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HomeMy WebLinkAboutCOM 0281.000 1996-1998 t+•4f • • r~' William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho i f Deputy Managing Director OR•~•N~s f~IIUnfg of ~tt~tttt 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 (808) 961-8211 Fax (808) 961-6553 KONA: 755706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 CD Apri121, 1997 n ~ On ~ ~l LO N ; ~1 w ~ ='i t Honorable James Y. Arakaki, Chairman ~ and Members of the County Council 3 ' County of Hawaii y=`-' ~ ~ 25 Aupuni Street ~ ~ ~ w Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 96-34) Applicant: Big Island Candies Request: RS-10 to CG-20 Tax Map Key• 2-2-3467 68 69 76 77 104 and 106 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced Change of Zone Application. Sincerely, l ~ S ephen K. ~mashiro Mayor AK: syw Lbic-rO1.MAY Enclosures cc: Planning Commission REZ 96-34 P'tie 1(0.__ zQ~ ILFi. To: Ref. Date ~t l? ~1--~7~-- M~(V Os M Stephen K. Yamashiro ~ ~ i. Mayor • .:fir ~~Ol~M~~ ~IIl[II~~1 I~~ ~2lfitMtt PLANNING COMMISSION 25 Aupuni Serest, Room 109 • Hib, 1l~w~ii %77A-{252 (808) %1-8288 Fix (808) %1•%15 APR 2 i 1997 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 96-34) Applicant: Big Island Candies Request: RS-10 to CG-20 Tax Many: 2-2-34:67. 68. 69. 76. 77. 104 and 106 The Planning Commission, after a duly held public hearing on April 10, 1997, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 3.34± acres of land from Single Family Residential (RS-10) to General Commercial (CG-20) at Waiakea House Lots 1st Series, approximately 100 feet north of Kekuanaoa Street and borders Hinano and Laukapu Streets at Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone; 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 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 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 project's low-scale design makes it compatible with the surrounding environment with minimal social impact. The proposed request would be consistent with the following goals and policies of the Economic Element. Economic Element * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County of Hawaii shall encourage the development of a visitor industry which is consistent with the social, physical and economic goals of the residents of the County. The applicant's, Big Island Candies, Inc., overall objective is to develop a new facility and relocate the existing retail and production operations within the Waiakea Houselots area. Since 1977, the applicant has been retailing deluxe cookies, baked products and candies to visitors and island residents. The present Big Island Candies facility, located on the mauka side of Kalanianaole Street within the Kalanianaole Industrial area since 1989, is not readily suitable for its existing and planned operations. The present location is too small to allow for expansion, the existing building layout is inefficient and traffic egress to Kalanianaole Street is often difficult. The new facility and location would provide adequate operation space to produce additional local goods (e.g., dairy or pastry products) and optimize production efficiency, amenities for the employees, a lush and inviting garden setting for visitors and residents, expand the retail line and provide potential retail lease space for Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 compatible businesses at a convenient and easily accessible area. Similar to the existing facility, visitors and residents will be able to view the production operations through glass walls. The applicant currently employs 75 persons full-time. An additional 15 persons are employed seasonally or part-time especially during peak periods. With the new facility, there may be an additional 20 full-time positions. The number of employees working on a shift at any given time will be a projected maximum of 62 persons. Orchids of Hawaii, a floricultural business, was previously established on the subject property by the landowners from 1945 until 1985. The Orchids of Hawaii commercial-office, commercial-retail and storage/packing areas operated under the nonconforming provisions of the Zoning Code as the operations were established prior to 1967. The business was oriented to the visitor industry as well as the residents of the County. Visitors to the previous floricultural business on the subject property were transported by buses and cars via Hinano Street. An architecture office was also established on the site and has been continuing its nonconforming use on the subject property. It should be noted that Paradise Plants Home & Garden Center subsequently established its operation on the subject property until December 1996. The proposed change of zone request would be consistent with the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: Land Use Element * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. The proposed request would also complement the following goals and policies of the Commercial Element. Commercial Development * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing [he desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Also, in the General Plan, a Coarse of Action for commercial development within the South Hilo District recommends that "Appropriately located commercial zoned lands shall be allocated as the need arises." This request would be consistent Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 with the urban form depicted for Hilo in that it would add commercial uses serving the entire City of Hilo and its surrounding region in close proximity to other similar commercial zoned districts and activities. The General Plan also provides the concept of mixed use zones to allow compatible commercial uses to mix with residential uses. Such mixed use zones are appropriate in areas of economic transition, such as older residential areas which are needed as sites for more intensive development and light industrial areas which are in demand as sites for commercial uses. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself. The LUPAG Map establishes the basic land use pattern for areas within the County. Therefore, changes and requests for amendments to the LUPAG Map must be evaluated against applicable goals, policies and standards of the General Plan. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage certain developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. An amendment to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map is being concurrently processed for the proposed development. Upon the adoption of this amendment, the proposed change of zone request will be consistent with the proposed High Density Urban Development designation. The High Density Urban designation may allow uses such as commercial, multiple residential and related services (general and office commercial; multiple residential--up to 87 units per acre). From 1971 through November 1989, the subject area and the major portion of the Waiakea Houselots area were designated as Medium Density Urban Development. The perimeter portions of the Waiakea Houselots between Kanoelehua Avenue and Kalanikoa Street, and from Kawili Street to Piilani Street were designated as Industrial Area. During the 1989 General Plan Comprehensive Review, the area along Mililani Street, between Kekuanaoa Street and Waiakea Pond, was redesignated from Resort to High Density Urban. The area bounded by Kinoole Street, Lanikaula Street, Mililani Street and Mohouli Street was also redesignated from Medium Density Urban to High Density Urban. These two areas were considered as extensions of the Hilo Shopping Center node and have reasonably level topography, adequate access and would more Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 fully develop the range of services and activities that can be provided in Hilo. Since 1992, the County Council has approved commercial zoning requests in those areas for uses which include restaurants, offices, medical and dental facilities, and other retail uses. In 1992 by Ordinance No. 92 115, a major portion of the Waiakea Houselots area was redesignated from Medium Density Urban to Low Density Urban due to the residents' concerns relating to the encroachment of industrial and commercial uses into the houselot area. The redesignated lands are within the bounds of Hualani Street, Mililani Street, Lanikaula Street and both sides of Kalanikoa Street. At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded by Mililani-Piilani-Kalanikoa- Hualani Streets is designated Medium Density Urban Development. Medium Density Urban designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential--up to 35 units per acre). This same area has been zoned General Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Therefore, this present CG zoning designation is not consistent with the LUPAG Map designation, which should be High Density Urban designation. Within the area bounded by Kekuanaoa-Mililani-Piilani-Kalanikoa Streets, most of the existing single family residences average about 30-50 years in age. Multiple Family Residential uses and commercial activities have been developing from Piilani Street and moving southerly. Since 1981, retail stores, a bank institution, offices and restaurant establishments have been constructed and/or established in this area. The Atebara Potato Chip Factory is located along the east side of Manono Street, one street to the west of the subject property. The factory has been in operation since 1942, prior to the adoption of the Zoning Code. Therefore, the potato chip factory continues to operate as a nonconforming use. It should be noted also that according to Real Property Tax records, less than half of the residential lots are landowner-occupant for this same area. As such, the residences (existing and/or proposed) have been and are moving toward primarily for rental units. The Hilo Community Development Plan (CDP), adopted by Resolution in 1975, is intended to provide short and middle range implementation strategies for the goals, policies and land use pattern presented in the General Plan. The Hilo CDP recommended that portion of the Waiakea Houselots be retained in single family residential uses. However, it also recommended additional multiple family residential uses toward and along the westward side of the Manono Street-Hinano Street-Lanikaula Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 Street-Kilauea Avenue-Kinoole Street area which is adjacent to or near the Wailoa State Recreation Area, the University, the Hilo Shopping Center and Kaiko'o Shopping Complex. It also recommended expansion of the Hilo Shopping Center to the Mililani- Leilani-Iolani-Kohola Streets area for commercial development. The subject area is located in close proximity to schools, commercial areas, employment centers and public safety services. It is presently occupied by the existing architectural office which was established prior to the adoption of the Zoning Code, and therefore, is considered anon-conforming use. The office use and garden and greenhouse structures have been in existence on the subject area since 1930. The existing garden and greenhouses are planned to be refurbished and incorporated as part of the proposed development and the two existing dwellings are planned to be demolished. The subject area would provide continued and additional commercial services for the visitor industry, residents in the immediate vicinity, the University campus as well as for the rest of the residents of the island of Hawaii. Coupled with the possibility of redesignating the northern end of the Waiakea Houselot area in the vicinity of Piilani Street to High Density Urban, the subject area would also provide a possible extension of the High Density Urban designation within this section of the Waiakea Houselot area. The project site is located within an area adequately served with essential services and facilities such as water, sewer, transportation systems and other utilities. Water is available to the project site through a 6-inch waterline along Hinano and Laukapu Streets. Sewer lines are in place within all the roadways between Kekuanaoa Street and Piilani Street. In 1993, the County Department of Public Works completed the installation of an 8-inch diameter sewer main line along Laukapu, Hinano and Kalanikoa Streets. These lines connect to a 10-inch diameter collector along Kekuanaoa Street. Municipal sewer system is planned to be installed for the entire Waiakea Houselots area. The applicant would be installing the sewer line connections, meeting the approval of the Department of Public Works. A Solid Waste Management Plan shall also be prepared, meeting with the approval of the Department of Public Works. Traffic signalization improvements at the intersection of Kekuanaoa Street and Manono Street were completed in September 1995, with left turn lanes from Kekuanaoa to Manono Street. In conjunction with the signalization improvements, Kekuanaoa Street has been fully improved to 48-foot wide pavement with 6-foot wide concrete sidewalks, between Mililani Street and Hinano Street. Kekuanaoa Street serves as a main roadway from the Hilo airport to Kilauea Avenue. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 Existing accesses to the subject area are Hinano Street and Laukapu Street, which have a 40-foot wide right-of-way with 16-foot wide pavements and gravel/grassed shoulders. These streets were resurfaced in 1993 subsequent to the installation of the municipal sewer lines. No sidewalks have been constructed within the Hinano and Laukapu Street rights-of-way. According to the City of Hilo Zone Map, Hinano and Laukapu Streets are identified as collector streets and therefore, are proposed to be increased to 50-foot rights-of-way. As the primary access will be from Hinano Street, it would be recommended that the 5-foot wide future road widening along the entire street frontage of Hinano Street be improved and dedicated to the County of Hawaii. The Department of Public Works recommends that Hinano Street be improved to a minimum 20-foot wide pavement at a length of 400 feet from Kekuanaoa Street and with shoulder and drainage improvements. These improvements shall be included as a condition of approval of the change of zone request. The primary vehicular route to the subject area is expected to be via Kekuanaoa Street and Hinano Street. According to the Traffic Impact Analysis Report (June, 1996), prepared by M&E Pacific, Inc. for Big Island Candies, Inc., the proposed development is not expected to have an adverse traffic impact. The report concluded that the studied intersections at Kekuanaoa-Hinano Streets and Kekuanaoa-Manono Streets have sufficient capacity to accommodate the additional traffic which would be generated by the proposed development. Therefore, the report further concluded that additional traffic mitigating measures will not be required. The conclusion was also based on that the tour buses will be asked to access the subject property from the south end of Hinano Street via Kekuanaoa Street rather than from the north end of Hinano Street via Piilani Street. The Department of Public Works, however, expressed concerns relating to the turning radius at the intersection of Kekuanaoa Street and Hinano Street. The Department of Public Works recommends that improvements to said intersection be made in order that the turning movement for buses be sufficient. Accordingly, the applicant intends to make improvements within the existing right-of-way to accommodate the turning movements. The applicant is also attempting to acquire the additional right-of-way adjacent to the subject area and, if successful, they would be willing to make improvements within the expanded right-of-way as opposed to the existing right-of-way. These improvements shall be included as a condition of approval of the change of zone request. There are existing single family residences adjacent to the subject area. To mitigate any potential noise and visual impacts, it is recommended that a 6-foot wide landscaping buffer be provided along the side property boundaries in conjunction with the start of construction for any development on the property. This recommendation shall be included as a condition of approval of the change of zone request. This Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 mitigative measure will ensure that the proposed development fits into the locale with minimal intrusion while providing the desired services. Finally, because the subject property and surrounding areas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the project area, nor has the project area been identified as a significant botanical or biological habitat. In addition, it is also not anticipated that the proposed development will have any adverse impact on cultural or historical resources. The subject area has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. As previously mentioned, the project site was previously cleared and is presently occupied by the existing architectural office building, garden, greenhouses and two dwellings. Based on the above findings, approval of this change of zone request from Single Family Residential (RS-10) to General Commercial (CG-20) zoned district would result in an appropriate land use pattern that will further the necessity, convenience and welfare of the general 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 application and a copy of the staff background for your information. Sincerely, 1 9 Kevin M. Balog, Chairman Planning Commission AK:syw Lbic-r02.PC Enclosures cc: Mr. Sidney Fuke Mr. Allan Ikawa Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu BBICANO ~.AGK-2/ l6/97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT BIG ISLAND CANDIES, INC. C'H N E OF O APP ,I ATION ( 96-34) BIG ISLAND CANDIES, INC. has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to General Commercial (CG-20) for approximately 3.34± acres of land. The proposed site is located within the Waiakea House Lots 1st Series, approximately 100 feet to the north of Kekuanaoa Street and borders Hinano and Laukapu Streets at Waiakea, South Hilo, Hawaii, TMK: 2-2- 34:67, 68, 69, 76, 77, 104 and 106. FF.NERA L. INFORMATION 1. Land Ownership: The seven properties (hereinafter referred to as the "subject property") are owned by S. K. Oda Trust, S. Russell Oda, Sam H. Oda, Aki Sadamoto and Hatsumi Arita. Al( of the landowners have given written authorization to Sidney Fuke, Planning Consultant, on behalf of Big Island Candies, Inc. to file the necessary request for an amendment to the General Plan and a Change of Zone application. Allan K. and Irma K. Ikawa have an agreement to purchase the subject property and would lease the property to Big Island Candies, Inc. 2. Previous Establishment: Orchids of Hawaii, a floricultural business, was previously established on the subject property by the landowners from 1945 until 1985. The Orchids of Hawaii commercial-office, commercial-retail and storage/packing areas operated under the nonconforming provisions of the Zoning Code as the operations were established prior to 1967. The business was oriented to the visitor industry as well as the residents of the County. Visitors to the previous floricultural business on the subject property were transported by buses and cars via Hinano Street. An architecture office was also established on the site and has been continuing its nonconforming use on the subject property. It should be noted that Paradise Plants Attach. C-281 (B-81) Home & Garden Center established its operation on the subject property sometime in 1985 and since December 1996, has moved to another location. PLANNED DEVELOPMENT 3. Request: The applicant, Big Island Candies, Inc., is a Hawaii corporation and is seeking to develop a new facility and relocate its existing retail and production operations to the subject property. Since 1977, the applicant has been retailing deluxe cookies, baked products and candies to visitors and island residents. The present Big Island Candies facility, located on the mauka side of Kalanianaole Street within the Kalanianaole Industrial area since 1989, is not readily suitable for its existing and planned operations. The present location is too small to allow for expansion, the existing building layout is inefficient and traffic egress to Kalanianaole Street is often difficult. The applicant is requesting a Change of Zone by changing the district classification from Single Family Residential (RS-10) to General Cornmercial (CG-20) for the subject property in order to accommodate the proposed new facility and relocation of its operations. 4. Concurrent request for General Plan Amendment: The Planning Director is initiating an amendment to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map from Low Density Urban Development to High Density Urban Development. This proposed amendment would allow appropriate urban lands for commercial development, thereby contributing to the growth and economic vitality of Hilo and the surrounding community. The amendment to the General Plan LUPAG Map is being processed concurrently with this Change of Zone request. 