impacts. For one, Kawili Street is relatively straight in this area, affording good sight distance. Then, too, the location of the driveway will be away from the intersection. B. Water The County's water line fronts Kawili and Laukapu Streets. It is anticipated that the existing 5/8 -inch meter would be sufficient for the proposed office use. If an additional or larger meter is needed, the applicant will install one. The applicant will also install a backflow preventer, if required. C. Wastewater The project's wastewater system will be hooked up into the County's system in this area. 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 (office) should be comparable to a typical residence. 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 11 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. F. Other Utilities All other utilities such as telephone and electrical services, are available to the site. V111. IMPACT SIGNIFICANCE ANALYSIS U The short-term use of the site would probably be 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 neighbo&-*ods. The required infrastructure - if needed - will be implemented by the applicant to mitigate potential impacts of this project. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as:archaeological) would not appear to be an i-ssue. 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. 12 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 accesses from Kawili Street and Laukapu Street, meeting with the approval of the County Department of Public Works. 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 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 dwelling, there should be no direct 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. 13 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, such as multipte-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 vacant 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 proArnity of industrial and commercial uses and a major arterial (Kawili Street) 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 low impact industrial uses being contemplated. Further, additional mitigative measures such as landscaping, lighting, and so forth wifl be taVen 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 :MC 2® zoning alternative. 14 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. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 1. Economic Element Goals Provide residents 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. 15 • 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. Discussion The request would provide opportunities for warehousing and small, retaillofficetwarehouse uses in an area that is serviced by a good transp-ortation systern. Relatedly, all required infrastructure is there or, ff 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 buyiness areas, making the site accessible to these uses. At the same time, because of the type of uses and their small -scaled 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, ,and Use Element (Co mmercipjI 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 16 such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more commercial and industrial areas. This area is somewhat suitable for such an expansion. Because it is in an area of transition, appropriate mitigative measures such as landscaping and design can be taken. As such, from a visual and infrastructure perspective, the proposed project would not overwhelm the surrounding area The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced 17 LoxoaxaFish Ponds �0 2 3 4 M/mw PROPOSED REVISIONS: B'5 = Industrial toResort B'8 = Medium Density Urban bzHigh Density Urban B'7 = Open toIndustrial B'O = Open toIndustrial B'0 = Low Density Urban kzUrban Expansion B'10 = Medium Density Urban toIndustrial B'11 = Low Density Urban toIndustrial pjupag (12/10/01) LEGEND Roads District Boundary Lines L_]Conservation High Density Urban muuatr|o| Low Density urban Medium Density Urban Open Area Proposed High Density Urban Proposed important Ag. Lands Proposed Industrial L_J Proposed Medium Density Urban Proposed Conservation Proposed Urban Expansion Proposed Resort University Use Resort Note: TheVvalou Ponds, Uxuokalani Ponds, LokoakaFiah Ponda, and portion of the VVuUuku Rive are shown aoProposed ����� Conservation.����� These areas currently have no LUpxs classifications but would be consistent with the State Land Use Conservation District. B-12 = Low Density Urban hzMedium Density Urban nyo H d e „ao ,c , U J 1. @ene vides �Jc -% ' @enevides -''/c hf. BElie VidEs -/6 v A. BeneYides - %6 ane @ane✓ides -'/c c10 JO Hajime Harada ® a as. 000yr �0 h (22,500 40 -r�o (25001 iso ! KALANIKOA STREET 50/p_jJ\ Ci, Ilea61 j 2Q7.00 Q 4 92 h � BB.00 Teg �0 /Cb.00 . - e.ae-a r� - m 50o bon K 9 o LarryA. r >,pn a -Rdm ON,(/pJjs/g�µrfN 3A:, O �9 � l e v; Sumika-T/e 202. c5 -a V�h13 neo 0 71 a, /0�34 o bi i m 'oosee o tiana6A N c \ 'L + .'9 e3a r`>,y /0582 a o ru ,0, 0oo�n o Hnye w ti ,°�dwl � a° 7achibana '¢Wflumlko z26/4� 14 000 o 0 IOQ Ci R. 70 /032/ 12.d24¢ 88 /oo.oc 67 m o 4<r,rc4 j Ta nO vee -army 2'A O O f'arFnrs , I 90 ManuelJ.'1•averea QY � 4w{.v,rg,nle-ter c M1 n 42, /619 28.28 41 / - .. /�:•��.. 43 /ao.oa ran. o LAUKAPU STREET U J 1. @ene vides �Jc -% ' @enevides -''/c hf. BElie VidEs -/6 v A. BeneYides - %6 ane @ane✓ides -'/c c10 JO Hajime Harada ® a as. 000yr �0 h (22,500 40 -r�o (25001 iso /OO.00 /00-00 O Char/es�T Ofani vif Mi uki 9. �E D � N N N g 50/p_jJ\ Ci, Ilea61 92 39e,eP��," rly—,C� 38 37 /same u`e d` o - r >,pn reeor� p�G 3A:, NooJw 6 ed, th -jr �9 I 0 202. c5 -a V�h13 neo ' /� rSeC s 0 d Q u 0 o la,aoo� vl [F^a '"' /0582 J /6.099 o ru ,0, 0oo�n 2,0 99e.en 14 000 o 0 H/NANO STREET 110.0 LO — 2 g 50/p_jJ\ 100.00 lod LA 92 93 >,pn Fvcl�i r'y Gfd I 9 102 8 ', 275¢ 0 d Q u 0 o "299. 