5. Objectives: The applicant desires to meet the following objectives: * Production. Provide adequate space to produce additional local goods (e.g., dairy or pastry products) and optimize production efficiency. * Retail. Expand Big Island Candies, Inc.'s retail line and provide potential retail lease space for compatible businesses. * Employee facilities. Provide amenities for employees such as a fitness room. -2- * Garden setting. Incorporate the existing garden, greenhouses and landscaping into a lush and inviting setting for visitors and island residents. * Accessibility. Locate in a convenient and easily accessible area. 6. Conceptual Plan: The applicant proposes to construct a main two-story building which will have the ground level for retail and production activities and the second level for office, storage and employee facilities, including a fitness room. Similar to the existing facility, visitors and residents will be able to view the production operations from the retail area through glass walls. The proposed main building will focus on candy and baked products. A courtyard and covered walkway will connect the main building to an auxiliary retail wing for retailing other types of products (e.g., t-shirts). The total gross floor area of the proposed main building will be approximately 29,700 square feet. The auxiliary building will be approximately 4,000 square feet to accommodate for up to four retail businesses at 1,000 square foot per bay. The height of the proposed new facility will be 35 feet. 7. Hours of Operation: Normal hours for production operations will be from 7:30 a.m. to 4:00 p.m., Monday through Friday, with possible exceptions during peak holiday periods. Retail operations will be from 8:30 a.m. to 5:00 p.m., seven days a week. 8. Employees: The applicant currently employs 75 persons full-time. An additional 15 persons are employed seasonally or part-time especially during peak periods. With the new facility, there may be an additional 20 full-time positions. The number of employees working on a shift at any given time will be a projected maximum of 62 persons. 9. Primary Access: Primary access for visitors and services to the subject property will be provided from Hinano Street. Buses, vans and cars would also enter from Hinano Street. Access from Laukapu Street will be limited to employee parking. 10. Proposed Development Timetable/Cost: Should the amendment to the General Plan LUPAG Map and the Change of Zone application be approved, the applicant projects that construction will commence in mid-1997 with completion a year later in mid-1998. The estimated construction cost is $2,000,000. -3- 11. Additional Information: In support of the request, the applicant submitted the following: (See Exhibit A -Excerpts from Change of Zone Application/Final EIS) STATE AND COUNTY PLANS 12. State Land Use C?assification: The subject property is within the Urban District. 13. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The subject property is designated as Low Density Urban Development which allows for single family residential in character, ancillary community and public uses and convenience type commercial uses. 14. Hilo Community Development Plan: The Hilo Community Development Plan, adopted by Resolution in 1975 by the Planning Commission, recommended that portion of the Waiakea Houselots be retained in single family residential uses. However, it also recommended additional multiple family residential uses toward and along the westward side of the Manono Street-Hinano Street-Lanikaula Street-Kilauea Avenue- Kinoole Street area which is adjacent to or near the Wailoa State Recreation Area, the University, the Hilo Shopping Center and Kaiko'o Shopping Complex. It also recommended expansion of the Hilo Shopping Center to the Mililani Street-Leilani Street-Iolani Street-Kohola Street area for commercial development. 15. County Zoning: The subject property is zoned Single-Family Residential (RS-10). 16. Special Management Area (SMA): The subject property is not located within the County's Special Management Area boundary. 17. Chapter 343, Hawaii Revised Statutes (HRS): The requirements of Chapter 343, HRS, relating to Environmental Impact Statement, were met upon completion of the Final Environmental Impact Statement which assessed the potential impacts on the environment for Big Island Candies, Inc.'s proposed development. This Final Environmental Impact Statement was accepted by the Planning Director on December 23, 1996, and its acceptance was filed with the Office of Environmental Quality Control and published in the January 8, 1997 OEQC Bulletin. -4- DESCRIPTION OF THE PROJECT SITE 18. Subject Property: The subject property is a portion of the Waiakea Houselots which was created by the Territory of Hawaii in the early 1900's, with lot sizes ranging from 10,000± to 20,000± square feet. The Waiakea Houselots area includes the lands bounded by Piilani Street, Kanoelehua Avenue, Kawili Street and Mililani Street. This area encompasses approximately 200 acres of land. 19. Existing Uses: As previously noted, the Orchids of Hawaii, a floricultural business, previously established its operations on the subject property. The business was oriented to the visitor industry as well as island residents. Visitors to the site arrived on buses and cars via Hinano Street. The current use of the subject property includes the nonconforming architecture office use. A garden and greenhouses of the former floricultural business still remains on the subject property and will be refurbished as part of the proposed development. There are also two rental residences which will be demolished due to their poor condition. 20. Topography: The subject property is level and is approximately 20 feet above mean sea level. 21. Climate: The mean annual rainfall is about 136 inches. The mean annual temperature is about 73 degrees Fahrenheit. Wind patterns are diurnal---dominant easterly tradewinds prevail during the day, while in the evening cooler westerly winds sweep down the slopes of Mauna Loa and Mauna Kea. IMPACTS TO RESOURCES AND PROPOSED MITIGATION Agricultural Resources 22. USDA Soil Survey Report: Soils on the site are identified as Keaukaha Series (rKFD) extremely rocky muck, 6 to 20 percent slopes. The soils consist of well-drained, thin organic soils overlying pahoehce lava bedrock. In a representative profile, the surface layer is very dark brown muck about 8 inches thick. The soils above the lava is rapidly permeable. The pahoehce lava is very slowly permeable, but water moves rapidly through the cracks. Runoff is medium and the erosion hazard is slight. -5- 23. Land Study Bureau's Detailed Land Classification System: The subject property is classified as within existing urban development. 24. Agricultural Lands of Importance to the State of Hawaii (ALISH) Map: The subject property is classified as within existing urban development. Natural Hazards 25. Lava Flow Hazard: The subject property is located within Lava Flow Hazard Zone 3 on a scale of 1 (most hazardous) to 9 (least hazardous). Zone 3 is defined as 1-5 percent of the area covered by lava since 1800 and 15-75 percent of the area covered by lava in the last 750 years. 26. Seismic Hazard: The entire island of Hawaii is within Earthquake Zone 3, which is the zone of highest seismic occurrence and danger. 27. Flood Insurance Rate Map (FIRM): The subject property is located within Zone X, area determined to be outside the 500-year flood plain. Similazly, the area is not within the tsunami inundation or high wave hazards. Flora/Fauna Resources 28. Flora: Since 1924, the subject property has been in commercial and residential uses, and vegetation consists of introduced landscaping plants. Therefore, there is no significant floral resources or habitats for any rare or endangered species. 29. Fauna: The subject property has been substantially altered by perpetual long-term commercial and residential uses and therefore, no significant faunal resources remain within the subject property. Generally, introduced birds and feral dogs, cats and mongoose have been observed at the subject property. HictoricalJArchaeo!ogjcal Resources 30. Because the entire subject property had been extensively altered by the urban uses, it is unlikely that there are any surface or subsurface significant historic sites remaining on the subject property. Air and Noise Quality 31. Air Quality: Because all operations will occur within an enclosed air-conditioned -6- facility, the processing operations will not generate any noise or offensive odor (except baking aroma). During construction and at build out, localized vehicular emissions will increase compared to the current condition. However, because of the minimal nature and scope of the proposed project, the additional volume of vehicular traffic and fugitive dust during construction is not anticipated to violate State or Federal air quality standards. 32. Noise Quality: The residents in the area are already exposed to the ambient noise level from the traffic at Kekuanaoa Street and the frequent aircraft overflights (approximately 60 Ldn). Therefore, the increased noise from cars or buses to the subject property should not be significantly greater than the existing noise level. Overall, the increase in noise levels is anticipated to remain well within acceptable levels. In the short term, construction will also contribute to temporary increases in noise levels in the subject property, however, this will only occur during daytime and at specific locations during construction activity. Although some new noise would be generated by the increase in traffic and human activity onsi[e, no significant adverse noise impacts are expected from the proposed development. ~1~ROUNDINC LAND USES 33. The surrounding lands are also classified within the Urban District. The General Plan High Density Urban Development designation occurs along the westward side of Mililani Street between Lanikaula and Piilani Streets and extends westerly toward Kinoole Street. The High Density Urban designation may allow uses such as corrtmercial, multiple residential and related services (general and office cortunercial; multiple residential--up to 87 units per acre). At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded by Mililani-Piilani-Kalanikoa-Hualani Streets is designated General Plan Medium Density Urban. Medium Density Urban designation allows for village and neighborhood cortunercial and residential and related functions (3-story cotnmercial; residential--up to 35 units per acre). It should be noted that this same area has been zoned General Cornmercial (CG-7.5) since the adoption of -7- the City of Hilo Zone Map in 1968. Therefore, this present CG zoning designation is not consistent with the LUPAG Map designation. Within the area bounded by Kekuanaoa-Mililani-Piilani-Kalanikoa Streets, most of the existing single family residences average about 30-50 years in age. Multiple-Family Residential uses and commercial activities have been developing from Piilani Street and moving southerly. Since 1981, retail stores, a bank institution, offices and restaurant establishments have been constructed andJor established in this area. 34. The Atebara Potato Chip Factory is located along the east side of Manono Street, one street to the west of the subject property. The factory has been in operation since 1942, prior to the adoption of the Zoning Code. Therefore, the potato chip factory continues to operate as a nonconforming use. pRFVIOUS LAND E ACTIONS 35. 1971 General Plan: From 1971 through November 1989, the subject property and the major portion of the Waiakea Houselots area were designated as Medium Density Urban Development. The perimeter portion of the Waiakea Houselots between Kanoelehua Avenue and Kalanikoa Street and from Kawili Street to Piilani Street were designated as Industrial Area. 36. 1989 General Plan: During the 1989 General Plan Comprehensive Review, the area along Mililani Street, between Kekuanaoa Street and Waiakea Pond, was redesignated from Resort to High Density Urban. The area bounded by Kinoole Street, Lanikaula Street, Mililani Street and Mohouli Street was also redesignated from Medium Density Urban to High Density Urban. These two areas were considered as extensions of the Hilo Shopping Center node. Since 1992, the County Council has approved commercial zoning requests in those areas for uses which include restaurants, offices, medical and dental facilities, and other retail uses. The area surrounding the Prince Kuhio Plaza was also redesignated from Industrial to High Density Urban to provide services and activities in that portion of the City of Hilo, as extensive residential growth were occurring in the Waiakea Homestead/Waiakea Uka area as well as the Puna District. The recently built Walmart -8- Store occupies a major portion of that area. It should be noted that the Waiakea Houselots area bounded by Mililani-Piilani- Kalanikoa-Lanikaula Streets were retained in the Medium Density Urban and Industrial Area designations in order to allow expansion for future commercial and residential as well as industrial developments. 37. Ordinance No. 92 115: The County Council adopted Ordinance No. 92 115 effective October 29, 1992, which amended the General Plan Land Use Pattern Allocation Guide (LUPAG) Map by redesignating approximately 200 acres of lands within the Waiakea Houselots area from Medium Density Urban Development and Industrial Area to Low Density Urban Development. The amendment to the LUPAG Map was based on Council's adoption of Resolution Nos. 317 91 and 419 92. (See Exhibit B - Resolution Nos. 317 91 and 419 92, and Ordinance No. 92 115) 38. Existing Commercial Areas: At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded by Mililani-Piilani-Kalanikoa-Hualani Streets has been zoned General Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Since 1981, commercial activities have been developing from Piilani Street and moving southerly. The commercial establishments include retail stores, a bank institution, offices and restaurants. In December 1986, the County Council approval a change of zone request from RS-10 to CN-7.5 for a parcel located at the northeast corner of Kekuanaoa Street and Mililani Street. The Labor's International Uttion Office is presently established on the property. Within the past 15 years, the County Council has approved, rezoning requests from Single Family Residential (RS-10) to General Commercial (CG) and other commercial zone districts for the area situated to the west of the subject property, encompassing the areas between Lanikaula Street and Mohouli Street and along Kilauea Avenue and Kinoole Street. Commercial development on those commercial zoned districts have been in-filling and/or expanding within the existing older residential areas. Land uses -9- within those commercial areas include Big Island Federal Credit Union, Tykes Laundromat, Personal Touch Dry Cleaning and retail uses, the newly opened Scruffles and ParadiseCafe, Hal's Radio and TV Service, Okano's Furniture, the Hilo Shopping Center Complex, 7-Eleven Convenience Store, Hawaii Radiologic Services, medical and dental offices and other uses. PUBLIC FACILITIES AND SERVICES 39. Access: Existing access to the subject property is Hinano Street and Laukapu Street, which have a 40-foot wide right-of--way with 16-foot wide pavements and gravel/grassed shoulders. These streets were resurfaced in 1993 subsequent to the installation of the municipal sewer lines. No sidewalks have been constructed within the Hinano and Laukapu Street rights-of--way. According to the City of Hilo Zone Map, Hinano and Laukapu Streets aze identified as collector streets and therefore, are proposed to be increased to 50-foot rights-of--way. Traffic signalization improvements at the intersection of Kekuanaoa Street and Manono Street were completed in September 1995, with left turn lanes from Kekuanaoa to Manono Street. In conjunction with the signalization improvements, Kekuanaoa Street has been fully improved to 48-foot wide pavement with 6-foot wide concrete sidewalks, between Mililani Street and Hinano Street. Kekuanaoa Street serves as a main roadway from the Hilo airport to Kilauea Avenue. 40. Traffic Study: The primary vehicular route to the subject property is expected to be via Kekuanaoa Street and Hinano Street. According to the Traffic Impact Analysis Report (June, 1996), prepazed by M&E Pacific, Inc. for Big Island Candies, Inc., the proposed development is not expected to have an adverse traffic impact. The report concluded that the studied intersections at Kekuanaoa-Hinano Streets and Kekuanaoa- Manono Streets have sufficient capacity to accommodate the additional traffic which would be generated by the proposed development. Therefore, the report further concluded that additional traffic mitigating measures will not be required. The conclusion was also based on that the tour buses will be asked to access the subject property from the south end of Hinano Street via Kekuanaoa Street rather than from the -10- north end of Hinano Street via Piilani Street. However, the Department of Public Works expressed concerns relating to the turning radius at the intersection of Kekuanaoa Street and Hinano Street. The Department of Public Works recommends that improvements to said intersection be made in order that the turning movement for buses be sufficient. 41. Water System: Water is available to the subject property from an existing 6-inch water mains along Hinano Street and Laukapu Street. 42. Wastewater System: Sewer lines are in place within all the roadways between Kekuanaoa Street and Piilani Street. In 1993, the County Department of Public Works completed the installation of an 8-inch diameter sewer main line along Laukapu, Hinano and Kalanikoa Streets. These-lines connect to a 10-inch diameter collector along Kekuanaoa Street. Municipal sewer system is planned to be installed for the entire Waiakea Houselots area. 43. Solid Waste: Solid waste would be collected and disposed of at the Hilo solid waste transfer station and landfill site located off of Leilani Street, in compliance with applicable Federal, State and County rules and regulations. 44. Police/Fire Protection: The subject property will be served by the Hilo Central Fire Station located on Kinoole Street or the 24-hour substation at Waiakea and supported by additional substation at Kawailani. The Police Headquarters is located on Kapiolani Street, approximately two miles from the subject property. 45. Medical Services: The community within the City of Hilo proper contains the Hilo Medical Center as well as various medical and dental clinics in the area. The proposed project is not anticipated to add significantly to the demand for emergency and daily medical care facilities in the Hilo area. 46. All other essential utilities or services are available to the subject property. -11- A ~ N OMMENT 47. Police Department (January 9, 1997 Memo): "We have reviewed the above application for a change of zone and the final Environmental Impact Statement and have no comments or objections to offer at this time. " 48. Real Property Tax Division (December 13, 1996 Memo): "There are no comments at this time. Current Real Property taxes for all parcels are paid through December 31, 1996." 49. Department of Transportation (January 3, 1997 Letter): "Thank you for your transmittal of December 24, 1996. "The proposed zone change is not anticipated to have an adverse impact on our State transportation facilities. "We appreciate the opportunity to provide comments." 50. Department of Land and Natural Resources-Historic Preservation Division: (See Exhibit C -December 6, 1996 Letter) 51. Department of Water Supply: (See Exhibit D -December 30, 1996 and November 4, 1996 Memos) 52. Department of Public Works: (See Exhibit E -December 30, 1996 Memo) 53. Fire Department: (See Exhibit F -January 17, 1997 Memo) 54. Department of Health: (See Exhibit G -December 30, 1996 Memo) APPLICA_NT'4 RESPONSE TO AGENCIES 55. (See Exhibit H -February 3 and 7, 1997 Letters) PiTRL.IC COMMENTS 56. The Planning Department has not received any objections from the public on the proposed amendment. -12- »°LiC.a'^:Opl ?OR C-aNGE OF ZONE CGu)r^Y OF =.aGdaIl --'J'~-C;_`rm: Bi Island Candies ~n__ :JDP°SSc 500 Kalanianole Avenue Hilo, Hawaii 96720 ~~S? =J'r:~=.:y^_"S .:lTE7EST VOT OGVNE3 <ST JDI:dC=~A.L(S) .^!C_.J~:cIG :7A?!ES OF KA.:J GF3ICE3S --=.=?=OwE-3USIVESS: 961-2199 3ESIDENCE: .,tiu-ST: Single Familv Residential TG ('pnPral r 1 (CG 20) ( .c ~~_..c zon.iac) (?rocosec ~on_~c) :^.A.? ~EZ:_2-2-34• fi7 hR F,4 7F in 1116 1•~rA G' -'~GF'-'•~'~ OR :1. _'O_C.°-D :~RSa(S)?0 3c :~_°ZONED: 3.34 acres .NDOFiNc~(S):S.K. Oda Trust, S. Russ Oda Sam H. Oda Aki Sadamoto & Hatsumi Arita OWNE3'S SIG21AT7PE See attached letter of authoriza ion DA=°-:10/1/96 (Kay oe oy .eccer) AGEi1'_^: Sidney Fuke _ ADD?ESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELE?socrE-SUSiNESS: 969-1522 aESIDENCE: 961-6909 ?lease indicate to whom ocioinal correspondence and copies should be sent. OP.IGINAL Sidney Fuke CGPTES Allan Ikawa . (See. Inst_uctior.s Bac!c) Exhibit A ~I Ii JV~'vi~ ~ _i_~ -a v~ '~I U J V J ~J TO WHOM IT MAY CONCERN: SIIBJECT: BIG ISLAND CANDIl!;S, INC. Please be informed that Big Island Candies, Inc. is seeking the necessary permit entitlements to allow the construction of its proposed facility On properties identified by TMK: Z-2-34: 68, 69, 77, 104, and 106, located at Waiakea, South Hilo, Hawaii. The undersigned collectively own the subject parcels. Parcel 67 is owned by the S.K. Oda Trust, of which S. Russ Oda is its trustee. The undersigned hereby authorize Sidney Fuke, Planning Consultant, on behalfof Hig Island Candies, Inc. to file and process the necessary General Plan amendment and rezoning applications for this project at the aforementioned location S. Russell Oda (date) Sam. H. Oda (date) Aki Sadamoto~ (date) Ha sumo Arita (date) ATTAC',-MENT Commercial, RM, Resort, & Incustrial PLANNING DE'ART~£NT COUNTY CF hiA'rlAi i APPLICA7iCN FCR CHANGE CF ZONE 1. If your request is approved, do yeu intend to suoeivice the subject land in accordance with the approved change of zone? no rf yes, please_nswer the rest or question 1 and then tc ques~ion 3. a. How many acres of the requested area do you intene to suooivide? D. i:"1t0 •«hat loL SiZeS? c. If your request is approved, approximat=_ly hew long alter the date of approval do you expect to submit your sUbd1V'_s10n OlanS t0 u,e P13Ming DeOartment for preliminary approval? it you intend to subdivide, please submit a preliminary scnematic suodivision pi an together with your change of zone application farm. 2. If you nave no firm plans or'_ubdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) Consolidate the parcels to allow for the development of the proposed project f. It you intend to do either a, c, or c, pi ease elaoorate on the kind or plans the other party nos. Please, also, include in your answer aooroximat=_ly how soon after approval of your re_oning do you expect to transfer the subject land to ano~7er party. 3. 'Nhat specific building plans do you have far the subject land? Include in your answer the fallowing: type of ouilding (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information whicn ycu feel might help us in evaluating your request. To copstru t and operate a candy/cookie production and retail out~et facility. Please refer to attached Final EIS for a fuller description of the project. a. Have you performed any study whicn woultl demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in `she space provided below. Please refer to attached Final EIS. -2- S. Have yeu perr'ormed any stuCy which discusses the environmental impacts your request '~ouid nave on one surrounding area anc/or the County? If 50, please eiaboraCe On your fi nding5 `n Cne Space oroviced oelow. Please refer to attached Final EIS. o. Are Lifers any dUllding5 do Che sUOJect area? yes rr sd, wnaL k,nc? Thr e in le-famil residential structures; a warehouse; and gareden~nu~sery stricture. 'shat cd you int=_nd to Co 'NiLh those cuildings if ycur request is approved? These structures will be demolished. However, the existing orchard areas would be maintained and incorporated into the the project's landscaping. 7. Is the subject land currently being usetl fer any agricultural activitity? no If so, please list the kinds of products grown and on haw many square feet or acres of land per product. -3- 8. To your knowledge, has there deep any flooding ana/cr drainage problem on the subject area? No If sa, please describe the problem. 9. Do you think that the roads leading to the suojecc area needs improvement? Yes If so, what king? According to the Department of Public Works, Hinano Street should be widened to at least 20 feet. Also, measure of improvements to the Kekuanoa Street/Hinano Street intersection may have to be improved to accommodate bus turning movements, according to said Department. Is the road adequate far the proposed traffic volume or load? Yes l0. what sort of governmental assistarce and/or improvements do you reel will be needed in the subject area when developed? Yes No X a. Schcols x (applicant intene b. Roads to make req'c c. Sewer x improvements d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities x h. Public Utilities x i. Other Please refer to Final EIS for a fuller description of infrastructural impacts and proposed mitigations. 1~- FOr thOS2 cnecked "/e5," .71°352 2i3COr3t2 what type OL ki cCS Of improvements anc/or 35515ta nCe are needed. 11.. Nave you performed any historic sites study and/or survey or me sudject arza? if so, 'what were the results? ?lease, also, suomit a copy of the study tcgether witn this change or mne supplzment. Please refer to Final EIS. Sipnatur2: -~T'-"~ Address: 500 Kalanianole Avenue Hilo, HI 961-2199 96720 Tzlzphane: Oat2: Dec. 9,1996 6338A/SOA ?.C. 7/84 Final Environmental Impact Statement BIG ISLAND CANDIES RETAIL AND PRODUCTION FACILITY Waiakea, South Hilo District, Hawaii TMK: 3rd 2-2-34:67, 68, 69, 76, 77, 104, 106 Prepared for: Big Island Candies, Inc. Prepared by: Roy R. Takemoto Land Use Consultant P.O. Box 10217 Hilo, HI 9672! This document has been prepazed pursuant to Hawaii Revised Statures Chapter 343 and~HQawa~ii ~Admin~is®trative Rules Chapter 11-200. Ro .Takemoto Date: ~ ~ ~ 9 CONTENTS SUMMARY CHAPTER 1 INTRODUCTION 1-1 LI APPLICANT 1-1 1.2 PURPOSE OP THIS DOCUMENT 1.1 CHAPTER 2 DESCRIPTION OF PROPOSED ACTION 2-1 2.l LOCATION AND OWNERSHIP 2-1 2.2 EXISTING USES 2-1 2.3 PROJECT DESCRIP'T'ION 2-6 2.3.! Project Objectives 2-6 2.31 Conceprual Plan L6 2.3.3 Proposed Operations 2-7 2.4 TIMETABLE AND COST 2-7 CHAPTER 3 ENVIRONMENTAL SETTING, IMPACTS, & MITIGATION MEASURES 3-1 3. I PHYSICAL CHARACTERISTICS 3-1 3. l.! Cfimate 3-! 3.1.2 Topography & SoiLr 3-2 3. l.3 Natural Na:ards 3-2 3.1.4 FlordFauna 3-4 3. t.5 HistoridArchaeological Resources 3-4 3.1.6 Water Resources 3-4 3. t.7 Air Quality and Noise 3-S 3.1.8 Scenic Resources 3-7 3.2 SOCIO-ECONOMIC CHARACTERISTICS 3-7 3.21 Sociallmpact 3.7 3.2.2 Land Yafues 3-13 3.3 PUBLIC FACILITIES, UTILITIES, AND SERVICES 3-13 3.3J Roads and Traffic 3.13 3.3.2 Water System 3-2J 3.3.3 Wastewater System 3-22 Final EIS Big Island Candies Retail & Production Facility i CONTENTS 3.3.4 Drainage System 3-23 3.3.5 Elecrncal?e(ephane 3-23 3.3.6 Police & Fire Protection 3-24 3.3.7 Solid Waste 3.24 CHAPTER 4 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS 4-1 4. I STATE PLAN 4-1 4.2 STATE LAND US'E LAW 4-4 4.3 HAWAII COUNTY GENERAL PLAN 4-4 4.4 HILO COMMUMTY DEVELOPMENT PLAN 4-11 4.5 HAWAII COUNTY ZONING AND SUBDIVISION 1-12 4.6 COASTAL ZONE MANAGEMENT AND SPECIAL MANAGEMENT AREA 4-14 4.7 HANDICAPPED ACCESSIBILITY 4-IS 4.8 OTHER PERMITS AND APPROVALS 4-IS CHAPTER 5 ALTERNATIVES 5-1 5.1 NO PROJECT 5-1 52 ALTERNATIVE COMMERCIALLY-ZONED SITE LOCATION 5-2 5.3 ALTERNATIVE DESIGNS 5-2 5.4 EVALUATION OF ALTERNATIVES 5-2 CHAPTER 6 IMPACT SIGNIFICANCE ANALYSIS 6-1 6.1 RELATIONSHIP BETWEN SHORT-TERM USES AND MAINTENANCE OF LONG-TERM PRODUCTIVITY 6-1 6.2 IRREVERSIBLE AND II2RETRIEVABLE COMMITMENT OF RESOURCES 6-1 6.3 UNAVOIDABLEADVERSEIMPACTS 6-2 ii Final EIS Big Island Candies Retail & Production Facility CONTENTS CHAPTER 7 UNRESOLVED ISSUES 7-1 CHAPTER 8 EIS PREPARERS AND CONSULTED PARTIES 8-1 8.l PREPARERS OF THE EIS DOCUMENT 8-1 8.2 CONSULTED PARTTES 8-1 REFERENCES APPENDICES A.Traffic Impact Analysis Report (by M&E Pacific, Inc.) B.Preliminary Engineering Report (by M&E Pacific, Inc.) C.Commen[s and Responses to the EIS Preparation Notice D.Comments and Responses to the Draft EIS Final EIS Big /s[and Candies Retail & Production Facility iii CONTENTS LIST OF FIGURES FIGURE I. Vicinity Map Z-2 FlGURE 2. Location Map 23 FIGURE 3. Tax Map 2-4 FIGURE 9. Surrounding Uses 2-5 FIGURE 5. Conceptual Site Plan 2-8 FIGURE 6. Rendering of Proposed Facilities 2-9 FIGURE 7. Building Section 2-10 FIGURE 8. Floor Plans 2-1 I FIGURE 9. Tsunami Evacuation Zone Map 3-3 FIGURE 10. Subject Area of 1992 General Plan Amendment 3-10 FIGURE 1 I. Owner-Occupied Lots in Immediate Vicinity of Site 3-I 1 FlGURE 12. Existing Traffic Volumes 3-IS FIGURE 13. Incoming Hourly Traffic at Big Island Candies 3-16 FIGURE 14. Effects of Curb Turning Radius 3-19 FIGURE I5. General Plan LUPAG Map-- 1989 Comprehensive Review Designations 4-6 FIGURE 16. General Plan LUPAG Map-- Current Designations 4-7 FIGURE I7. General Plan High Density Urban Areas 4-8 FIGURE I8. Hawaii County Zoning 4-13 LIST OF TABLES TABLE L Proposed Uses (Preliminary) 2-(0 TABLE 2. Level of Service Analysis 3-17 TABLE 3. Estimated Water Demands 3-21 TABLE 4. Estimated Average Daily Sewerage Flow 3-22 TABLE 5: List of Permits and Approvals 4-I S iv Final EIS Big Island Candies Retail & Production Facility CHAPTER 1 INTRODUCTION 1.1 APPLICANT The Applicant, Big Island Candies, Inc. ("BIC"), a Hawaii corporation, pro- ' poses to construct a facility for its retail and production operations. BIC will relocate to the proposed facility from its current location in the Kalani- anaole Industrial Area. BIC retails deluxe cookies, baked products, and candies to visitors and island residents. 1.2 PURPOSE OF THIS DOCUMENT The need for a General Plan amendment triggers the environmental review requirements under Hawaii Revised Statutes Chapter 343. t The approving agency who reviews the acceptability of the EIS is the County of Hawaii Planning Department. This document has been compiled from published and unpublished studies, field investigations, and input from various agencies and the community. Technical studies conducted specifically for this project are included as appendices to this EIS. The EIS process consists of the following steps: 1. Hawaii Revised Statutes §343-5(a)(6). Final EIS Big /sland Candies Retail and Production Facility 1-1 INTRODUCTION t. E1S Preparation Notice and Consultation Period. During this initial phase of the EIS process, the EIS consultant prepared a summary docu- ment consisting of preliminary information describing the project and environs. Availability of this document, called the EIS Preparation Notice, was published in the July 23, 1996 OEQC Environmental Notice and mailed to various organizations to notify interested persons that an EIS was being prepared for this project. Publication in the Bulletin com- menced a 30-day Consultation Period to receive comments that ended on August 22, 1996. The comments assisted in identifying the major issues that should be addressed in the EIS. z. Draft E/S. The Draft EIS compiled pertinent information on the project. It described the proposed action, existing conditions, issues, and possible solutions (mitigation measures) or alternatives to resolve the issues. Availability of the Draft EIS was published in the October 8, 1996 OEQC Environmental Notice. 3. Public Review Period. Publication in the OEQC Environmental Notice commenced a 45-day Review Period [o receive comments that ended on November 22, 1996. The objective during this review period is to clar- ify, correct inaccuracies, and/or provide additional pertinent information. a. Final EIS. The Final EIS incorporates the comments made during the review period. As a comprehensive record of information and concerns, the EIS serves as an important decisionmaking reference. 1-2 Final E/S Big Island Candies Retail and Production Facility SUMMARY Applicant and Approving Agency Applicant Big Island Candies, Inc. ("BIC"), a Hawaii corporation, proposes to construct a facility for its retail and production operations. The need for a General Plan amendment triggers the environmental review requirements under Hawaii Revised Statutes Chapter 343. Approving Agency Since the County of Hawaii Planning Department reviews [he petitions for Gen- eral Plan amendment, the Planning Department is the approving agency who will review the acceptability of this EIS. Location and Ownership Location The project site is located at Waiakea Homesteads, South Hilo District, island and county of Hawaii, The Si[e is within the block bounded by Kekuanaoa- Hinano-Hualani-Laukapu Streets. The 3.34-acre Site consists of seven parcels: TMK 3/2-2-34: 67, 68, 69, 76, 77, l04 & 106. ownership Allan K. and Irma K. Dcawa have an agreement to purchase these parcels from the Shigeru K. Oda Trust, and would lease the parcels to BIC. Project Description The existing Big Island Candies facilities are located on Kalanianaole Street in an industrial azea on the way to Hilo Hazbor. Besides the unattractiveness and low visibility, this location is too small to allow for expansion, the layout is inefficient, and traffic egress is often difficult. 1 Summary Conceptual Plan Visitor and service access will be from Hinano Street. Access from Laukapu Street will be limited to employee parking. The main building, atwo-story structure, will have retail at the ground level. The second floor will be used for office, storage, and employee facilities including a fitness room. A courtyard and covered walkway will connect the main building to an auxiliary retail wing. Visitors will be able to leisurely roam through the greenhouses and gardens, or relax in the covered pavilion that overlooks the gardens. Proposed Operations Normal hours for production operations will be from 7:30 a.m. to 4:00 p.m. Monday through Friday, with possible exceptions during peak holiday periods. Retail operations will be from 8:30 a.m. to 5:00 p.m. seven days a week. Timetable and Cost The estimated construction start is mid-1997, with completion a year later in mid-1998. The estimated construction cost is 52,000,000. Environmental Setting Climate The elevation of the Site is approximately 20' above mean sea level. The mean annual rainfall is about 136". Wind patterns are diurnal--dominant easterly tradewinds prevail during the day, while in the evening cooler westerly winds sweep down the slopes of Mauna Loa and Mauna Kea. Topography and Soils The topography of the Site is relatively flat. The soil classification is Keaukaha Series (rKFD), which is extremely rocky muck, well-drained, thin (<I') organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high (although these soils are usually moist, when dried they have high shrinkage but low swelling potential). Natural Hazards The Site is not in any natural hazard zone. The Flood Insurance Rate Map des- ignates the Site in Zone X. The Site is also outside the Civil Defense Tsunami Evacuation Zone. The Site is in lava flow hazard zone 3. Flora/Fauna The Site does not contain any endangered or threatened species. The Site has been used for commercial and residential purposes; the only vegetation on the Site aze introduced landscaping plants. HistoridCultural/ Because the entire Site had been previously disturbed, any surface or subsurface Archaeological Resources archaeological remains are unlikely. The existing structures on or near the Site are not historically significant. Water Resources There are no streams or defined water courses within the Site. 2 Firtal EIS Big Island Candies Retail & Production Facility Summary Noise Because of the Site's proximity to a major roadway (Kekuanaoa Street), the ambient noise level from the traffic is quite high (equals or exceeds 65 LdN The Site is also subject to aircraft noise due to its proximity to the airport. The average day/night noise level from aircrafts in the vicinity of the Site is approx- imately 60Ldn Socio-economic Based on real property tax records, less than half of the ~7 lots in the immediate Characteristics vicinity of the Si[e are still owner-occupied. Of the owner-occupied lots, 92% are elderly. Several owner-occupants residing closest to the Site were inter- viewed. None. of them opposed the project. A spot-check of real property tax records indicates that property tax assessed values for parcels used for single- family residences located immediately adjacent to commercially-zoned areas, as well as single-family residences located within the commercial zoning dis- trict, had [he same tax assessed value as asingle-family residence parcel in the interior blocks surrounded entirely by other single-family residential uses. Infrastructure and Public Kekuanaoa Street is a two-lane County collector road. Hinano Street is a two- Facilities lane County roadway with a 40' wide right-of-way (with planned street widen- ing [0 50' in accordance with the City of Hilo Zoning Map). Approximately 160 cars, 40 vans, and l3 buses can be expected to visit the project during an average retail day. This projected volume will not affect the level of service of the Kekuanaoa intersections at Hinano and Manono Streets. The turning radius of tour buses will cause buses to encroach on the opposing traffic lanes when making right turns from Kekuanaoa to Hinano Street and from Hinano to Kekuanaoa Street. There are adequate capacity of water and wastewater facili- ties in the area to accommodate the project. Impacts and Mitigation The potential impacts and proposed mitigation measures are summarized in the following table. The mitigation measures have been sorted according to when the mitigation measure should be implemented-- i.e., during the design or con- struction phase, during the operational phase, or in the process of permit com- pliance. Fina! ElS Big /s(and Candies Retai(& Production Faci(iry 3 Summary Mitigation Measures Related to Design/Construction (Monitored at Plan Approval) Impacts/Concerns Suggested Mitigation Measures Consultant EIS } Noise impact fromonsi[e Design dense perimeter landscaping, Landscape §3.1.7 vehicular traffic on neigh- especially around parking lots. Architect bor$ Scenic character ofexist- Incorporate the tress into the land- ~ Landscape §3.1.4 ing large trees, especially scaping plan to the ez[ent feasible. Architect along Hinano S«eet Design compatibility with Design low-scale. residential char- Architect §3.1.8 surrounding residences aster buildings Narrow width of Hinano Expand pavement width to ?0' from Civil engi- §3.3.1 S«eet to accommoda[e KekuanaoalHinano intersenion to neer buses project entrance (approx. 400') in accordance with County require- ments: provide additional 5' along Site's Hinano Street (rootage for street widening purposes, Tight taming radius for Expand [he Curve radius to the Civil engi- §3.3.1 bus right tams from extent possible within the existing neer Kekuanaoa to Hinano rightof-way in accordance with Street County requirements. Construction noise $petify in the construction docu- Architect/ §3.1.7 menu compliance with standards in Contractor the Community Noise Control regu- Iations(HAR II-46). Solid wazte management Prepare solid waste management Civil engi- §3.3.7 plan, neer Onsite containment of Provide drainage improvements in Civil engi- §3.3.4 development-generated accordance with County requir- neer runoff menu (e.g. drywells). Mitigation Measures Related to Operations (Monitored by Applicant) ImpactslCoacerns . • Suggested MltlgaUon Measures EiS § Bus noise and narrow width of inte- Instruct bus drivers to access Site §3.1.7 riot streeu from Kekuanaoa Street and §3.3.1 restrict driving through neighbor- hood Onsite bus noise Inswct bus drivers to Cum off §3.1.7 engines and not to idle while waiting for passengers. Right-Cum swing of buses into Advise bus drivers to exercise §3.3.1 opposing lane caution when making right toms from Kekuanaoa to Hinano Street: encourage left rums from Hinano to Kekuanaoa Street. Q Final EIS Big /stand Candies Retail & Production Facility summary Dtitigation Jeasures Related [o Permit Compliance (btonitored by Respective Approving Agency) Impacts/Concerns Suggested Mitigation Measures EIS ¢ Dust and sedimentation during con- Grading Permit (Department of 33. L? struction Public Works) Impact on groundwater from dry- Underground Injection Control i $3.3.4 well injection Permit (Departmem of Health) Alternatives The following al[ematives were considered: • No Project. Nonconforming commercial uses would continue to use the Site. An opportunity to diversify the neighborhood activities with a compat- ible non-residential use would be foreclosed. • Alternative Commercially-Zoned Sire. This is not a feasible alternative. There are no existing commercially-zoned properties that meet the area, accessibility, and aesthetic requirements of the project. • A/terrsative Design. The proposed low-scale design already fits the sur- rounding residential character. The advantages with the proposed project outweigh the trade-offs involved with the above alternatives. Relationship to Land Use Plans, Policies, and Controls State Land Use Urban Classification County General Plan Low Density Urban. Requires amendment to High Density Urban. County Zoning Residential (RS-l0). Requires rezoning [o General Commercial (CG-20). Special Management Area No[ in the SMA. (SMA) other Permits The project will have to comply with the Americans with Disabilities Act. Other applicable permits and approvals include: plan approval, grading permit, Final EIS Big /stand Candies Retail & Production Faciiiry ~ Summary building permit, driveway permit, construction within the County right-of-way, Underground Injection Control permit (for drywells), and sign permit. Unresolved Issues No unresolved issues. Final E!S Big Island Candies Retail & Production Facility CHAPTER 2 DESCRIPTION OF PROPOSED ACTION 2.1 LOCATION AND OWNERSHIP The project site consists of seven parcels (TMK 3/2-2-34: 67, 68, 69, 76, 77, 104 & 106) totaling approximately 3.34 acres located in Waiakea, South Hilo District, island and county of Hawaii (see Figure I, "Vicinity Map," on page 2-2, Figure 2, "Location Map," on page 2-3, and Figure 3,'"fax Map," on page 2-4) ("Site"). The Site is located between Hinano and Laukapu Streets on the makai (northern) side of Kekuanaoa Street. Allan K. and Irma K. Ikawa have an agreement to purchase these parcels from the Shigeru K. Oda Trust, and would lease the parcels to BIC. 2.2 EXISTING USES Site. Although zoned Residential (RS-l0), [he current use of the Site includes nonconforming commercial uses (architectural office and plant nursery). Previously, the Site was used for a floricultural business oriented to the visitor industry called Orchids of Hawaii. Visitors came on buses and cazs. Remnants of the former floricultural business still remain on the Site, such as a gazden and greenhouses, and will be refurbished as part of the pro- posed site plan. There are also two rented residences on the Site which will be demolished due to their poor condition. Surrounding Areas. The surrounding uses adjacent to the Site are resi- dences and a church. There are also several non-residential uses in the vicinity including a credit union, restaurant, offices, stores, and other busi- ness uses (see Figure 4 on page 2-5). Final E/S Big Island Candies Rerail and Production Facility 2-I DESCRIPTION OF PROPOSED ACTION FIGURE 7. Vicinity Map I~ 1 ~ Li l1~ ILI,• , ,,,I„ ~~1 ~~.