4•i.'i' `7J 9704 5 N h m o 4<r,rc4 j zl 23r30¢ 33,750 " °91 r Ll�!, 90 MANONO STREET (3 5 HOLOMUA PL MAKAALA \xV SSA S-Sd-9L 73 ea,/fa 7' Farrnar-s /neorpora{e /'B 0 � 0 .1 G.P 5-/4,2e9 c 9Y 0. ��+,pp"G 104 i/�Za-zdr � o 5 -37 6 S -37/G n 68,122 � \ 15 ee, eon¢' 74 = 220.00 2,2,e0 i� 5 W D EXvc D, Y Y R T 69./F C`XHIBI �g Q 0 $gyres -range 23, 9/ 4 � Q GL. S -3P75 D � � o N 30, 000 � GL.36G2 95932 92 93 >,pn Fvcl�i r'y Gfd I o I 0 d Q u 0 o � N h m o 4<r,rc4 j zl 23r30¢ 33,750 " °91 r 91105 90 MAKAALA \xV SSA S-Sd-9L 73 ea,/fa 7' Farrnar-s /neorpora{e /'B 0 � 0 .1 G.P 5-/4,2e9 c 9Y 0. ��+,pp"G 104 i/�Za-zdr � o 5 -37 6 S -37/G n 68,122 � \ 15 ee, eon¢' 74 = 220.00 2,2,e0 i� 5 W D EXvc D, Y Y R T 69./F C`XHIBI �g DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: March 27, 2003 p1t''3 :'IFR 2E, �l 10 05 u; u ; - - `,ENT TO: Christopher J. Yuen, Planning Dctor FROM: .vim Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 03-004) Applicant: HAKS, Inc. Request: RS -10 to MCX-20 TMK: 2-2-50 037 & 038 We have reviewed the subject application forwarded by your memo dated March 3, 2003 and offer the following comments for your consideration. 1. Additional storm runoff due to the subject development shall be disposed within the property 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. Laukapu Street has an exiting right-of-way width of 40 feet. Kawili Street is a secondary arterial with an existing right-of-way width of 80 feet. Because Kawili Street is an arterial and the development's proximity to Makaala Street, access should be limited to Laukapu Street. The future road widening setback fronting Laukapu Street should comply with the zoning map. The DPW defers to the authority of the Planning Department. The applicant shall provide full improvements to the entire frontage along Laukapu and Kawili Streets consisting of, but not limited to, pavement widening with concrete curbs, gutters, sidewalks, curb ramp, drainage improvements, and any required utility relocation. The applicant shall also provide a minimum 20 -ft curve radius at the intersection of Laukapu and Kawili Streets. 5. 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. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. KG EXHIBIT DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 345 KEKUANAOA STREET, SW@24 (,,RfP1 m HAWA/InI 96720 TELEPHONE (808) 961-805p • FAx (8880//8) 961-864 OZ ,+ March 24, 2003 L� 1 ,1 TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF 'ZONE APPLICATION (REZ 03-004) APPLICANT - HAKS, INC. REQUEST: RS -10 TO MCX-20 TAX MAP KEY 2-2-050:037 AND 038 We have reviewed the subject application for a change of zone and have the following comments and conditions. Parcel 38 is currently serviced by a I -inch service lateral for a 5/8 -inch meter that is restricted to a daily maximum of 600 gallons. Based on the prevailing water situation in the area, water can be made available from an 8 -inch waterline along Laukapu Street or Kawili Street with meter connection sizes subject to review and approval during the construction design phase of your proposed developments. However, prior to issuing a water commitment to the proposed developments, the following are required: The anticipated maximum daily water usage for each parcel as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. 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. 1<, ... V ��LGgV' �NL{2G�:1 �J NDCtNQ_fJ EXHIBIT IT ,.,�1 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, Milton D. Pavao, P.E. Manager SHK:pt copy - (w/enc.) Mr. Sidney Puke (w/enc) Ms. Janey Ebesu, HAKS. Inc. SIdneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 Telephone: (808) 969-1522 • Fax: (808) 969-7996 March 31, 2003 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAFI 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: • Planning • Variance • Zoning • Subdivision • Land Use Permits • Environmental Reports PM 12 56 Subject: Rezoning Request (REZ 03-002) — HAKS, Inc. Waiakea House Lots, Hilo, Hawai i, TMK: 2-2-50: 37 & 38 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 HAKS, Inc. S' cerely� SIDNEY M LE Planning Consultant EXHIBIT SldneyFuke, Pi inning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 Telephone: (808) 969-1.'22 • Fax. (808) 969-7996 March 12, 2003 Mr. & Mrs. Hajime Harada 430 E. Lamkaula Street Hilo. Hawaii 96720 Dear Mr. & Mrs. Harada: P,eming • Variance • Zomng Subdivmon • Land Use Pernnls Environmental Fepods 72 , 1 28 Subject: Rezoning Request —HAKS,INC. Waiakea House Lots, South Hilo, HI, TMK: 2-2-50: 37 & 38 This is to follow up on my discussion with your daughter, Janice, regarding the subject matter. Specifically, Janice wanted to know whether the owner was going to construct a fence between your properties to provide some measure of security for your property. I discussed your request with the applicant's representative, Mr. Herbert Segawa. Mr. Segawa understands your concerns. He also informed me that because plans for the property are still preliminary at this stage, a fence might not be the best answer at this time. As such, should the rezoning request be approved, he and/or the developer would like to discuss the issue of the fence with you prior to finalizing any plans for this site. That way, you would be able to see what is being proposed, and then, work out something that works out best for all parties. That could come in the form of a fence, landscaping, lighting, or other such measures. I trust that this answers your question. If not or if you have additional questions, please feel free to contact me. Thank you very much. Copy — Planning Department HAKS, INC. ineerely, SIDNE. FUKL Planning Consultant EXHIBIT �G , yT