~L~ ~ ~,rurc ~ .r I:~~.~ wr~n )Y ^ DOIPMIN iaW~ GwrYC w., f'._.~ fa0bv / nw...uuw `PUUEO x 1/.1' A~~luu 14... ~~~M. "N~ •ws. ~ CAMP A2' •p v ter. yie.n y'~,~ ~ \ ' b " 1 r:~' `~•i ~Y • 19 y„~r.. f ~w~\e ~ C~' O ~EJliS1TING .-~~y~ ~jl , ,~,y ,u~~LAND'CANDIES ~...n .N b u •.I wo H LOO ~ w h '7 M a I . ~ Hilo: Intemafiona/ Airport • ~.1 • ~7% ~ ~ *,~/C" a Ih yy~.,~' nl ~ 1I 1^'"' (GGneral Lyman Fbltl) r c ~ u r~~ O ' `i.: ~.8 ~ ~JH~ ~ ~ w i' r. cnd.~ ~ .cc.c. `1 t i c { ~ ~Hian d U~ti~+~l~, r~lw,rl .i ~ / a .r ~ e 9r q g~. t/~Y/\~ J' ~V ~ 4 I WAIAKEA ~l _.Y Y _ y ~ ~ n Un~n:rry dr.a. ~ o ~~s ~ or eweu 1 .L . a1 Hd0 Sr m~i~ uw ,,..r tj ~ +ue! \~i \ rM ~ ~ Hu \1 ~ N ~ - , Nom.. ~ ' 11K0 M.J... c t ` Y ~ s n •,L w r 4 PUAIItt~~LL~~IKO \ \8 • : rec - A \ \ KA AI I ` ~ 1~ , ~t b u L \ ~ u r:. r E • F~ w.aL n su,n ~ I L~ y~d _ ZIP (XJL1t 2-2 Final E/S Big Island Candies Retail and Production Facility FicuRe z. Location Map ~vr~-, 'i _ COC031'lU~i f 7 ~ t - _ Isfand ~ ~ _ ono ~ - p ~ ~ ,J. ~ _ Liliuokalani ~%"J-~ ~ • ` ` ' Garden~~ ~ ;Golf ~ ~ _ ~ ~l . a 5 _ `,~J w. ' •y~o,~t Course ~,pv°,,sL~~ ~ 11 19 P ' C front Beach-:._,-,\ ~ ~ ~ -=--Park 19 ~ ow ~ r~ ~ ~ ~ b ~pg,K~Loa ~ - - - ~ ? ~ o , o •0• ~ Hoolulu ~ ° d Pam I C~ ~ ~r~ ~ y`~+ \ °t,Y\ ~Y`Y`W14~b\ aw~4s'4~.° ys4,~,~;'S`~ O°Q Q ~ ~^t w v ~ ~~°~~h ~~4~k4~ Wa „ ° ~ ~b\~W rah \ ~ ^ ~ o \ \ ; h ~~~hA ty y1 4..W\ wb,4 N•V~~'~h ,,u eM - _ y` ~ 1 \ \ ~ v~ y~:tY•4\ , \ hsY 3.w ~~h ,,,G` , A Gn '4~1 • \4~h a~ ` h r~iq '`~q~ti~s .~u\ ~ o~h nV~1~'k\1\,~ \ W h e\,9Y. 4 v h;~y '4h q~^i~ i~ ~~V`h'~`~~ `w A~ Wat1~`hy y ~ v~~G~W'h j ~ N' 7 v,h p~^~~q ~4~V ova x~ n~ ~1~hh~` • Finai E1S Big Island Candies Rerail and Production Facility 2-3 DESCRIPTION OF PROPOSED ACTION FIGURE 3. Car tap ~ ;...a-~ -a-'1 I - .r "'I _F I-_ _'I _ GPI ~I H UALAN/ - STREET HUAL/IN/ r~ a. _ . '.y.1. : r., i ~~,:.~.~'~-~8 , . 1 : ,i , ~ ~ j 1 I.. ~~~F ua : ~~r~ ~"w ~ ~ i q [,.[Y7_.r... ~jR0776 ^[tq roe[[ ~i ~ o ks 3~'+} j' _.-1 o.c ro'cd e • tr,[..( t ~ k ,v /.,i. ~ ~rosf~ 6 a• p rc[s[u O I .'A.r•/[IT I ?M1ir /.M • C/wm•• 0.t-...r . L:-r.~v-. [ I lj~C74/ G.C OG9S I I+ Ca~edte7 , GR. 9rS7 9 ~;:•In y. ej''t+~~v-~I •ar•f i t ...ate LLe ~ ¢ i' tJ O °O7~ O t ; loa ~ r.i.:. f. ae .n.1fr Q ! W ljNt L° ~i~i ~ v R ..ie < k:i ~~+AS ~.:~o.'.i.{`I(~1 N .[,f•.f Ii. ail 1_. ' • },[a... .u so=t i t l.••t (C}~ N I I st,.«/ 7i!~ et, u.e ~ 1•e e»a plus i, ?~C~\ y ere ef~G..,-.r~: p~ O• ~ {~~ji•~ E,f 0597 ...-a w....n ~ t n... c 1.•..•I. _ ° ~ ry pwf O.. an wife O ~ I w..d rr~ ~ o; ~~R 07fz~ MGR eeoo'[ v ~-y ~:i ~'Cj; 7~t~~•o C ae[.f • ,e..e~ P ~'e l1~(I•vLi r-rye [ tl[ ~1?i 1F r ei' (y~ ~ ~ ~cTec~e ~ G.~a~+~ ~w~SI~ i`~a~:':j•.ini. m iI _ _h r~r ~ C _ ' I Mm+ S I~ A t _b~ u; ~ l.tj e- ~ r[i n + j. r' - ~ ~ o: ~ a ~ , 1 ~ ~ ' F..., ~11 ~ ;s yl~~ r : i 11 ~ ® .I®1 ww-... a l.6 CV 0.[ ~ - yam, n-fr> Ye Z• ~ 1 '~i_w..ve.- o.. r.1 i : eGRQ74 •F ~ G•112ZS •a i 6 }~ce~•••[i~ = i•I ~l}j~ n~~i.Y 1 :1(~'~• i [.[saf :C. 1 ;n[s.f ~ ~ ~ f ,..112® a.../ .uN v r rte.. ~ r....-'3i' s[ r 't' t t. O KEKUA/VAOA 3Y[`CEET KGKUANAOA i ~ r t ~ I 2-2-34~T~ 2-2-35 II Final EIS Big Island Candies Retail and Production FaciliR~ r'IGUFE 3. 5urroundin~ CSes d - , - - a ~ ~ ~Restaurant~[ ~ ~..g, ~~~r aes.3~ra~- _ 3.:,, _ Store ~ ~ v ;mice' F~' gallery ^-`i - ~ _ _ Otfi~e - ~ipa: men * y 'a~ ' Gemm. ~ , j s~,,,~ ~ i ~ 3 ~ _k~~~X~ -estaur~~p men~1 ~ ,~':P~~ Emir` ' a_~_. r. raChtu a ~ ~ a~ ai~- t'YT (6_ ,j Ili ~n.. .4mi ~:l ~d:N,=' ~i---~ °i ~r~ ~T_ _~`'S(a, C ~ 51+~~ N. - r ~i~N tam y y ~~i ~ 15-~,~~ 4 I p~~ _ SICK 0 ~~S~ a . .r 1 R" a t ..l~s °Q U U- - €i C - _ T ~ • ~ _ F N ~ ~V : w~i~Rl 0~~~y m ~ C x~ G ~"~-mom-. _ . ~ ~ F t _ ~ Finn! E!S 6iG !s[nnd Candies Retai! and Production Fan(in~ ~-J DESCRIPTION OF PROPOSED ACTION 2.3 PROJECT DESCRIPTION 2.3.1 Project Objectives The existing Big Island Candies facilities are located on Kalanianaole Street in an industrial area on the wav to Hilo Harbor. Besides the unattractive- ness and low visibility, this location is teo small to allow for expansion, the layout is inefficient, and traffic egress is often difficult. The objectives of the new facility include: • Production. Provide adequate space to produce additional local goods (e.g., dairy or pastry products) and optimize production efficiency. • Retnil. Expand BIC's retail line and provide potential retail lease space for compatible businesses. • Employee facilities. Provide amenities for employees such as a fitness room. • Garden setting. Incorporate the existing gardens, greenhouses, and land- scaping into a lush and inviting setting for visitors. • Accessibility. Locate in a convenient and easily accessible area. 2.3.2 Conceptual Plan The scale and number of proposed buildings will be similar [o the existing buildings; the character of the Site will not significantly change. V si[or and service access will be from Hinano Street. Access from Laukapu Street will be limited to employee parking. Buses and vans will enter from Hinano Street, drop off the visitors at the pone cochere, and park at the designated bus and van parking areas (see Figure 5 on page 2-8 and Figure 6 on page 2-9). The main building, atwo-story structure, will have retail at the ground level. Similar to the existing BIC facility, visitors will be able to view the production operations from the retail area through glass walls. The second floor will be used for office, storage, and employee facilities including a fit- ness room (see Figure 7 on page 2-10). A courtyard and covered walkway will connect the main building [o an auxiliary retail wing. Where the retail 2-6 final E!S Big Island Candies Rerai! and Production Facility 2.3.3 Proposed Operations in the main building will focus on candy and baked products, this auxiliary retail area will sell other types of products (e.g., t-shirts). The Applicant has not determined the specific uses or tenants for this retail space. The 4,000 s.f. auxiliary building has space for up [o four retail businesses at 1,000 s. F. per bay. The total gross floor area of the main building is approximately ?9,700 s.f.; together with the auxiliary retail building the total gross floor area of the project is approximately 33,700 s.f. The ground floor footprint (including the auxiliary retail) totals approximately 19,075 s. f., which results in a lot coverage of only l3%. Most of the Land area of this low scale project will be used for landscaped open space and parking. [n keeping with the resi- dential character of the surrounding area, the height of the building is 35', which is the height limit for the residential zoning district. Visitors will be able to leisurely roam through the greenhouses and gardens. or relax in the covered pavilion that overlooks the gardens. 2.3.3 Proposed Operations Normal hours for production operations will be from 7:30 a.m. to 4:00 p.m., Monday through Friday, with possible exceptions during peak holiday peri- ods. Retail operations will be from 8:30 a.m. to x:00 p.m., seven days a week. BIC currently employs 75 persons full-time. An additional 15 persons are employed seasonally or part-time especially during peak periods. With the new facility, there may be an additional 20 full-time positions. The number of employees working on a shift at any given time will be a projected maxi- mum of 62 persons. 2.4 TIMETABLE AND COST The estimated construction start is mid-1997, with completion a year later in mid-1998. The estimated construction cost is X2,000,000. Firta/ EIS Big Island Candies Retail and Production Faci/iry 2-7 Ficuae s. Conceptual Site Plan 6 i I~~ ~ E IIII I. 1 M ` . - i ~ s i', i~lnlll4 I !~~~UI" lolr;t,i~ . I: u: - - ~ ~ - - ~ - ~ . ~ , Q i;' s 'f i _ a;,:, r E ! ~ , is v ! 1 i ~ Final EIS Big Island Candies Retail and Production Facility 2-8 Ficuae s. Rendering of Proposed Facilities y~ ~ y ,I ~ I;' RI~.~ + ad. _ _ ice, F y,:. . Tw d _ •f i 1 c~ \ 1 ~ . F ` ~ E E- ~ ~I i - Z • ' o• y rt - - l.~S. ' Final E!S Big /stand Candies Rerail and Production Faciliry 2-9 FicuRE Building Section _ _ _ _ _ _ _ _ _ `Mecnnical E4mpmenf S`rie~o~nopy mil![ w/heavy lim0ei ' _ lydmina I ~ ~ o 0 3xylgnr OF ICE ST RAGE EMPOYEE AC/LITI n o PORTE COCHE J RE7141L PR OUCTIO PACKING/ TORAGE raeLE i. Proposed Uses (Preliminary) Uses Area Retail, main building 3,075 s.f. Production/Packing 6,195 s.f. Storage 8,800 s.f. Administration ~ 2,600 s.f. Employee facilities 2,575 s.f. Other (circulation, etc.) 6,455 s.f. Tots! (main building) 29,700 sf. Retail, auxiliary 4,000 s.f. GRAND TOTAL 33,700 sf. Ground Hoor footprint 19,075 s.f. Lot coverage 13%p Visitor pazking 45 spaces Bus/van parking 13 spaces Employee pazking 24 spaces Final E!S Big /sland Candies Retai! arsd Preduction Facility 2-10 FIGURE 8. Floor Plans 9 10 $ 11 KK YT~N 1, Porte COGhere 2. Retail Entry Q ~ 3. AdministmUOn Entry a, Retail 5. Puhlit ReSVaom 7 6. Retail EzR B 3 18 19 7. Chocolate Processing B. Gough Pmpa21i0n 9. Bakery 1 O. Freezer 14 t t. Storage 4 12. Reler t 3. Ory Storage 17 ta. Packing 1 1 B 16. Retail Manager t 6. Breakroom i 2 i 3 17. Mail Order t6. Recemrg/Slaging 19. Recemng Oack i ' 20. Otlica 1 ~ 21. Employee Res(room GROUND FLOOR PLAN nr, w.r'l •.pr i~w 10 - KEY TO PL4N - 7 ~ 1. ReoeDOONOfllceS $ 9 ~ / 2. Conferante 7 3. Atlmim5t2NOn offices l 4. File Room ~ 5. Atlmini5l2lion ReStroom 6. Wellneu Roam 6 4 7. Lunch Room 6. Laker Room - 9. Finished Goads Storage 2 1 10. Packing Supplies Storage n. Open to Slaging Oelow cvrOND FLOOR PLAN rra r•v Firsal EIS Big ls[and Candies Re[ai[ and Production Faci[iry 2-11 DESCRIPTION OF PROPOSED ACTION 2-12 Final E!S Big Island Candies Retail and Production Faci/iry CHAPTER 3 ENVIRONMENTAL SETTING, IMPACTS, & MITIGATION MEASURES 3.1 PHYSICAL CHARACTERISTICS 3.1.1 Climate in The elevation of the Site is approximately 20' above mean sea level. Located on the wetter windwazd side of the island, the mean annual rainfall is about l36". Generally, the wet months occur from October through April. Mean annual temperature is about 73°F. Wind patterns are diurnal-- dominant easterly tradewinds prevail during the day, while in the evening cooler westerly winds sweep down the slopes of Mauna Loa and Mauna Kea. t Impacts None-- the project will not after the microclimate of the region. Mitigation None required. 1. State of Hawaii, Lkpartment of Land and Natural Resources. An Irsvenrory of Basic Water Resources Data: /stand of Nawaii. Report R34, 1970. Final E/S Big /stand Candies Rerai/and Production Faciliry 3-1 ENVIRONMENTAL SETTING, IMPACTS, 8 MITIGATION MEASURES 3.1.2 Topography & Soils in The topography of the Site is relatively flat. The Soil Survey Report classi- fies the soil as Keaukaha Series (rKFD), which is extremely rocky muck, well-drained, thin (<1') organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high (although these soils are usually moist, when dried they have high shrink- age but low swelling potentiap.z I~acts 8 Mitigation None. Compliance with the County Grading Permit requirements would further ensure minimal erosion and sedimentation impacts during construc- tion. 3.1.3 Natural Hazards in Flood and Coastal Hazards. The Flood Insurance Rate Map designates the Site in Zone X, which means that it is outside the 500-year flood plain. The Site is also outside the Civil Defense Tsunami Evacuation Zone (see Figure 9 on page 3-3). Volcanic and Earthquake Hazards. The United States Geological Survey (USGS) classifies the azea as Lava Flow Hazard Zone 3, on a scale of ascending risk 9 to l.3 The Building Code designates the entire island of Hawaii in Earthquake Zone 3 and contains certain structural requirements to address the relative seismic hazards. .Impacts and Mitigation None. The Site is not within any flood, tsunami, or volcanic hazard zones. The Building Code requirements mitigate potential earthquake hazards. 2. U.S. Department of Agriculture, Soil Conservation Service. Sail Survey of Island of Hawaii. State of Hawaii, 1973, sheet 74. 3. Heliker, C. Volcanic and Seismic Natards on the Island of Nawaii. U.S. Geolo¢ical Sur- vey, 1991. 3-2 Final E!S Big Island Candies Rerai! and Production Faci/iry 3.1.3 Natural Hazards FIGURE 9. Tsunami Evacuation Zone Map ,w.w R M~vy10e 0iwry«ICy n..peru. ~a..d.. enN..ur s ~WOa... ~~~s~ ~ K.ro. a -~k~ N Kuhlo Bey Hllo e.y w CoaorN Idvd ~j ~//T~ Rwd WtlaWna Caul ~ y ~ y PvM WaIIW Flirt NWW ~Ir HrW~ W+O, % f ~ ~ ® e Soun;e: PMnteO ~ GTE Haweila®Ne hon 'BOON far BI Isl , 19 •97, p, g Final EIS Big Island Candies Retail and Production Facility 3-3 ENVIRONMENTAL SETTING, IMPACTS, b MITIGATION MEASURES 3.1.4 Flora/Fauna tin The Site has been used for commercial and residential purposes; the only vegetation on the Site are introduced landscaping plants. Impacts and Mitigation None. The Site has been entirely previously disturbed and is not a natural habitat for any raze or endangered species. The existing tall trees on the Site, especially along Hinano S[reet, have been incorporated into the land- scaping plan. 3.1.5 HistoridArchaeological Resources ettin Because the entire Site had been previously disturbed, any surface or sub- surface archaeological remains are unlikely. The existing structures on or near the Site are not historically significant, as confirmed by the State His- toric Preservation Division a Impacts and Mitigation None. 3.1.6 Water Resources in The Hilo azea is underlain by basal groundwater. The nearest stream is Wailoa River located approximately 1800' from the Site. Impacts and Mitigation None. 4. See letter from Don Hibbard, Administrator, State Historic Preservation Division, dated 1 I/1/96 (included in Appendix D). 3-4 Final EIS Big Island Candies Retail arsd Production Facility 3.7.7 Air Oualiry and Noise 3.1.7 Air Quality and Noise in Because of the Site's proximity to a major roadway (Kekuanaoa Street), the ambient noise level from the traffic is quite high (equals or exceeds 65 Ldn) The Site is also subject to aircraft noise due to its proximity to the airport. The average day/night noise level from aircrafts in the vicinity of the Site is approximately 60Ldn 5 Impacts Air Quality. Because all operations will occur within an enclosed facility, the processing operations will not generate any noise or offensive odor (there will be baking azoma). Although the Office of Environmental Qual- ity Control raised concerns with ethanol emissions from bakeries 5 neither the Sanitation Branch nor the Food and Drug Branch of the Department of Health was aware of any such problems. The Sanitation Branch confirmed that scrubbers would not be required for bakery-type operations like Big Island Candies; scrubbers aze required only for cooking operations that pro- duce smoke or oily residue (e.g., BBQ).~ Noise. An unavoidable noise impact will be the visitor traffic to the Site, especially buses. However, the traffic noise should not be significantly greater than the visitor traffic to the Site generated by the previous floricul- tural use. On a busy day, approximately 15-20 buses could arrive mostly within the later morning hours (9:30 a.m. to 12:00 p.m.) (see Figure 13, "Incoming Hourly Traffic at Big Island Candies;' on page 3-16). The increased noise from the buses should not be significantly greater than the existing ambient noise from Kekuanaoa Street and the frequent aircraft overflights to which the residents in the area aze already exposed. 5. Belt Collins & Associates. Noise Exposure Map Report: General Lyman Field, Hilo. Hawaii, prepared for State of Hawaii, Department of Transportation. October 1988, p. 2- 46 (ambient background noise levels), fig. 4-I (aircraft noise contour map). 6. See lever from Gary Gill, director, Office of Environmental Quality Convol, dated I I/20/ 96 (included in Appendix D). 7. Telephone conversation with Food & Drug Branch and Sanitation Branch of the Hono- lulu office, as will as the Sanitation Branch of the Hilo office, on 11/29/96. Final E/S Big Island Candies Rerai/ and Production Faci(iry 3-5 ENVIRONMENTAL SETTING, IMPACTS, 6 MITIGATION MEASURES Although the Department of Health recently extended coverage of the Com- munity Noise Control regulations to the neighbor islands,g these rules do not apply to vehicular noise. A separate se[ of regulations apply to vehicu- lar noise,9 but these regulations only apply to Oahu. The Department of Health Noise and Radiation Branch indicated that buses have not had any problems meeting [he standards set forth in those regulations. In Waikiki, where complaints have been received, the problems arise from buses idling to keep the air conditioning on while waiting for the passengers.lo The Airports Division of the State Department of Transportation uses 60Ldn as the acceptable noise limit for residential areas. Because of the commer- cial nature of the project, and the enclosed facilities, the project is not as sensitive to the aircraft noise as a typical residence. The residents within the vicinity of the Site will also be exposed to noise impacts during construction. The Department of Health Community Noise Control regulation applies to construction activity. Mii i n Design Phase. Landscaping plans should maximize [he density of the perim- eterlandscaping especially along the boundary of the parking lots to buffer and minimize vehicular noise from impacting upon the immediately adja- cent neighbors. Construction Phase. Construction documents should require that the con- tractor notify the neighbors of the work schedule. This schedule should either expedite the duration of construction with extended working hours, or limit the working hours to reasonable weekday time periods. The Depart- ment of Health Community Noise Control regulation provides standards and enforcement measures to ensure that the noise from construction is not excessive. 8. Hawaii Administrative Ruler Chapter 11-46, effective September 23. 1996. 9. Hawaii Administrative Rufer Chapter I I-42. I O. Telephone conversation with the Noise and Radiation Branch, Honolulu office, on 11/29/ 96. 3-6 final E!S Big Island Candies Retail and Production Facility 3.1.8 Scenic Fesources Operational Phase. Big Island Candies should instruct tour bus drivers to use Kekuanaoa Street, and no[ drive through [he neighborhood. If the man- dates of Big Island Candies do not effectively control the bus drivers, then the County can respond to any community complaints by legally restricting buses from using certain streets pursuant to the Hawaii County Traffic Code.l I The narrowness of the streets and tight turning radii may practi- cally discourage bus traffic along these interior streets. Big Island Candies should also instruct the bus drivers to not idle while waiting for their pas- sengers. 3.1.8 Scenic Resources in Currently, the existing landscaping and structures are not fully maintained. The proposed project, embellished with landscaping, will improve the sce- nic quality of the area. The proposed building has been scaled to fit the sur- rounding residential character of the azea. Imp~r~ None. 3.2 SOCIO-ECONOMIC CHARACTERISTICS 3.2.1 Social Impact In 1992, the County redesignated approximately 280 lots in the Waiakea Houselots azea bounded by Hualani-Mililani-Lanikaula-Kalanikoa Streets from Medium Density Urban and Industrial to Low Density Urban (see Figure 10 on page 3-10).12 In a mahout survey conducted by the Hawaii Island Board of Realtors, 55% of the landowners affected by the redesigna- I I.Hawaii County Code §24166 (restricted use of highways by certain vehicles). 12. Hawaii County Ordinance No. 92-115 (for additional discussion, see Section 4.3. "HAWAII COUNTY GENERAL PLAN;' on page 4-4). Final EIS Big Island Candies Retail and Production Facility 3-7 ENVIRONMENTAL SETTING, IMPACTS, & MITIGATION MEASURES tion opposed the redesignation.13 However, nearly half of those opposed to the redesignation (i.e., favored Medium Density) were non-owner-occu- pants, while nearly all of those who favored the redesignation (i.e., favored Low Density) were owner-occupants.14 Many of [he owner-occupants aze elderly who desire to live their remaining lives in peace in the area where they have lived for so many years. The Waiakea Houselots was created as homesteads by the Territory of Hawaii in the early 1900s. Most of the existing single family dwellings average about 30 to 40 years of age.ls The long-time residents enjoy the convenience of Waiakea Houselots to shopping, airport, recreation, schools, banks, and medical facilities. They object to the annoyances from the encroaching industrial and commercial uses including noise, foul smells, and truck traf- fic along the narrow roads, as expressed by the following testimony: ...Our Waiakea Houselo[ area is composed mostly ofelderly and retired people. 1 have lived in Waiakea House Lot (or over 69 years... Waiakea House Lot is a very unique place... It is an ideal place (or [he elderly and the retired. It is close to every place we want to get to: the hotels. the beaches. the parks, the stadiums, the swimming pool, the wharfs. the airport. the shopping centers, the doctors office, the banks, the schools and [he hospital. There is no place in the world where you can find a residential area close to all these facilities. When you become old and retired you need to be close to all these facilities. All the roads in Waiakea House- Iot is narrow, it was built (or only passenger cars. Whenever the wicks and school buses are on the road they take more than half of the road. When they make a tum. they get 5 to 6 ft. off the pavement on to the grassy area. This is the area which we take care. When you see these wicks cut a furrow on [he lawn you get really upset. . It was a big mistake to let some pan o(Waiakea Houselots to be industrialized. We have suffered a lot from our mistake. There arc parking problems, noise all 13. Honolulu Advertiser, September 30, 1992. "Waiakea opposes zoning proposal". 14. Written testimony by Michael Shewmaker. President. Hawaii Island Board of Realtors. explaining the prelimiwry results of the survey, July 1992: Favor GP Amendment: 54 Owner-occupant 49 Non-owner 5 Against GPAmendment 70 Owner-occupant 40 Non-owner 30 I5. Planning Department. County of Hawaii. Feasibility Study-- Waiakea Houselots, pre- pared by request of Resolution No. 317-91, p. 2. 3-g Final EIS Big /stand Candies Retail and Production Facility 3.2.1 Social Impact nieh[, egwpmen[ running on [he street all hours of the nioh[ and momin_o, and foul Smell a[ times...16 - Neighborhoods usually resist change because they want to keep things the way they were and/or they object to specific concerns. In the case of Waiakea Houselots, the long-time residents have accepted that changes are inevitable, and only want to ensure that the changes are compatible with their continued residential use. [n recognition of the transitional state of the Waiakea Houselots area, the County had designated this area as Medium Density Urban since 1971.1 The current mix of non-residential uses in proximity to single-family residential uses resulted from this past policy (see Figure 4, "Surrounding Uses," on page 2-~). Besides the increasing number of non-residential uses, the diminishing number of owner-occupants is another indication of the maturing and changing character of this area. Based on real property tax records, less than half of the 57 lots in [he immediate vicinity of the Site are still owner- occupied.lg Of the owner-occupied lots, 92% are elderly (see Figure I l on page 3- l l l6. Written testimony by Mr. Gabriel Manning, submi«ed 5/?8/92. Planning Department file on Ordinance No. 92-115. 17. Planning Department, County of Hawaii, Feasibility Study-- Waiakea Houselots, pre- pared at request of Resolution No. 317-91, p. 16. I8. Real property tax records indicate whether the landowner receives a homeowner's exemption. Owner-occupancy is a prerequisite to qualify for the homeowner's exemp- tion. One can determine whether the owner-occupant is elderly by examining the amount of the exemption since those over age 60 qualify for at least a double exemption. Final E!S Big /stand Candies Retail and Production Facility 3-9 FIGURE !0. Subject area of t99'_ General Plan Amendment Open ~ Medium Density Urban - - Industrial " I s Mt x g4~~, '~I i+ ~ N a re a{ I vc y qJ~ tl3~ ~ ~ 4 / ~ p / ~ n ~+k ~ ~ w General Pgla Am t III ~ ~Iedlu Den~rt & Industrial to Low~enslt NK .,,~f D Y ' ~ C ~ 2A\ ~ ~ 11 MU ~ C ICTVA 0 o~' U ~ it S ~ { A M I R A V l S/ ~ ~ ' o ~ U O a~ ~ ~ ~ 2 0 Fina! EIS Big Island Candies Retail and Production Faci<ity 3-10 FlGURE 11. Owner-Occupied Lots in Immediate ~'icinitc of Site ~ Owner-occupant, <60 yrs old ~ Owner-occupant, >d0 yrs old HUALAN/ STP,~ET -HU.1L/IN/ m....! . O 'iii 'F i~6 ro-ad o tr. %r .-f :+.y. y; .aa .Tim: i C~,C G7f/ Gt a vs7 ~ •as•• erf~ II 2 it~~' ~ ~2~(: ali. ~ ~ 2 ~~r•~si» i ~ 1,,. . _ :.L~• EROS97 tit ~ 6R ECCS 2 , ~ ! ~ ~i`t{ ~ - ~o° j b :.:r Iw. T: "":u.....n .r 7 / (a ~ . ~ 'b^ I . 1; F~rX C74+ ,s ~ G.l II LJ ~a ~ 6 wS •2• ff)f~ ~"'",t~'~ ,"._1~., ~ ~i I aa..r.F ty ~ i-`3r ~ rfi' I! ri~~t'®~ ~..i ~~uW~ 'I KEKUA NA OA 3YrrEET Jt .r~KUA/YAOA i r ~ ° The movement to redesignate the area tram tiiedium Density to Low Den- sity was ajustified acknowledgment by the County that permitting indus- trial uses in such close proximity to residences was perhaps a mistake. However, accepting the fact that the Waiakea Houselots residents do not resist change per se for the sake of maintaining the status quo and are open [o compatible changes, the Low Density designation could have been an overreaction that restricts acceptable non-residential uses that can be made Final EIS Big Island Candies Retai! and Production Facilin~ 3-il ENVIRONMENTAL SETTING, IMPACTS, 8 MITIGATION MEASURES to be compatible with the surrounding residential uses. This proposition finds support by the endorsement of the project by the Waiakea Houselots Lower Association kumiai as well as the individual old-time residents immediately adjacent to the Site who were surveyed for this project.19 Eight owner-occupants residing closest [o the Si[e were interviewed. None of them opposed [he project. Several were eager to have the project conve- niently located nearby so that they would not have to deal with the traffic and parking problems of the existing Big Island Candies site. A couple of the residents even expressed interest to work for Big Island Candies. None of the residents had any concerns with the bus noise, even those residents living directly across the Site's proposed entrance on Hinano Street who would be most impacted by the project. One resident recalled the buses that used to visit the Orchids of Hawaii business that formerly operated on the Site. This resident used to welcome the tourists who took pictures of their house orjust relaxed under the big shady tree in their front yard. In short, the long-time residents do not oppose the proximity of non-resi- dential uses. In fact, [hey value [he convenience of living inclose proxim- ity to such uses, provided such uses are not noisy, smelly, ugly, or generate truck traffic. The proposed project mitigates all of these concems: the enclosed facility will not be noisy, no foul industrial smells will emanate, the building will be a low-scale building designed to fit with [he surround- ing residential structures with extensive landscaping, adequate onsite park- ing will be provided, and [he project's location near Kekuanaoa will prevent the tour buses from having to drive through the interior neighborhood streets. The focus on owner-occupants does not exclude renters' concems. Owner- occupants and renters basically share the same concems with any proposed development-- noise, traffic, parking, aesthetics. l9. See letter from the Waiakea Houselots Lower Association, dated August I, 1996. in Appendix C. interview surveys were conducted by the EIS author on September 14, 1996 of selected owner-occupants along Hinano and Laukapu Streets between Kekua- naoa and Hualani Streets. 3-12 Final E/S Big /sland Candies Retail and Production Facility 3.2.2 Land Values 3.2.2 Land Values Some of the Waiakea Houselo[s residents expressed concern about rising property taxes resulting from their close proximity to encroaching higher- value non-residential uses.'' A spot-check of real property tax records indi- cates that property tax assessors only consider the actual use without retard to speculative potential uses. The assessed value for asingle-family zoned parcel (RS- l0) located immediately adjacent to the Commercially-zoned area along Piilani Street (CG-7.5) had the same tax assessed value as a par- cel in the interior blocks surrounded entirely by other single-family residen- tial uses?I Moreover, a parcel zoned Commercial (CG-7.5) but actually used as asingle-family residence was assessed at the same value as the other single-family parcels zoned for single-family residential (RS- l0).'--'- Based on this evidence, it is highly unlikely that rezoning [he Site to com- mercial would affect the property tax values of the surrounding single-fam- ily lots. 3.3 PUBLIC FACILI77ES, UTILITIES, AND SERVICES 3,3.1 Roads and Traffic Bettina This section summarizes a Traffic Impact Analysis Report prepared by M&E Pacific, Inc. and included in this EIS as Appendix A. The primary vehiculaz route to the Site is expected to be via Kekuanaoa Street and 20.See Resolution No. 317-91, County of Hawaii. 21.The 1996 assessed value of"f'MK 2-2-34:52 (zoned RS-10 adjacent [o CG-7,5) had [he same land value as TMK 2-2-34:94 (zoned RS• 10 surrounded by other residential uses) fora 22,500 s. f. lot of 593.800. 22.The 1996 assessed land value of TMK 2-2-34:54 (zoned CG-7.5), which is used u a sin- gle -family residence, was 593,800 fora 22.500 s. f. lot. in comparison, [he adjacent com- merciallyzoned parcel used as a restaurant (TMK 2-2-34:53) had an assessed value of S 1 S 1,900 fora 22.500 s,f. lot. Pinal EIS Big Island Candies Retail and Production Paciliry 3-13 ENVIRONMENTAL SETTING, IMPACTS, 8 MITIGATION MEASURES Hinano Street. Manono Stree[, which parallels Hinano Street, provides the only through route between Kamehameha Avenue and Kekuanaoa Street in the Waiakea neighborhood. Based on these routes, the key intersections are on Kekuanaoa Street at Hinano and Manono Streets. Kekuanaoa Street is a two-lane County collector road signed for 35 mph. The intersection of Kekuanaoa and Manono Streets is signalized with left turn lanes and advance green turn signals for left turns from Kekuanaoa to Manono. There is no separate left turn lane on Manono Street to Kekua- naoa. The intersection of Kekuanaoa and Hinano Streets aze stop-controlled along Hinano Street. There aze no sepazate turning lanes on Kekuanaoa or Hinano Streets. Hinano Street is a [wo-lane County roadway with a 40' wide right- of-way. The City of Hilo Zoning Map specifies all minor streets to be wid- ened to 50'. Traffic counts taken at the Hinano and Manono intersections along Kekua- naoa Street indicate that the existing traffic volume along Kekuanaoa Street increases throughout the day until it reaches a peak in the afternoon. The existing traffic along Hinano Street is low (see Figure 12 on page 3-15). To determine the potential traffic impact of the proposed project, incoming and outgoing vehiculaz traffic were counted at the existing BIC outlet. Based on this count, approximately 160 cars, 40 vans, and 13 buses can be expected to visit the project during an average retail day. Tour bus and van traffic is heavier in the mid-morning and eazly afternoon (see Figure 13 on page 3-16). The automobile traffic rises to a peak in the afternoon, with a significant portion of the peak probably related to employee pick-ups. 3-14 Fina! EIS Big Island Candies Retail and Production Facility FIGURE 72. Existing Traffic Volumes Manono Street Hinano SVeet - N~~ IV ,~~v yoo ~ J I ~ Kekuanaoa SVeet t ~ 15 ~ i 295 335 -I 20 5 295 j( 20 255 IIt~ 15 ~ I ~ 10 -1 ~ I N.Np~ 000 A) EARLY MORNING PEAK Manono Street Hinano Street ~n N O O v ~O O ~n O f~l ti N Kekuanaoa Street ~J + ` ~ zo ~J ~ ~ :o 100 375 45 ~ 390 420-~ Irk- LO 420-? ~1 r- 5 40 ~ ~ I 10 ~ I ~n o v~ vi o ~n v..n B) MID-MORNING PEAK Manono Street Hinano Street v1NY1 Y1 Vtp T NOJ (n NN n I J I ~ 25 Kekuanaoa Street I ~ ~ 30 165 11 465 40 //J_~ ~-46~ 420 25 395-~ 15 35 '~1 ~ ~ I, 15 -ti O ~n v1 O O .n ~O O N .r N N C) AFTERNOON PEAK To Hilo To Airport Shopping Center Final E!S Big Island Candies Retail and Production Facility 3-1$ ENVIRONMENTAL SETTING, IMPACTS, 8 MITIGATION MEASURES FIGURE 13. Incoming Hourly'Itaffic at Big Island Candies 35 b i 'S. 7 O 20 0. w ~ l5 ,V., .C C1 i ~ 10 5 0 d30 930 IO:i0 11:30 l90 290 ?90 a90 hour starting ®CARS®VANS®BUSES Forecasted traffic conditions in the yeaz 1997, the planned opening date of the project, is based on the General Plan population growth rate of 1.7%a. With the project-generated traffic added to the forecasted ambient traffic, the impact to the levels of service of the Hinano and Manono intersections are as follows: 3-16 Fina! EIS Big Island Candies Retail and Production Facility 3.3.1 Roads and Traffic • Early-moming. No change in levels of service at both intersections indi- cating no impact from the proposed project; • Mid-moming. No change in the level of service at the Manono intersec- tion. The southbound approach of Hirano Street decreased from level B to C; however, this change does not imply an adverse traffic impact since level C is still acceptable. Also, the threshold between levels of service B and C is an average delay of (0.0 seconds. Since the existing traffic delay is already 9.6 seconds, any small increase in the average delay would change the level of service. • Afternoon peak. No change in the level of service at the Hirano inter- section. The northbound approach of Manono Street decreases from level C to D. Level D is still acceptable. 7AelE 2 Level of Service Analysis Kekuanaoa/ManonoIntersectlon(signaBzed)""`~~;~- Kekuansoa/Hinano(onsigoaltzed) ~ Fo'tersst~- ~ Forecast Esistlng. -(w! Project). ~ Existlng (w/Project) Fatly Morning Peak Hour Kekuanaoa Street B B Hinana Street B B Eastbound Norhbound Kekuanaoa Street B B Hirano Street B B Westbound Southbound Manono Street B B Kekuanaoa Street A A Northbound Eastbound left rum Manorso Street B B Kekuanaoa Street A A Southbound Westbound left tum Ersrirc Intersection B B Entire lnterrection MId-Morning Pesk Hour Kekuar+aoa Strcu B B Hirano Strew C C Eastbound Northbound Kekuar+aoa Street B B Hirano Street B C Wertbound Southbound Manono Street B 8 Kekuanaoa Srree+ A A Northbound Eastbound left tum Fiwl E!S Big Island Candies Retail and Production Faciliry 3-17 ENVIRONMENTAL SETTING, IMPACTS, b MITIGATION MEASURES TABLE 2. Level of Service Analysis KekmmoalManono Interaectlou (sigmllze~ KekmmoalHlmuo (unsignalized) Forecast _ Forecast Eristlng (w/ Projat} - Existing (w/ Project) Manono Street C C Kekuanaaa Street A I A Southbound Westbound, left turn Entire Intersection B B £ntirc ln[ersmtiort Afternoon Peak Hour Kekuanaoa Street C C Xinana Srrcet C C Eastbound Northbound Kekuamoa S+reer C C Ninano Street C C Westbound Souhbound Manono Street C D Kekuanaoa Street A A Northbound Eas+bound left turn Manono Sircer E E Kekuanaoa Street A A Southbound Wenbound, left turn Entire Intersection D D Entire Intersection Although the project will not have significant traffic impacts, the narrow width of Hinano Street may cause some problems to accommodate buses (see Appendix B, Preliminary Engineering Report). The width of a typical bus is 8.5 feet. The width of the Hinano Street travel lane is 8 feet. When two buses must pass each other, one or both need to move to the shoulder. Widening the pavement width from 16' to 20' (10' travel lanes) would pro- vide sufficient passing capacity. When a bus makes a right tum from Kekuanaoa to Hinano Street, the bus will have to swing into the oncoming lane on Hinano Street (see Figure 14 on page 3-19). However, because of the low volume of traffic along Hinano, the buses would only occasionally encounter a conflict. By improving the curve radius, together with the pavement widening to 20', the buses should adequately maneuver the turn without going off the pavement. 3-18 Final E!S Big Island Candies Retail and Production Facility FIGURE 14. Effects of Curb'IWrning Radius 4' 4' ~ PATH OF FRONT OVERHANG TROE NORTH _T~ ~ ~ ~ ~ PATH OF LEFT FRONT WHEEL ~~81 ~ ~ ~ PATH OF RIGHT REAR wHEEI I I HINANO ST 4 - ~roposed witlening - ___TTT Tr .p o Iii = i ~ , R=40' It I VI __J Q Q m Q w b 4 EDGE OF PAVEMENT Y A. Righthand tnrn from gekaanaoa St. onto Hinano St. zyll ~ PATH OF FRONT OVERHANG O N ~I bIQ PATH OF LEFT FRONT WHEEL J K PATH OF RIGHT REAR WHEEL KEKUANAOA ST I 4 o- t ~ R=30' ~ N I N m ___J = b Q EDGE OF PAVEMENT 8~ 8'{ B. Righthand tarn from Hinano St. onto Hekuanaoa St. Final EIS Big Island Candies Retail and Production Facility 3-19 ENVIRONMENTAL SETTING, IMPACTS, b MITIGATION MEASURES When a bus makes a right turn from Hinano Street to Kekuanaoa Street, the 30' curb radius will cause the bus to swing into oncoming traffic. However, this situation will rarely occur since the buses will usually make left turns instead from Hinano to Kekuanaoa Street to their next stop, which is Lili- uokalani Gardens. In the infrequent event of a right turn, the recent County improvements such as the right turn pocket from Kekuanaoa to Hinano Street, should provide additional lane width [o accommodate the turning bus without endangering oncoming traffic. After the left turn onto Kekua- naoa Street, the buses will turn left on Kanoelehua Avenue and drive along Kanoelehua into Banyan Drive. Because of the traffic lights at the intersec- tion of Kekuanaoa/Manono Streets and Kekuanaoa/KanoelehuaRvenue, sufficient gaps in the traffic flow will allow the left turn from Hinano to Kekuanaoa Street without much problem. Neither the police department nor the Slate Department of Transportation raised any other traffic or road improvement concems.23 Mitigation Design phase. Pursuant [o comments from the County Department of Public Works and Planning Department, project engineering design to be approved by the County should include: • widen the pavement from 16' to 20' from the intersection to the project's entrance, a distance of approximately 400'; • reserve, dedicate, and/or improve according to County requirements a wddth of 5' along the Hinano Street frontage for street widening pur- poses to increase the right-of-way width from 40' to 50' in conformance with the City of Hilo Zoning Map; • improve the curve radius of the right turn from Kekuanaoa to Hinano Street to the extent possible within the existing right-of-way; if addi- tional area is necessary, the County needs to condemn any additional area not owned by the County or the Applicant. 23. See lettec from Wayne Carvalho. Police Chief, dated 8!5/96 (included in Appendix C), and letter from Kazu Hayashida, Director of Transportation, dated 11/14/96 (included in Appendix D). 3-20 Final EIS Big Island Candies Retail and Production Facility 3.3.2 Water System Operational phase. BIC will instruct tour bus operators to restrict their routes to the Site via Kekuanaoa to Hinano Street. When departing the Site, $IC will advise tour bus operators that the easiest route to their next stop, Liliuokalani Gardens, is a left turn from Hinano to Kekuanaoa Street. [f BIC's mandates to the [our bus operators do not control tour buses from driving through the neighborhood, then the County can respond to commu- nity complaints by imposing legal restrictions to prohibit tour buses from using certain streets.-4 3.3? Water System in County water service is available via 6-inch mains along Hinano or Laukapu Streets. The Si[e is currently serviced by one t t/,-inch meter and two 5/g-inch meters."5 npacts The project's estimated water demand is summarized in Table 3 below. TABLE 3. Estimated Water Demands' Actual Average Daily Usage 1.166 gpd Average Daily Demand (hazed on DWS standard of 3000 gals/ 10.020 gpd acre for commercial operations) Maximum Daily Demand (hazed on DWS standard of I.5 15,030 gpd times average daily demand) Peak Hour Demand (hazed on DWS standard of Sz average 50, I00 gpd daily demand) Fire Flow Demand 2.000 gpM 2 hours a. M&E Pacific, Inc.. Proliminary Engineering Report for Big Island Candies Relocation. July 1996 (included as Appendix B in this EIS). 24.Hawaii County Code §24-I66 (restricted use of highways by certain vehicles). 25.See letter from [he County of Hawaii Department of Water Supply, dated August 1?. 1996, in response to E[S Preparation Notice (Appendix C). Final EIS Big Island Candies Rerail and Production Facility 3-21 ENVIRONMENTAL SETTING, IMPACTS, b MITIGATION MEASURES Since the proposed project will have a fire sprinkler system, the new water connection must be a 6-inch diameter line and will require a separate fire flow meter in addition to a normal service meter. The existing water system has adequate capacity to accommodate the projected water demands, as confirmed by the Department of Water Supply.26 Mii i None required since adequate capacity is available. 3.3.3 Wastewater System in There are 8-inch diameter sewer mains along Laukapu and Hinano Streets. Both lines connect to a l0-inch diameter collector along Kekuanaoa Street. Af] three lines are gravity-flow.27 I~acts The anticipated average daily sewerage flow is summarized in Table 4 below. TABLE 4. Estimated Average Daily Sewerage Flow Employees (based on 80 employees a[ 35 gaUperson/day 2,800 gpd Visitors (based on 600 visitors at 5/gaVperson/day 3,000 gpd Total average daily flow 5.800 gpd Either of the two 8-inch lines along Laukapu or Hinano Streets has capacity to accommodate the estimated wastewater flow demands.28 Mi~ i None required since adequate capacity is available. Sewer line connections shall conform to the rules and regulations of the Department of Public Works, Wastewater Division. 26.See letter from Mr. Mil[on Pavao. Manager. Departmen[ of Water Supply, da[ed 11/M96 (included in Appendix D). 27.M&E Pacific, Inc., Preliminary Engineering Report for Big Island Candies Relocation, July 1996 (included as Appendix B in this EIS). 28.Ibid. 3-22 Firtal E/S Big (stand Candies Retail and Production Facility 3.3.4 Drainage System 3.3.4 Drainage System in Presently, the Site does not have any storm drainage system. IBS The proposed project will increase [he amount of runoff generated by a typ- ical storm in the Hilo area. The roofs for the new building and covered walkways, plus the large paved areas will reduce the Site's ability to absorb surface water by infiltration. Current storm water regulations require the installation of an onsite catchment and disposal system to maintain the run- off volume at or below preconstruction levels. Based on storm drainage calculations, the installation of a network of drain inlets can deliver the excess runoff to three drywells and one seepage pit installed around the perimeter of the Site to capture the difference between the existing and developed runoff quantities.'-9 Mii i None. If the drywells are considered "injection wells", the Underground Injection Control (UIC) Permit would mitigate potential impacts to the groundwater quality. The Si[e is located makai of the UIC line where the permit requirements are less stringent (e.g., no public notice required). 3.3.5 Electrical/Telephone in Electricity and telephone lines are available via overhead lines on Hinano or Laukapu Streets. Impacts and Mitigation None. 29.Ibid. Firta! E(S Big /s/and Candies Re7ai1 and Producfian Faciliry 3-23 ENVIRONMENTAL SETTING, IMPACTS, b MITIGATION MEASURES 3.3.6 Police & Fire Protection t in The proposed project would be served by the County's fire station head- quarters located on Kinoole Street or the 24-hour substation at Waiakea, and supported by additional substations at Kawailani and Kaumana. The police headquarters is located nearby on Kapiolani Street approximately two miles from the Site. Imr?acts and Mitigation None. The project will be designed and constructed to comply with the Fire Code. During the design phase, the Fire Department will review the plans and specifications for the fire protection facilities as part of the Building Permit approval process. During [he construction phase, the Fire Depart- ment will inspect and approve the installed fire protection system as part of the Certificate of Occupancy approval process. 3.3.7 Solid Waste The Applicant shall prepare a solid waste management plan in conformance with the rules and regulations of the Department of Public Works, Solid Waste Division prior to Plan Approval. 3-24 Fina! EIS Big lsiand Candies Rerail and Prodacrion Faciiiry CHAPTER 4 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS 4.1 STATE PLAN The Hawaii Stale Plan consists of goals, objectives, policies, and priority directions to guide the future long-range development of the State. The project conforms with the applicable policies discussed below. Objectives and policies for the economy-- in general.l Objectives: Planning for the State's economy in general shall be directed toward achievement of the following objectives: (I) Increased and diversified employment opportunities to achieve full employ- ment, increased income and job choice, and improved living standards of Hawaii's people. (2) A steadily growing and diversified economic base that is not overly dependent on a few industries, and includes the development and expansion of industries on the neighbor islands. Policies: To achieve the genetal economic objectives. it shall be the policy of this State to: I. Hawaii Revised Statutes §226-6. Final E/S Big /stand Candies Retail and Production Faci(iry 4-1 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS (4) Expand existing markets and penetrate new markets for Hawaii's products and services. (8) Encourage labor-intensive activities that are economically satisfying and which offer opportunities for upwazd mobility. (9) Foster greater cooperation and coordination between the government and pri- va[e sectors in developing Hawaii's cmployment and economic growth opportuni- ties. (10) Stimula[e the development and expansion of economic activities which will benefit areas with substantial or expec[ed employment problems. (I 1) Maintain acceptable working conditions and standards for Hawaii's workers. (13) Entourage businesses [hat have favorable financial multiplier effects within Hawaii's economy. Discussion: The Hawaii State Plan encourages economic diversification that fosters employment and is sensitive to the culture and surrounding neigh- bors. The project provides a range of employment opportunities from man- agerial to low-skill jobs. With the relocation to the proposed Site, Big Island Candies will be able to expand its employment base. The east side of the Big Island needs economic stimulation with the decline of the sugar industry. Objectives and policies for the economy-- visitor industry.2 Objective: Planning for the S[ate's economy with regard to the visitor industry shall be directed towards the achievement of the objective of a visitor industry that consti- tutes amajor component of steady growth for Hawaii's economy. Policies: To achieve the visitor industry objective, it shall be the policy of this State to: (I) Support and assist in the promotion of Hawaii's visitor atvactions and facili- ties. (2) Ensure that visitor industry activities are in keeping with the social, economic. and physical needs and aspirations of Hawaii's people. 2. Hawaii Revised Statures §226-8. 4-Z Finaf E!S Big Island Candies Retail and Production Facility 6. 1 STATE PLAN (3) Improve the quality of existing visitor destination areas. (4) Encourage cooperation and coordination between the government and private sectors in developing and maintaining well-designed, adequately serviced visitor industry and related development which are sensitive to neighboring communities and activities. (5) Develop the industry in a manner [ha[ will continue to provide newjob oppor- tunities and steady employment for Hawaii's people. Discussion: Big Island Candies is an established visitor attraction in Hilo. The project will improve the quality of this attraction. The Site, nestled in a residential area, will provide visitors a unique opportunity to experience the character of the local neighborhood, yet minimizing intrusion with exten- sive perimeter landscaping and locating at the outer edge of the neighbor- hood. Dialog with the Waiakea kumiai groups and surrounding residents has been initiated to ensure that the development is sensitive to community concerns. Objective and policies for socio-cultural advancement-- culture.3 Objective: Planning for the State's socio-cultural advancement with regard to culture shall be directed towazd the achievement of the objective of enhancement of cultural iden- tities, traditions, values, customs, and arts of Hawaii's people. Policies: (I) Foster increased knowledge and understanding of Hawaii's ethnic and cultural heritages and the history of Hawaii. (2) Support activities and conditions that promote cultural values, customs, and - arts that tnrich the lifestyles of Hawaii's people and which are sensitive and responsive to family and community needs. (3) Encourage increased awareness of the effects of proposed public and private actions on the integrity and quality of cultural and community lifestyles in Hawaii. Discussion: The Big Island Candies business promotes increased apprecia- tion of Hawaii's ethnic and cultural mixture through its products-- e.g., cre- ative use of "local" favorites such as chocolate-covered iso peanuts and 3. Hawaii Revised Statures §226-25. Pinal EIS Big Island Candies Retail and Production Facility 4-3 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS cuttlefish, as well as the use of local ingredients such as macadamia nuts, Kona coffee, and taro chips. Since these products appeal to both local resi- dents and visitors, the business serves as a place where residents and visi- tors have an opportunity to interact. 4.2 STATE LAND USE LAW The State Land Use classification for the Site is Urban; no district reclassifi- cation would be necessary to accommodate the proposed project. 4.3 , HAWAII CO UNTY GENERAL PLAN The General Plan Land Use Pattern Allocation Guide (LUPAG) Map desig- nation for the Site is Low Density Urban. This Low Density designation is intended for single family residences, ancillary community and public uses, and convenience type commercial uses. Because [he proposed use does not fit the description of a "convenience type" commercial use, the project requires an amendment to the General Plan to redesignate the Site to High Density Urban. The High Density designation is intended for "commercial, multiple residential and related services (general and office commercial; multiple residential-- up to 87 units per acre)."4 From 1971 through the latest comprehensive review of the General Plan in 1989, the General Plan designation for the Site and surrounding area had been Medium Density Urban (see Figure l5, "General Plan LUPAG Map-- 1989 Comprehensive Review Designations," on page 4-6).5 The Medium Density designation is intended for "village and neighborhood" commercial (up to 3-stories). In 1992, the County Council redesignated the area to the present Low Density classification (see Figure 16 on page 4-7) 6 The 4. Hawaii County General Plan, Supporting Document, 1989, p. 80. 5. "Feasibility Study-- Waiakea Houselots", prepared by Planning Department, County of Hawaii, in response [o a County Council request in Resolution No. 317-91, p. 16. 4-4 Final E/S Big Island Candies Retail and Production Facility ¢.3 HAWAl1 COUNTY GENERAL PLAN County Council took this action in response to concerns expressed by the old-time residents of the area to preserve the residential character of the area and prevent further encroachments of incompatible commercial and industrial uses. Unlike the encroaching commercial and industrial uses, the proposed facil- ity will be designed to fit with the surrounding residential character and will provide extensive landscaping. To be permitted, the Site needs to be rezoned to Commercial General. To conform with the General Plan, a Commercial General zoning requires a High Density Urban General Plan designation. Although the proposed amendment appears to be an isolated High Density designation, in actuality there are other areas in proximity to [he Site that are zoned Commercial General but do not conform with the General Plan since these areas are designated ;Medium Density rather than High Density (see Figure l7 on page 4-8). In short, the High Density desig- nation reflects an infilling land use pattern of higher density uses transition- ing from Piilani Street towards Kekuanaoa; however, the proposed use can be distinguished from the existing encroaching commercial and industrial uses by its sensitivity to fit with the residential character. 6. Ordinance No. 92-I l5. Hawaii County. Final E/S Big /sland Candies Retai[ and Production Facilit}• 4-~ PIGuRE t5. General Plan CCP:\G ?tap-- layv G~mli rrhemi'•e is-~ie~~ L)r'si;n~ran; Open ~ " ~ P' ui~-.~ ~_,-s:~~ ~ ~~,i~' 'iii i~ / _ .'1~..5_f'3~ ~ ~ d - e` ~a ~/r~ - /'/q/ I - I i~ ~ i ~ r ~ tx'CA Vf s~ 7 I r~ / nia ~ / j QRB? a z- ~ / a x I tea' / aa. - n ~ _ p ~i ~ j i i, _ i wJ ~ L I I N / ill u T r ('J. xII 0 / ; i T ~ ~ = t~xu~ut~ tr II T II~~Cu~ I!~= ~ o~ ~y~ ~III I''I~~ j ~I I i I l it I Final E!S Bid l.rlmtd Candies Retuil and Profit<cnon Fu~~ain~~ P'3c~c G~ncral Plan Ll P.-~G ?Lip- Curnsa De.i_n~tior--. Lc ~ey~ Dann`; _ .u~-n3~ s j-r ~ - - t ~ d ` ij°~ ? ~ _ : ~ - Opan ~i ~ ~ - r ai j n ~ _ / ~ ~ ~ / r % _ ~ ~~°j ~ oll~~ / ~ Medium ~nsit~, ~ ~ +JnLAN S£ ~h~h Dersdy ~ " ~,f.~a-~ sr _ ~ 111111111 ~ - ti~ _ ~ ow CI rtsh i x - ~ errr-..rr i 3." ~ ~ ~~n i ' ~ ~~J~^~~ _ ~i ~ ~ ~ ` ; , Fiu<tl LlS Pi l' hi~:ncl Cmtdies Rcf«~l ~uv! l7xo-hu lane l~~irC_t: ~-7 "IGUne Gcncr'.il Plan lli_h Detwih I_rban \rcn De^ ij Qe~s ~ - - - a - T - -~_f ~I ~ ~ i%- i ' ~ y~~~ _ I Open - _ I ~ _ ~ 'r.1edium Density - out zones ~ - ~ ii Ge~r eral Commer~~~al ~ , i ~ ~ ~ ~ i c Med~m Clensit~, ~ a - i x i~ a ~°I~ ~ I-i',A ~HI~h rtangijt -x, ~ ~ L`. •t~lA4A 6A- Pl` S W..D [d511y ~ I 1Y _ CIYC a~tt_ T, ! s « i Aar ~ zip wr- ~ p~ ~ IAVIYrULI SI I ~ it L ~ i ' ~M I Z \ II i ~ I~~1 ~ , ~ \ ! !i ;~i t-~ Firma ElS Bi; ls!arG Candirs ~atcrii anr! Frodai Cnr: Fr.. -1-5 4.3 HAWAII COUNTY GENERAL PLAN The proposed General Plan amendment confot~rts with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan: Economic Element: Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance wi[h the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in i[s economic sys- tem. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the Counry's natural and social environment. Policies • The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County of Hawaii shall encourage the development of a visitor industry which is consistent with the social, physical. and economic goals of the cesiden[s of the County. • The County shall require a study of the significant social and physical impact of large developments prior to approval. •The County of Hawaii shall strive for diversification of its economy by strength- ening existing industries and attracting new endeavors. Discussion: The General Plan amendment furthers [he County's goal of providing an economic environment which allows new or existing busi- nesses, such as Big Island Candies, to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The project's low-scale design makes it compatible with the surtounding envi- ronmentwith minimal social impact. Land Use Element: Goofs • Dtsigna[e and allocate land uses in appropriate proportions and mix and in keep- ing with the social, cultural, and physical environments of the County. Final E/S Big /stand Candies Retail and Production Facility 4-9 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS Policies • 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 (acilities. • Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. • Allocate appropriate requested zoning in accordance with the existing or pro- jected needs of neighborhood, community, region and County. • Incorporate innovations such as the "zone of mix" and "mixed use zones" into the Zoning Code. • The county shall entourage the development and maintenance ofcommunities meeting the needs of its residents in balance with the physical and social environ- ment. Land Use-- Commercial Development Goats • Provide for commercial developmena that maximize convenience to users. • Provide commercial developments that complement the overall pattern of trans- portation and land usage within the island's «gions, communities, and neighbor- hoods. Policies • 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 con- cert with a localized program of public and private capital improvements to meet the expected increased nceds. • Distribution of commercial a«as shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed [o fit into the locale with minimal intrusion while providing the desi«d services. Appropriate infra- structure and design concerns shalt be incorporated into the «view of such devel- opments. Srandardr • Commercial development shall be located in areas adequately served by trans- portation, uti Gties, and other amenities. •Off-street parking and loading facilities shall be provided. 4-10 Final E'!S Big Island Candies Retaii and Production Faciliry 4.4 HICO COMMUNITY DEVELOPMENT PLAN • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in [heir development. • Preference shall be given to commercial lands with a reasonably level topo¢ra- phy. Courses of Action (South Hila) Appropriately located commercial zoned lands shall be allocated as the need arises. Discussion: There is a need for commercial-zoned land in Hilo. The Site is an appropriate location for commercial use for the following reasons: the Site has been in nonconforming commercial use; existing public facilities such as sewer and water have adequate capacity to service the proposed project; the topography is level; the applicant will instruct bus operators to use specified routes to minimize intrusion into the local neighborhood; and the Site is conveniently located in proximity to major thoroughfares and the airport. The General Plan recognizes the desirability to renew old, underutilized areas rather than to sprawl into outlying areas. The General Plan also espouses the concept of mixing compatible commercial and resi- dential uses to create a more dynamic community. Such mixed use zones are especially appropriate in "areas of economic transition, such as ...older residential azeas which are needed as sites for more intensive develop- ment," an apt description of the Site. 4.4 HILO COMMUNITY DEVELOPMENT PLAN The Hilo Community Development Plan (CDP), adopted by Resolution in 1975, is intended to provide short and middle range implementation strate- gies for [he goals, policies, and land use pa[[em presented in the General Plan. Although the Hilo CDP and its Zone Guide Map, adopted over l5 yeazs ago, suggests asingle-family residential designation (RS-l0) for the 7. General Plan Support Document, p. 82. Final EIS Big /stand Candies Retail and Production Facility 4-11 RELATIONSHIP TO PLANS, POLICIES, ANO CONTROLS Site, the plan designated commercial areas in the Waiakea Houselots area probably in recognition of the transitional state of the area and its com~e- nient proximity to major thoroughfares, downtown Hilo, and the airport. 4.5 HAWA/I COUNTY ZONING AND SUBDIVISION The existing County zoning designation for the Site is Single-Family Resi- dential (RS-10). The project will require rezoning to General Commercial (CG-20). Permitted uses in the General Commercial district include retail uses conducted entirely within a building, nonnoxious types of manufactur- ing, and bakeries.$ All projects within the General Commercial district require Plan Approval 9 Since Plan Approval is a review of the detailed construction plans usually submitted far building permit approval, it pro- vides assurance that any mitigation measures to assure compatibility with the surrounding neighbors will have been implemented. The several parcels that comprise the Site should be consolidated into one parcel. 8. Hawaii County Code §25-192. 9. Nawaii Counrv Code §25-242. 4-12 Final EIS Big /stand Candies Retail and Production Facility FIGURE 78. Hawaii County Zoning I ppen(p) - - - - Ili Neighborhood Commercial (CN-7.5) j I Single-Family Residential (RS-10) a' ~'F•'~'~~ General Commercial -7.5 ~ o~ Light Industrial (ML-20) ~p° I a i ~ , Spa"' F o ~ ~ 2 X" RAY NAY I V A L i~M XUIWA SI ~ NQ tl,Altl 2 x az I > o z o o ppen (p) ^ l ~ a ~ e ~ AIlCAWY~Y:Sf~ a x _ . ' ~c;•. ~Sn o li ~ II s [ ~I d+ v A=c ~ ~ hetK ~A'3% r`:?.,r,~) - Light Industrial (ML-20) X-r Ili e.%n a~*-~x - ~ ~ rAyf 7J i y, C Y ~ ~ sc.7~a y j ~ _ Z 1 T:. Z [AMIX~ Sl ~ II Nei ood Com er I (C -7.5) Ili ~ nn Fina! E/S Big /slm[d Cm[dies Rerai! and Production Facility 4-13 RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS 4.6 COASTAL ZONE MANAGEMENT AND SPECIAL MANAGEMENTAREA The project is not located within the Special Management Area (SMA), and therefore does not require a SMA Permit. However, all actions within the State must comply with the objectives and policies of the Coastal Zone Management Ac[ (CZM).10 The CZM objectives and policies that are pertinent to the project include: Scenic and open space resources: Encourage those developments which are not coastal dependent to locate in inland areas. I ~ Discussion: Since the project is not coastal-dependent, the proposed inland location is consistent with this policy. Coastal hazards: Develop and communicate adequate information about storm wave, tsunami. flood, erosion, subsidence, and point and nonpoint source pollution hazards. tZ Discussion: The Hawaii County Civil Defense Agency notifies the general public of the tsunami evacuation zones and procedures through its publica- tion in the telephone book. The project is located outside the evacuation zone (see Figure 9 on page 3-3). l O.The "coastal zone management area;' at one time defined as the Special Man- agementAreas (SMA) delineated by the counties, now includes all land areas in the State (Hawaii Revised Statutes §205A-1, -4(b)). 11. Hawaii Revised Statutes §205A-2(t)(3)(D). 12.Hmvnii Revised Statures §205A-2(c)(6)(A). 4-14 Firtal E/S Big Island Candies Retail and Production Facility 4.7 HANDICAPPED ACCESSIBILITY 4.7 HANDICAPPED ACCESSIBILITY As a commercial facility, the project design must conform with the Ameri- can with Disabilities Act standards. Violations of this Act are enforced through litigation. 4.8 OTHER PERMITS AND APPROVALS The project will require grading and building permits. Any improvements within [he Hinano or Laukapu rights-of-way must conform with the require- ments of Chapter 22, Streets and Sidewalks, of the Hawaii County Code. If drywells are required to drain the parking lot, the drywells may require an Underground Injection Control (UIC) Permit from [he Department of Health (DOH). Since the limits of grading for [he improvements will involve less than 5 acres, the non-point source controls under the NPDES Permit administered by DOH will not likely apply to the project. Prior to erection of a sign, the Department of Public Works must issue a sign permit. TABLE 5: List of Permits and Approvals Permit or Approval Authority' Approving Agency FEDERAL ADA Design Guidelines Americans with Dis- judiciary (enforcement by litiga- abilitiesAct tion) STATE OF HAWAII Underground Injection Convol (possibly) HAR Chap. I I-23 Department of Health COiJNTY OF HAWAII General Plan Amendment Ord. No. 89-142 County Council Rezoning HCC Chap. 25 County Council Subdivision (consolidation) approval HCC Chap. 23 Planning Department Plan Approval HCC Chap. 25 Planning Department Final EIS Big Island Candies Retail and Production Facility 4-1$ RELATIONSHIP TO PLANS, POLICIES, AND CONTROLS TABLE 5: List of Permits and Approvals Permit or Approval Authority8 Approving Agency Grading Permit HCC Chap. 10 Departmen[ of Public Works Construction within County Right-of-Way Per- HCC Chap. 22 Department of Public Works mit; Dmeway Permit Building Permit HCC Chap. 5 Department of Public Works Sign Permit HCC Chap. 3 Department of Public Works a. PC Rule= Rules of Practice & Procedure. Planning Commission, County of Hawaii; HCC= Hawaii County Code; HAR= Hawaii Administrative Rules ~-16 Finaf EIS Big /slnnd Candies Retail and Production Faci/iry CHAPTER 5 ALTERNATIVES The following alternatives avoid or reduce impacts resulting from the project. ~.1 NO PROJECT Under this status quo alternative, the Site remains in its present condition and Big Island Candies does not build a new facility. advantages. The following impacts would be avoided for the surrounding residents: • Noise during the construction period. This is a short-term impact that can be minimized by an expedited work schedule or controlled working hours. • Noise and traffic from tour buses. The residents in the immediate vicin- ity of the Site were not concerned about the tour bus noise and traffic. The existing noise from overflight aircraft and Kekuanaoa Street are more significant noise sources. Disadvantages. The following beneficial impacts would be foregone: • The Site would continue to be underutilized by the present nonconform- ing commercial uses; • Big Island Candies would not be able to expand and increase employ- ment and market opportunities; • The opportunity to introduce a compatible use that would diversify the activities in the area would be foreclosed. Some of the residents, espe- cially the elderly in [he area, look forward to the project for the conve- nient shopping and opportunity to meet some of the visitors. Fina! EIS Big /s/and Candies Retail & Production Facility 5-1 ALTERNATIVES 5.2 ALTERNATIVE COMMERCIALLY- ZONED SITE LOCATION Under this alternative, Big Island Candies would seek an alternative loca- tion that is already zoned commercial and therefore would not be in a resi- dential area. Advantages. The infrastructure, such as roads, should be capable of accom- modating the proposed project. There should be no compatibility concerns with the other commercial neighbors. Disadvantages. This is not a feasible alternative. There are no existing com- mercially-zoned properties that meet the area, accessibility, and aesthetic requirements of the project. If such a property were available, the Applicant would not be spending the time and money for the land use approvals atten- dant with the subject Site. 5.3 ALTERNATIVE DESIGNS Under this alternative, the project would be permitted to be constructed on the Site, but changes would be made to the design to address particular con- cerns. Since the project has already been designed to fit with the surround- ing residential character, no concerns have been expressed that require mitigation through design. 5.4 EVALUATION OF ALTERNATIVES The low-scale, lushly landscaped project has been designed to mitigate potential concerns of locating a commercial project adjacent to residential uses. The azea is already subject to a mix of residential and non-residential uses, the infrastructure has the capacity to accommodate the project, the area is conveniently situated [o major roads and the airport, and the existing ambient noise levels aze already relatively high due to the Kekuanaoa Street traffic and aircraft overflights. Because of these existing conditions and the acceptability of the surrounding residents to the project, the unavoidable impacts associated with [he project (i.e., tour bus noise and traffic) are not major concerns and therefore do not justify serious consideration of the "no project" and "alternative site" alternatives. 5-2 Final E!S Big lsland Candies Retail & Production Facility CHAPTER 6 IMPACT SIGNIFICANCE ANALYSIS 6.1 RELATIONSHIP BETWEN SHORT-TERM USES AND MAINTENANCE OF LONG-TERM PRODUCTIVITY The Site is already used for nonconforming commercial uses. The proposed project will enhance the productivity of the Si[e by restoring the gardens and reviving activity on [he Site with a viable growing business. 6.2 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES Since the Si[e has already been completely disturbed, the commitment of natural or archaeological resources is not an issue. The only irreversible commitment relates to infrastructure capacity, particularly road capacity. Expanding the width of Hinano Street is not likely without unpopular con- demnation. The mitigation measures proposed for this project (improving the road shoulders and restricting tour bus traffic from the interior streets) must suffice. Final EIS Big Island Candies Retail & Production Facility 6-1 IMPACT SIGNIFICANCE ANALYSIS 6.3 UNAVOIDABLE ADVERSE IMPACTS The following impacts are unavoidable: • Noise from tour buses. This is not a significant impact because of the existing high ambient noise levels from aircraft overflight and Kekua- naoa traffic. Tour buses will be routed from Kekuanaoa and will be restricted from the interior neighborhood streets. • Turning encroachments of buses. The right turns of the tour buses into and out from Hinano to Kekuanaoa Street will encroach onto the oppos- ing lane. These turns can be made with caution timed with the gaps in the opposing traffic. • Dislocated business. The existing plant nursery business located on the Site will have to relocate. However, since the lease is on a month-to- month term, the lease can be terminated irrespective of the project. 6-2 Final E!S Big Island Candies Retail & Production Facility CHAPTER 7 UNRESOLVED ISSUES There are no unresolved issues, provided the following mitigation measures are implemented: Design Phase: • Provide dense perimeter landscaping, especially around parking lots, to buffer noise. • Incorporate existing large trees, especially along Hinano Street, into the landscaping plan to the extent feasible. • Design the building with low-scale, residential character. • Widen Hinano Street to 20' from the Kekuanoa/Hinano Street intersec- tion to [he project entrance. • Improve the turning radius for the right tum comer from Kekuanaoa to Hinano Street to the extent possible within the existing right of way. Construction Phase: • Comply with the standards set forth in the Department of Health Com- munity Ploise Control regulation. Operational Phase: • Instruct the bus drivers to access the Site from Kekuanaoa Street and restrict driving through the neighborhood. Final EIS Big Island Candies Retail & Production Facility 7-1 UNRESOLVED ISSUES • Advise bus drivers to exercise caution when making right rums from Kekuanaoa Street to Hinano Street. • Advise bus drivers to make left turns from Hinano Street to Kekuanaoa Street as the standard route to their next stop at Liliuokalani Gardens. • Instruct bus drivers to rum off their engines and not to idle while waiting for their passengers. 7-2 Final EIS Big Island Candies Rerai! & Prodaction Facility COl„JTY OF HAWAII _.:.,_STATE OF HAWAII RESOLUTION Nn. ~ 317 91 WHEREAS, the Waiakea Houselots area is an older residential area which has been experiencing urban expansion pressures by higher density land use development; and WHEREAS, the County Council has received testimony from the community leaders~~that the residents are particularly concerned about increased taxes, negative environmental imgacts, and forced relocations; and WHEREAS, although the Waiakea Houselots area is particularly suited for higher density uses, the Council acknowledges the concerns and the desires of the long-time residents and that they be allowed to live their lives with comfort and dignity; and WHEREAS, the Council feels that the core of the Waiakea Houselots area as delineated by the following boundaries should be retained in the low density category; 1) All lots bordering Kalanikoa Street, Laukapu Street, Hinano Street, Manono Street, and the eastern side of Mililani Street between Hualani Street on the mauka side and Lanikaula Street on the makai side; 2) All lots bordering Lanikaula Street on the makai side, Leilani Street, Kekuanaoa Street, and on the mauka side of Hualani Street between Mililani Street and Kalanikoa Street; and WHEREAS, Section 6H3 of the General Plan grants the Council the authority to initiate interim amendments to the General Plan by the adoption of a resolution; and WHEREAS, the Council also recognizes that there are areas in the Waiakea Houselots which have been allowed to develop a mix of commercial and light industrial uses. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that the Planning Director is requested to conduct the necessary feasibility study to redesignate those parcels along the eastern side of Kalanikoa Street up to the eastern side of Mililani Street between the mauka side of Hualani Street and the makai side of Lanikaula Street from Industrial to low density. Exhibit B HE IT FURTHER RESOLVED that the Council also declares that all lots within this core of the waiakea Houselots area shall be retained in its low density designation. BE IT FURTHER RESOLVED that the Council requests the Planning Director to evaluate the mired uses within the peripheral lots of the waiakea Houselots area and to submit his recommendations regarding General Plan and zoning applications. HE IT FURTHER RESOLVED that the Clerk of the County of Hawaii is directed to transmit copies of this resolution to the Honorable Mayor Lorraine R. Inouye, Planning Director Norman K. Hayashi and Planning Commission Chairman Fred Y. Fujimoto. Dated at Hilo, Hawaii, this 1st day of Mav 1991. INTRODUCED BY: I ~-a~.~ COUNCILMEMBE S, COUNTY OF HAWAII COUNTY COUNCIL ROLL C.1LI. VOTE Covnty of Hawaii Hilo. Hawaii AYES NOES ABS EX ARAKAKI X I hereby certify that the foregoing RESOLUTION wee by DE I1MA X the vote indicated to the right h ~aota ~ pted 99tlhe COUNCIL ~IvfEWGO of the County of Hawaii on KOKUBUN LA1 ATTEST': MAKUAKANE RUDDLE v SCHUTTE 4 ~ n _ ~ ~ ~ J Refeanee PC -214 COUNTY C RK AIR~1~~~ ING OFFICER RESOLUTION NO. 3Ir7' X31 COUNTY OF HAWAII. STATE OF HAWAII RESOLUTION N0. 419 32 WHEREAS, in recognizing the concerns and desires of the long-time residents of the Waiakea Houselots area to retain its residential character, the Hawaii County Council adopted Resolution No. 317-91, requesting the Planning Director to conduct the necessary feasibility study to redesignate those parcels bounded by Hualani Street, Mililani Street, Lanikaula Street and both sides of Kalanikoa Street, from Medium Density Urban and Industrial Area to Low Density Urban designation; and WHEREAS, the Council further requested the Planning Director to evaluate the mixed commercial and light industrial uses within the peripheral lots of the Waiakea Houselots area; and WHEREAS, since its creation in the 1900's, the Waiakea Houselots area which encompasses approximately 200 acres of land area, has predominantly retained its single family character, especially within its core; and WHEREAS, the Hilo Community Development Plan, adopted by the Planning Commission in 1975, recommended that the core of Waiakea Houselots area be retained in single family residential zoning and that no further limited industrial expansion continue in the area but instead, to other industrial designations; and WHEREAS, the roadways servicing the Waiakea Houselots area are not compatible to commercial and industrial roadway standards; and WHEREAS, the Low Density Urban designation would preserve and maintain the existing residential character and uses of the houselots area and prevent further encroachment of noncompatible uses; and WHEREAS, the Planning Director has completed the study to determine the feasibility of amending the General Plan Land Use - Pattern Allocation Guide (LUPAG) Map for the Waiakea Houselots area from Medium Densit}r Urban and Industrial Area to Low Density Urban designation and has found the redesignation to be an appropriate land use pattern and more compatible with the surrounding zoning and land uses; and WHEREAS, Section 6B3c of the General Plan grants the Council the authority to direct the Planning Director to initiate the interim proposed amendment, upon receipt of a feasibility study, by the adoption of a resolution. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that the Planning Director initiate the General Plan Amendment at Waiakea Houselots area to redesignate TMK: 2-2-27 (Por.), 2-2-34 (Por.), 2-2-35 (Por.), 2-2-36 and 2-2-37 (Por.) from Medium Density Urban and Industrial Area to Low Density Urban designation. BE IT FURTHER RESOLVED that the current General Plan land use designations between Hualani Street and Piilani Street retain its existing Medium Density Urban designation as commercial activities and multiple family residential uses and the Industrial Area designation be retained for the lots fronting Kanoelehua Avenue. RESOLUTION N0. 4'~9 9.Z BE IT FURTHER RESOLVED that the Clerk of the County of Hawaii is directed to transmit copies of this resolution to the Honorable Mayor Lorraine R. Inouye, Planning Director Norman K. Hayashi and Planning Commission Chairman Mike Luce. Dated at Hilo, Hawaii, this 15th day of April 1992. INTRODUCED BY• . ~d/k/ wu COUNCILMEMBER, COUN F HAWAII COUNTY COUNCIL ROLL CALL VOTE County of Hawau Hilo. Hawau AYES NOES ABS ~ EX ARAKAKI X I hereby certify that the foregoing RESOLUTION was by DE LIMA X the vote indicated to the right hereof adopted by the COUNCIL DOMINGO of the County of Hawaii on April 15, ll o~ HALE KOKUBUN X LAI ATTEST: MAKUAKANE RUDDLE X SCHUTTE ~ i Reference PC- 279/C-3545 COUNTY CLERK CX AN & PRESIDING OFFICER RESOLUTION NO. 4~9 ~aZ. COUNTY OF HAWAII. STATE OF HAWAII BILL NO. 661 ORDIRTANCE NO. 92 115 AN ORDINANCF. AMENDING THE COUNTY OF HAWAII GENERAL PLAN AS ADOPTED BY ORDINANCE NO. 89-142 AND AS AMENDED BY ORDINANCE NOS. 90-71, 91-48,'91-72 AND 91-131. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. The County of Hawaii General Plan Land Use Pattern Allocation Guide Map is hereby amended to redesignate approximately 122.5± acres of land, identified by Tax Map Key Plat 2-2-36 and portions of Plats 2-2-27, 34, 35 and 37 located at Waiakea, South Hilo, Island of Hawaii from "Medium Density Urban" and "Industrial Area" to "Low Density Urban." All as shown on the map attached hereto, marked Eahibit "A" and by reference made a part hereof. SECTION 2. If any provision of this ordinance or the application thereof co any person or circumstance is held invalid, the invalidity shall not affect other provisions of applications of this ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this ordinance are severable. SECTION 3. This ordinance shall take effect upon its approval. IN~TRpODUCED BY: COUNCIL MEMB R, COUNTY F HAWAII Hilo, Hawaii Date of Introduction: October 7, 1992 Date of 1st Readinq: October 7, 1992 Date of 2nd Reading: October 21, 1992 Effective Date: October 29, 1992 APPROVED AS TO FORM AND LEGALITY: c~~e OEPUit CORPrO TION COUNSEL DATE: AUG ~ ~ ~99Z. -2- TRUE ~ NORTH S OA LC e ° I'=1eee~ ~ ~IND UBTRIAL) (INDUSTRIAL) 1+1BOfUM DENSITY Art P7 PJ~~JC O 1NOU STRIAE TO LOW DENSITY IgREA = 1~~-S't ACRES P\URO PO rOetr SITY) n~~e AIRPORT - a (IN DUSTRIA L~ (INDU9TR IAL) (HIGH DGHSITY~ ~9AMpAH oR. KANOCLQ MUA AVBNUC ~INDU9TRIAL~ a ~ ~`c9NO , ~IND U~JTRIA L) ~~I(ALAM Rem ~T./ ~INDUSTRIAL~ (INDUTT.~ ~j ~ ~ F HOLOMUA +=G F (M CDrUM ~ ~ O (OPBNJ LAU RAPU' TTTTT~TTTT. TTTTTTTTTTTT r~Q 11 J m O~ ~ I ~ MARAALA ST. Z / Z n _ NINANe 'OJT. ~ ~ ~INDUSrR1AL~ 'J MOOL{IW Wr ruw Z ~ Z a cer.rr~ax / 0 4 ~OPCN~ ~ ~ _ - % ~ j u n v Y ~ r.ruM~rrY MANONO~, 9T. / cA~c°c ~ (M ODIUM D6NSITY~ (MQDIIJM DpN~J1TY~ / (MQD. (INDU3T) OB}J-) Z U Q. MILILANI "JT. O (MBDrV DCw~IT7') (NIGH OBN~JIT7~ Q IOLANI 9T. J O n.ar~en Q ~ ~g~ rr~rTwc oP~N ~ ~ Z (aPCN~ OG (M IOM r (N16r1 -I g ~j- I DL'N ~JiTYI m OCNS1TyI TJ ~i \w~rA.acA Y JG ~ Harr reNO r O~J T Mrb p, /~6 i ' C~NTiR ~V Jar `c / LiL 1 (OPEN) ~-i ea• i ~ o gz (M Vim, Gr ' 1 I Oe~ \ .j°e ~ a - Go~9~-~ ~ rt.~rrae'e O; eso ~`6Y~ j{~p`~~J~ L~OGr J`J@b'CI ~c r~pTVR G` ` J AMENDMENT TO THE GENERAL PLAN AMENDtN6 TyE CoUNT7' e1= 1`iAWA11 GENEfQA1--. PLAN LAND USE ~°ATTERN ALLOCAT1oN QU1D1= MAP !9Y CyANQ1NG 'T'HE LANG U3E DESIQNATION FROM MEi71tJM DEN`31T7 AND INDUSTRIAL To LOW DENSIT7' AT WAIAKEA, SOUTH HlLO, HAYVAII. f~RePAReD BY ~ P~-AN1v1N6 ~E1°At¢TMENT oouNTY o}~ F-fAwAll 'rMK > ALL Op PLAT ~-~.-'~G AND I°ORT10N7 op PLATS ~-~-~7, 34, 3s ANG 37 MAY ~1, f99~ EXHl81T „F?„ ~INtTIATaO D7 PLANNING DIROCTOR) BELDAM 011. CAYETANO MICIIABL D. M1bON. CIIAI RICREON GO VERNOft Of HAWAa u , 80AAD Of LAND AND NATURAL RESOURCES 1~~ OE ES ~ , n l L LC In r~ilk~rt ~ loma-Agaran .i. l' f ~ AOUACULTUIE DEVELOPMENT i~~r~i1r~GRAM STATE OF HAWAII ' AouArK lasouRCfs CONSFAVATKIN AND DEPARTMENT OF LAND AND NATURAL RESOURCES EMV111DNMfN1Al MFA10.5 CONSFRVATIDN MID STATE HISTORIC PRESERVATION DIVISION RESOURCES ENFORCEMENT J3 SOVTH KING 57REET, 0TH FLOOR [DNVEYANCF6 December 6, 1996 HONOLULU, HAWAII 8f18T7 FORESTRY AND WILDUfE MST0IVC PRSfRVATION avlsKw LAND MANAGEMENT STATE PMKS WATER AND LAND pEVELOPMEM Ms. Virginia Goldstein, Director LOG NO: 18582 Planning Department DOC NO: 9612PM04 County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: SUBJECT: Section 6E-8: Interim Amendment to the General Plan Big Island Candies Retail and Production Facility Hilo, South Hilo, Hawaii Island TMK: 2-2-34:67, 68, 69, 76, 77, 104, and 106 Thank you for your letter of November 26, 1996 and the opportunity to comment on the proposed amendment to the Hawaii County General Plan that will involve the re designation of land scheduled to be used for the new Big Island Candies facility. As you know, we have already reviewed the Draft Environmental Impact Statement for the proposed Big Island Candies facility on the subject parcels under Section 6E-42. In our review letter dated November 1, 1996 we indicated that the proposed building will have "no effect" on significant historic sites because of previous land uses on the subject parcels. The need to now review this same project under Section 6E-R does not change ~~~r respo.^.se. If you have any questions please contact Patrick McCoy (587-0006). Aloha, DON HIBBARD, Administrator State Historic Preservation Division 12~ 05 Exhibit C 0~ W1If9 rrs H` 'if DEPARTMENT OF WATER SUPPLY ~'i'~¢~QTJAI.TY OF HAWAII ' u 1 r: 9 ~~~e~w~~7 25 AUPU NI STREET HILO. HAWgII 9fi 7247 70 L TELEPHONE 16081969~7a27 FA X,~18081969~6996 t, December 30, 1996 ~ '~`^'I T0: Planning Department FROM: Milton D. Pavan, Manager SUBJECT: CHANGE OF ZONE APPLICATION N0. 96-34 FINAL ENVIRONMENTAL IMPACT STATEMENT APPLICANT - BIG ISLAND CANDIES TAX MAP KEY 2-2-34:67, 68, 69, 76, 77, 104 AND 106 We have reviewed the subject application and Final Environmental Impact Statement. Please refer to our memorandum of November 4, 1996 for our comments and requirements. In addition to the above requirements, water improvement plans must be submitted by the applicant which will include but not be limited to the installation of a back-flow preventer (reduced pressure type) prepared by a registered engineer for r review and approval. Mi ton Pavan, P.E. Manager WA:gms copy - Mr. Roy R. Takemoto Big Island Candies ~ti~y~, ~ / / / Exhibit D Ul/afer brine pro~reee... o~ •u4 a~ rt: o~ N n DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII rs ~`"'w~'~~ 25 AUPU Nt STREET HiLO, HnWali 96720 TELEPHONE 18081 9 6 9 1x21 FAX (80819696996 November 4, 1996 i `G _ ~ ' f T0: Planning Department ~ FROM: Milton D. Pavao, Manager - ; SUBJECT: ENVIRONMENTAL IMPACT STATEMENT BIG ISLAND CANDIES RETAIL AND PRODUCTION CENTER TAX MAP KEY 2-2-34:67, 68. 69, 76, 77, 104, AND 106 We have reviewed the subject Environmental Impact Statement. For your information, the property is serviced by two existing 5/e-inch meters and one 1;-inch meter. The existing 1}-inch meter is of adequate size to accommodate the anticipated maximum daily water demand of 4,166 gallons of water per day or 7 equivalent units and peak-hour demand of 50,100 gallons per day or 35 gallons per minute. We suggest you consult with the Fire Department for fire-flow requirements. Should there be any questions, the applicant may contact our Water Resources and Planning Section at 961-8660. Milton D. Pavao, P.E. Manager WA:cmk copy - Mr. Roy R. Takemoto Big Island Candies, Inc. f l JL.t.-LI" Ul/afer brin~~ pro~res6... DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII G u~~ 9 `O HILO, HAWAII r~ _ C - - - , ry~,~ DATE: Decemtier30, 1996 ~I(iP.NldlRfldG~!?t TO : PLANNING DEPARTMENT ~ f~. _o. FROM : ~~ALCEAf M. K61®A, Divisio°n Chief Engineering Division SUBJECT : CHANGE OF ZONE APPLICATION (REZ 96-34) INCLUDING FINAL ENVIRONMENTAL IMPACT STATEMENT Applicant: Big Island Candies Request: RS-10 to CG-20 Location: Waiakea, South Hilo, Hawaii TMK: 2-2-034: 067, 068, 069, 076, 077, 104 & 106 We acknowledge receipt of the subject application and report and offer the following comment: The Department of Public Works does not feel it is the County's responsibility to condemn land area to improve the Kekuanaoa/Hinano intersection if additional area is necessary as stated in the Final Environmental Impact Statement (FEIS). It shall be the applicant's responsibility to improve the intersection to provide the minimum fuming radius of 40 feet (as stated in the FEIS for a standard 40-foot long bus) without the need of encroaching into oncoming traffic. Should there be any questions concerning this matter, please feel free to contact Mr. Kelly Gomes in our Engineering Division at 961-8327. KG 12'7y0 Exhibit E • N1 V O/ N7 ~e;?•` ' Nelson M. Tsuji ' L"'i. Fire Chief Stephen K Yamashiro t"1aY°r - Edward Bumatay it ~ . ° Deputy Fire Ch¢f 11/ O/.M,'V' ~uuu#g n~ ~~tfuttii FIRE DEPARTMENT 777 Kilauea Avenue • Mall hne, Room 6 • Hilo, Hawaii 96720-0239 (808) %3-8297 • Faz (808) %1-82% January 17, 1997 n = cJ To: Virginia Goldstein, Planning Director . From: Nelson M. Tsuji, Fire Chief cJ SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-34) APPLICANT: BIG ISLAND CANDIES REQUEST: RS-10 TO CG-20 TAX MAP KEY: 2-22-34:67. 68, 69. 76. 77, 104 & 106 The Fire Department's requirements as stated in the Fire Code are: "Fire Apparatus Access Roads "Sec. 10.207. (a) General_ Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). o O(, U/".ti Exhibit F To: Virginia Goldstein, Planning Director Page 2 January 17, 1997 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for-the turning around of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 January 17, 1997 "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. "(j) Grade. The gradient for a fire apparatus access road shall not exdeed the maximum approved by the chief." (15%) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos To: Virginia Goldstein, Planning Director Page 4 January 17, 1997 blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry criemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall To: Virginia Goldstein, Planning Director Page 5 January 17, 1997 be subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." "Premises Identification "Sec. 10.208. (a) General. Approved numbers or addresses shall be placed on all new and existing buildings in such position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. "(b) Street or Road Signs. When required by the chief, a street or road shall be identified with approved signs." N Fire Chief NMT/mo E~~M , i 1 ~ ,i BE NJA MIN J. CAYETANO E~ LAWRENCE MIIKE GOVERNOR OiRECTOR OG nE/LTn .y P STATE OF HAWAII _ , r r` ~ 1 r - r 1 DEPARTMENT OFHEALTH ~_L L)~_ f'il IC...G1 P.O. BO% 918 _ HILO. HAWAII 981210918 i . ~1i a~:. ~1 i ~ ..~~.-.II DATE: December 30, 1996 TO: Planning Director, County of Hawaii FROM: District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 96-34) Applicant: Big Island Candies Request: RS-10 to CG-20 Tax Map Key: 2-22-34:67, 68, 69, 76, 77 104 and 106 The proposed manufacturing facility would need to meet the requirements of Chapter 12 (Food Establishment Sanitation) and Chapter 39 (Air Conditioning and Ventilating) rules. The Department of Health recommends that site locations for stationary equipment such as compressors, condensers and fans be located to minimize and be in compliance with current noise standards. The Department of Health would support any sewer requirements made by the County of Hawaii for the proposed project. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." ~ I/I~Y..a.~~ AARON UENO wP51:REZ96-34.mi • 128i~y Exhibit G SidneyFuke&Associates 100 Pauahi Street Suite 27 2 ~ Hilo. Hawaii 96720 Consulting Land Use Planners Telephone: (808) 969-1522 ~ Fax: (808) 969-7996 February 3, 1997 ~ q ~ ` ; . ~ l: P. l~ ~ nJ Ms. Virginia Goldstein, Director - , '`/r Planning Department COUNTY OF HAWAII 25 Aupuni Street Hilo, HI 96720 ' Dear Ms. Goldstein: SUBJECT: Rezoning Request - RS-10 to CG-20 (REZ 96-34) Bi; Island Candies. TMK: 2-2-34' 67-69 et al Thank you very much for sending me a copy of agency comments regarding the subject matter. After confemng with the applicant, we would like to note the following: Department of Public Works The applicant intends to make improvements within the existing right-of--way to accommodate turning movements at the intersection of Hinano and Kekuanaoa Streets. However, as the applicant has no controlling interest of the adjoining properties, the improvement corrunitment at this time must be limited only to the extent of the existing right-of--way. The applicant is attempting to acquire the additional right-of--way adjacent to the project. If successful, the applicant would be willing to make improvements within the expanded as opposed to the existing right-of--way. Department of Health All requirements relative to sanitation and noise will be adhered to. Noise mitigation measures for the fans and other equipment are planned. These include landscaping and enclosures. The project will tie into the County's sewer system, and any required UiC permits will be secured before start of construction. I trust that the foregoing adequately responds to the agency concerns; if not or if there are additional concerns, please feel free to contact me. Thank you. ~n~erely, ~Q~l' NEY M.FUKE Planning Consultant cc Department of Public Works Department of Health Mr. Allan Ikawa, Big Island Candies C~~ (?9~ I~chibit H r SidneyFuke&Associates 100 Pauahi Stree4 Suite 212 • Hilo, Hawaii 96720 Consulting Land Use Planners Telephone: (806( 969-1522 • Fax: (BOB( %9-79% February 7, 1997 ~~,-123cSJ - ~ o~ ~ Ms. Virginia Goldstein, Director ~ ~ Planning Department i`•.`, ~ G' S, COUNTY OF HAWAII ~ , °r°-"~ ' > 25 Aupuni Street `~~;~u",,~~,.' Hilo, Hawaii 96720 Dear Ms. Goldstein: SUBJECT: Rezoning Request (REZ 96-34) - RS-10 to CG-20 BiQ Island Candies. TMK: 2-2-34: 67-69. et al Thank for sending me a copy of the Department of Fire's comments regarding the subject matter. Please be informed that the applicant intends to meet with the requirements of the Fire Code relative to access and other fire protective requirements. Appropriate plans will be prepared for the agency's review and approval in conjunction with the building permit process. The approved plans will then be implemented prior to issuance of occupancy permit of the proposed establishment. We trust that the foregoing adequately responds to the comments. If not or if there are additional comments, please feel free to direct them to me. Thank you very much. 'ncere~, S NEY M.FUKE Planning Consultant cc Fire Department Mr. Allan Ikawa Mr. Peter Kubota, Esq. c;i~%9~ V A~ ~ CHANGE OF ZONE REQUEST ~y~land ~ u~ BIG ISLAND CANDIES, INC. Retail & Production Facility Itiaiakea, South Hilo, Hawaii Taa Map Key: (3) 2-2-34: 6? 68, 69, 76, 77, 104, & 106 December 1996 A??LIGATION FOR CYANGE OF ZONE COUNTY OF YAWAII PLANNING DE?ART^1ENT A?PL_C.~NT: Bi Island Candies I Apor,_CANT' S SIONA=".iP.E: ~ D:;':'O: ~DDP°SS: 500 Kalanianole Avenue Hilo, Hawaii 96720 =ST A?PLIC?.NIT'S =VTEREST IF NOT OWNER ~IS"_' ~R='1CI?~L;S) INCLJD'NG NA"ES OF KAIN Orr^FICERS _-L'?-GNE-3US~NESS: 961-2199 RESIDENCE: (RS-10) RE4UEST: Single Family Residential TO en ral C'nmmar ~,ay (CG-20) (Existing zoning) (Proposed zoning) TA;C ;d AP nE'I: _2-2-34: h7,hA, hQ~ 7h~~1CL, LD6 AREA OF 2R0PERTY OR AFFECTED AREA(S) TO BE REZONED: 3.34 acres LANDOwNER(S):S.K. Oda Trust, S. Russ Oda Sam H. Oda Aki Sadamoto & Hatsumi Arita OwNER'S SIGfdA.TGRE See attached letter of authorization DATE10/1/96 (^1ay be by letter) AGE*IT: Sidney Fuke ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELE?9oNE-aUSINESS: 969-1522 RESIDENCE: 961-6909 Please indicate to whom original correspondence and copies should oe sent. ORIGINAL Sidney Fuke COPIES Allan Ikawa (Se e. Instruc*ions in Back; I ATTACHMENT Commercial, RM, Resort, ~ industrial PLANNING DEPARThENT CDUNTY GF HAWAII PPPLICATiON FOR CHANGE CF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? no If yes, please answer the rest of question 1 and then to 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 plans of_ubdividing the subject area, do ydu intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) Consolidate the parcels to allow for the development of the proposed project f. If you intend to do either a, o, or c, pi ease elaborate on the kind of plans the other party nos. Please, also, include in your answer approximately how soon alter 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 or' Building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information wnich you feel might help us in evaluating your request. To constru t and operate a candy/cookie production and retail out~et facility. Please refer to attached Final EIS for a fuller description of the project. 4. Have you performed any study whim would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. Please refer to attached Final EIS. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? If so, please elaborate on your findings in the space provided oelow. Please refer to attached Final EIS. o. Are mere any duildings bn the suojec~ area? yes If so, wnat kind? Thr e SSin le-famil residential structures; a warehouse; and gar~en/nu~sery str~cture. what do you intend to do with those buildings if your request is approved? These structures will be demolished. However, the existing orchard areas would be maintained and incorporated into the the project's landscaping. 7. Is the subject land currently being used far 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 anb/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? Yes If so, what king? According to the Department of Public Works, Hinano Street should be widened to at least 20 feet. Also, measure of improvements to the Kekuanoa Street/Hinano Street intersection may have to be improved to accommodate bus turning movements, according to said Department. Is the road adequate for the proposed traffic volume or load? Yes 10. what sort or" governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No X a. Schools x (applicant intends b. Roads to make req'd c. Sewer x improvements d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other Please refer to Final EIS for a fuller description of infrastructural impacts and proposed mitigations. For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. 1].. 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. Please refer to Final EIS. Signature: Address: 500 Kalanianole Avenue Hilo, HI Telephone: 961-2199 96720 Date: Dec. 9,1996 -5- 6338A/SOA P.O. 5/84 ~iuivtr -~~~t TEL No.30d°3'o9799b pct 1~9b 1502 Nu .009 P.02 TO WHOM IT MAY CONCERN: Si1BJECT: BIG ISLAND CANDIES, INC. Please be informed that Big Island Candies, lnc. is seeking the necessary permit entitlements to allow the construction of its proposed facility on properties identified by TMK: 2-2-34: 68, 69, 77, 104, and 106, located at Waiakea, South Hilo, Hawaii. The undersigned collectively own the subject parcels. Parcel 67 is owned by the S.K. Oda Trust, of which S, Russ Oda is its trustee. The undersigned hereby authorize Sidney Fuke, Planning Consultant, on behalf of Big Island Candies, Inc. to file and process the necessary General Plan amendment and rezoning applications for this project at the aforementioned location d S. Russell Oda {date) Sam. H, Oda (date) Aki Sadamoto (date) Hatsumb Arita (date) DESCRIPTION FOR CHANGE OF ZONE PURPOSES LOT 8, BLOCK 21 of Waiakea House Lots, First Series A Portion of Grant 9735 to Fusae Sunata Waiakea, South Hilo, Island of Hawaii, Hawaii D B S C R I P T I O N Beginning at the southeast corner of this parcel of land, being the northeast corner of Lot 10, a portion of Grant 9433 to Mitsuyoshi Ikawa and on the west side of Laukapu Street, said point of beginning being due south 400.00 feet from the southwest corner of Hualani and Laukapu Streets, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAL" being 1,363.0 feet South and 10,081.0 feet East, and running by azimuths measured clockwise from True South: 1. 90° 00' 225.00 feet along Lot 10, a portion of Grant 9433 to Mitsuyoshi Lkawa; 2. 180° 00' 100.00 feet along Lot 7, Grant 8825 to Fusae Sunata; 3. 270° 00' 225.00 feet along Lot 6, a portion of Grant 9735 to Fusae Sunata; 4. 360° 00' 100.00 feet along west side of Laukapu Street, to the point of beginning and containing an area of 22,500 ` Square Feet, more or less. P~,N Z. !/yge9 INABA SNGINSBRING, INC . LICENSED PROFESSIONAL L/~~~ I J * LAND 'Jk ' .°~,~'Fp-c,~ SURVEYOR ~ 273 Waianuenue Ave. ~pflan Z. Inaba No. 5628 Hilo, Hawaii 96720 h, Licensed Professional Land December 10, 1996 q Wq(( U S P Surveyor, Certificate No. 5626 Tax Map Key: 3rd DLV. 2-2-34:104 INABA ENGINEERING, INC. CIVIL & STRUCTURAL ENGINEERING - LAND SURVEYING e:\Me\°sc\sx-wror 273 Waianuenue Avenue • Hilo, Hawaii 96720 xax assose Telephone: (808) 961-3727 DESCRIPTION FOR CHANGE OF ZONE PURPOSES LOT 9, BLOCK 21 of Waiakea House Lots, First Series Grant 8910 to Mitsuyoshi Ikawa Waiakea, South Hilo, Island of Hawaii, Hawaii D E S C R I P T I O N Beginning at the southwest corner of this parcel of land, being the northwest corner of Lot 11, Grant 9434 to Shigeru Oda and on the east side of Hinano Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 1,463.0 feet South and 9,631.0 feet East, and running by azimuths measured clockwise from True South: 1. 180° 00' 100.00 feet along the east side of Hinano Street; 2. 270° 00' 225.00 feet along Lot 7, Grant 8825 to Fusae Sunata; 3. 360° 00' 100.00 feet along Lot 10, a portion of Grant 9433 to Mitsuyoshi Ikawa; 4. 90° 00' 225.00 feet along Lot 11, Grant 9434 to Shigeru Oda to the point of beginning and containing an area of 22,500 Square Feet, more or less. PAN Z. I N~e9 LICENSED INABA SNGINSSRING, INC. PROFESSIONAL * LAND ~ / ` SURVEYOR l No. 5626 - 273 Waianuenue Ave. y ~1 n Z. Inaba Hilo, Hawaii 96720 q Wgll,V`~¢ Licens~ Professional Land December 10, 1996 Surveyor, Certificate No. 5626 Tax Map Rey: 3rd DIV. 2-2-34:69 INABA ENGINEERING, INC. CIVIL & STRUCTURAL ENGINEERING-LAND SURVEYING e: ~we~nsc~ez-curor 273 Waianuenue Avenue • Hilo, Hawaii 96720 xez assoce Telephone: (808) 961-3727 DESCRIPTION FOR CHANGE OF ZONE PURPOSES LOT 10, BLOCK 21 of Waiakea House Lots, First Series A Portion of Grant 9433 to Mitsuyoshi Ikawa Waiakea, South Hilo, Island of Hawaii, Hawaii D E S C R I P T I O N Beginning at the northeast corner of this parcel of land, being the southeast corner of Lot 8, a portion of Grant 9735 to Fusae Sunata and on the west side of Laukapu Street, said point of beginning being due south 400.00 feet from the southwest corner of Hualani and Laukapu Streets, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 1,363.0 feet South and 10,081.0 feet East, and running by azimuths measured clockwise from True South: 1. 360° 00' 100.00 feet along west side of Laukapu Street; 2. 90° 00' 225.00 feet along Lot 12, a portion of Grant 9433 to Mitsuyoshi Ikawa; 3. 180° 00' 100.00 feet along Lot 9, Grant 8910 to Mitsuyoshi Ikawa; 4. 270° 00' 225.00 feet along Lot 8, a portion of Grant 9735 to Fusae Sunata to the point of beginning and containing an area of 22,500 Square Feet, PAN Z ~Nge9more or less. LICENSED INABA SNGINSERING, INC. PROFESSIONAL LAND * ( ~ SURVEYOR ~p~~~ ~ „\~i~~ No. 5626 273 Waianuenue Ave. ti'9~.yall ~gp" an Z. Inaba Hilo, Hawaii 96720 Licensed Professional Land December 10, 1996 Surveyor, Certificate No. 5626 Tax Map Key: 3rd DIV. 2-2-34:76 INABA ENGINEERING, INC. P:\WP\°SC\HI-GlH°Y CIVIL & STRUCTURAL ENGINEERING- LAND SURVEYING xsx xssase 273 Waianuenue Avenue • Hilo, Hawaii 96720 Telephone: (808) 961-3727 DESCRIPTION FOR CHANGE OF ZONE PURPOSES LOT 11, BLOCK 21 of Waiakea House Lots, First Series Grant 9434 to Shigeru Oda Waiakea, South Hilo, Island of Hawaii, Hawaii D E S C R I P T I O N Beginning at the northwest corner of this parcel of land, being the southwest corner of Lot 9, Grant 8910 to•Mitauyoshi Ikawa and on the east side of Hinano Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAL" being 1,463.0 feet South and 9,631.0 feet East, and running by azimuths measured clockwise from True South: 1. 270° 00' 225.00 feet along Lot 9, Grant 8910 to Mitsuyoshi Ikawa; 2. 360° 00' 100.00 feet along Lot 12, a portion of Grant 9433 to Mitsuyoshi Ikawa; 3. 90° 00' 225.00 feet along Lot 13, Grant 9253 to Isami Ueda; 4. 180° 00' 100.00 feet along the east side of Hinano Street to the point of beginning and containing an area of 22,500 Square Feet, more or less. PAN Z. llyge9 LICENSED INABA ENGINSBRING, INC. PROFESSIONAL * LAND SURVEYOR I J No. 6626 (~,fffVVV--- ~'l l\~ljrt~~ C~(rG~. 273 Waianuenue Ave. y P.A~an Z. Inaba Hilo, Hawaii 96720 gWgll, U~`'' Licensd"d Professional Land December 10, 1996 Surveyor, Certificate No. 5626 Tax Map Key: 3rd DIV. 2-2-34:68 INABA ENGINEERING, INC. CIVIL 8 STRUCTURAL ENGINEERING- LAND SURVEYING e:~we~nsc~nx-cxxnr 273 Waianuenue Avenue • Hilo, Hawaii 96720 zex asso6e Telephone: (808) 961-3727 DESCRIPTION FOR CHANGE OF ZONE PURPOSES LOT 12, BLOCK 21 of Waiakea House Lots A Portion of Grant 9433 to Mitsuyoshi Ikawa Waiakea, South Hilo, Island of Hawaii, Hawaii D E S C R I P T I O N Beginning at the southeast corner of this parcel of land, being the northeast corner of a portion of Lot 14, Grant 9377 to John I. Cabral and on the west side of Laukapu Street, said point of beginning being due south 600.00 feet from the southwest corner of Hualani and Laukapu Streets, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 1,563.0 feet South and 10,081.0 feet East, and running by azimuths measured clockwise from True South: 1. 90° 00' 225.00 feet along a portion of Lot 14, Grant 9377 to John 2. Cabral; 2. 160° 00' 100.00 feet along Lot 11, Grant 9434 to Shigeru Oda; 3. 270° 00' 225.00 feet along Lot 10, a portion of Grant 9433 to Mitsuyoshi Ikawa; 4. 360° 00' 100.00 feet along west side of Laukapu Street, to the point of beginning and containing an area of 22,500 Square Feet, more or less. PAN Z. I NAB9 LICENSED INABA ENGINEERING, INC. PROFESSIONAL IAND * ' SURVEYOR No. 5626 273 Waianuenue Ave. yqw Sp. i. A~]an Z. Inaba Hilo, Hawaii 96720 All.v Licensed Professional Land December 10, 1996 Surveyor, Certificate No. 5626 Tax Map Key: 3rd DIV. 2-2-34:77 INABA ENGINEERING, INC. e: ~we~nsc~az-cwux CIVIL&STRUCTU RAL ENGINEERING-LAND SURVEYING zez X96068 273 Waianuenue Avenue • Hilo, Hawaii 96720 Telephone: (808) 961-3727 DESCRIPTION FOR CHANGE OF ZONE PURPOSES LOT 13, BLOCK 21 of Waiakea House Lots, First Series Grant 9253 to Isami Ueda Waiakea, South Hilo, Ialand of Hawaii, Hawaii D E S C R I P T I O N Beginning at the southwest corner of this parcel of land, being the northwest corner of the remainder of Lot 15, Grant 9225 to Sadawo Sakamoto and on the east side of Hinano Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAL" being 1,663.0 feet South and 9,631.0 feet East, and running by azimuths measured clockwise from True South: 1. 180° 00' 100.00 feet along the east side of Hinano Street; 2. 270° 00' 225.00 feet along Lot 11, Grant 9434 to Shigeru Oda; 3. 360° 00' 100.00 feet along a portion of Lot 14, Grant 9377 to John I. Cabral; 4. 90° 00' 225.00 feet along the remainder of Lot 15, Grant 9225 to Sadawo Sakamoto to the point of begin- ning and containing an area of 22,500 Square Feet, more or less. PAN Z. I NAe~9 LICENSED INAHA ENGINEERING, INC. PROFESSIONAL LANG * U SURVEYOR No. 5626 273 Waianuenue Ave. tiq P i ~A<an Z. Inaba Hilo, Hawaii 96720 wAI~,U'~' Licensed Professional Land December 10, 1996 Surveyor, Certificate No. 5626 Tax Map Key: 3rd DIV. 2-2-34:67 INABA ENGINEERING, INC. CIVIL & STRUCTURAL ENGINEERING - LAND SURVEYING ,:~wv~nsc~sx-c.xnr 273 Waianuenue Avenue • Hilo, Hawaii 96720 xsx xss°se Telephone: (808)961-3727 DESCRIPTION FOR CHANGE OF ZONE PURPOSES PORTION OF LOT 14, BLOCK 21 of Waiakea House Lots, First Series Grant 9377 to John I. Cabral Waiakea, South Hilo, Island of Hawaii, Hawaii D E S C R I P T I O N Beginning at the northeast corner of this parcel of land, being the southeast corner of Lot 12, a portion of Grant 9433 to Mitsuyoshi Ikawa and on the west aide of Laukapu Street, said point of beginning being due south 600.00 feet from the southwest corner of Hualani and Laukapu Streets, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 1,563.0 feet South and 10,081.0 feet East, and running by azimuths measured clockwise from True South: 1. 360° 00' 15.00 feet along the west side of Laukapu Street; 2. 90° 00' 140.00 feet along the remainder of Lot 14; 3. 360° 00' 85.00 feet along the remainder of Lot 14; 4. 90° 00' 85.00 feet along a portion of Lot 16, Grant 9133 to Theresa Gonsalves; 5. 180° 00' 100.00 feet along Lot 13, Grant 9253 to Isami Ueda; 6. 270° 00' 225.00 feet along Lot 12, a portion of Grant 9433 to Mitsuyoshi Ikawa to the point of beginning and containing an area of 10,600 PAN Z ~NgegSquare Feet, more or less. INABA ENGINEERING, INC. LICENSED PROFESSIONAL ~ * LAND '1k ~ SURVEYOR No. 5628 ~ 273 Waianuenue Ave. ,S, lan Z. Inaba Hilo, Hawaii 96720 '9~'Ygll uSP~ Licensed Professional Land December 10, 1996 Surveyor, Certificate No. 5626 Tax Map Key: 3rd DIV. 2-2-34:106 INABA ENGINEERING, INC. CIVIL & STRUCTURAL ENGINEERING - LAND SURVEYING P:\MP\DSL\BI-CANDY 273 Waianuenue Avenue Hilo, Hawaii 96720 :sP •ssose Telephone: (808) 961-3727