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HomeMy WebLinkAboutCOM 0822.000 2002-2004 Mtr os N Harry Kim Lldiw'. Dixie Kaetsu Mayor Managing Director - . 1-= x'lfi .'Meter L. Hendricks 6VA, ~ Deputy Managing Director COUNTY OF HAWAII,, 25 Aupunt Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawai'i 96740 (808) 329-5226 • Fax (808) 326-5663 October 15, 2004 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: State Land Use Boundary Amendment Application (SLU 03-006) Request: Agricultural to Urban Change of Zone Application (REZ 03-014) Request: ML-20/MG-5a/CV-10 to RS-20 and A-20a to ML-20 Applicant: Continental Pacific, LLC Tax Map Key: 2-8-8:por 3, por 95, 103 & per 104 V/C' hange of Zone Application (REZ 04-014) Applicant: Automotive Supply Center, Ltd. Request: RS-10 to MCX-20 Tax Map Key: 2-2-49:26 Change of Zone Application (REZ 04-015) Applicant: Island Ohana Dental Request: RS-10 to MCX-20 Tax Map Key: 2-2-37:31 Change of Zone Application (REZ 04-016) Applicant: Betty Wang Request: A-3a to RS-15 Tax Map Key: 2-4-38:16 Change of Zone Application (REZ 04-021) Applicant: Glenn Ahuna Request: RS-10 to RCX-10 Tax Map Kev: 2-2-21:30 < r3L* 0 357~ Comm. Ref. To- 4 Ref. Date Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 October 15, 2004 As required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above-referenced requests. Sin~cerrely,/~~{}~ ~ A V0' Marry Kim Mayor L091604 Enclosures cc: Planning Department Hawaii County is an Equal Opportunity Employer and Provider VNfY 01•M, Harry Kim 1L Mayor 1ff OF'N'~' County of Hawaii PLANNING COMMISSION 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720-3043 (808) 961-8288 • Fax(808)961-8742 October 15, 2004 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 04-014) Applicant: Automotive Supply Center, Ltd. Request: RS-10 to MCX-20 Tax Map Key: 2-2-49:26 The Planning Commission, after a duly held public hearing on September 16, 2004, voted to recommend for your approval the proposed legislative bill to change the district classification from a Single Family Residential - 10,000 square foot (RS-10) to an Industrial-Commercial Mixed 20,000 square foot (MCX-20) district for 22,300 square feet of land. The property is located along the south side of Lanikaula Street, approximately 200 feet west of the Lanikaula Street-Kanoelehua Avenue intersection, and one lot west of Leung's Chop Suey House, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The applicant is requesting a change of zone from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX- 20) to expand an existing automotive supply store on Kawili Street located south of the property. The applicant proposes to construct a single-story building consisting of approximately 7,168-square feet on the site. As indicated on the preliminary site plan, there will be a driveway connecting both parcels. The applicant as indicated that the parcels are not proposed to be consolidated. Proposed are 25 parking stalls for the new structure, a handicapped stall, and, if required, a loading zone. The preliminary plans show a setback of 60 feet from Lanikaula Street and a 50-foot setback along its eastern property line. Construction is proposed to commence within the next 12 months. The estimated cost of the project is $500,000. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single-Family Residential 10,000 square feet (RS-10) to the Industrial-Commercial Mixed (MCX-20) zoned district will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. 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. The request conforms with the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The applicant is requesting an Industrial-Commercial mixed zoning. The proposed project conforms to the Land Use - Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. The applicant proposes to establish an automotive supply store, which would be suitable in this area. The State Land Use designation for the subject property is Urban. The property is designated Urban by the Land Study Bureau's Productivity Rating. The Hilo Community Development Plan (CDP), adopted in 1975, suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. The project site is a relatively level, approximately 22,300-square foot rectangular parcel located on the south side of Lanikaula Street, approximately 200 feet west of the intersection at Kanoelehua Avenue and Lanikaula Street. The property has been completely cleared and used as a residence for over 50 years. There are two dwellings and related improvements on the site. These structures will be demolished should this request be approved. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 The land uses in the immediate area are a mix of commercial and industrial uses. Hilo International Airport is zoned ML-20 and located northeast of the property. The property to the north across Lanikaula Street is zoned ML-20, site of Business Automation. To the east is a property zoned ML-10 and Leung's Chop Suey House, zoned CN-10. The land northeast of the site is zoned ML-20, site of Restaurant Osaka, Kilohoku Treasures, Family Home Mortgage Company of Hawaii, Green Sands Internet and Harmony Road Music School. Lands to the west in the general vicinity are zoned RS-10. A property to the north on Kanoelehua Avenue is zoned MCX-20, where there is an existing dwelling. This parcel (TMK: 2-2-37: 29) was rezoned from RS-10 to MCX-20 by Ordinance No. 98 98 effective September 16, 1998. All utilities and services are available to the site. Access to the project site is proposed from Lanikaula Street, a County roadway with an approximately 50-foot right- of-way, and pavement width of 20 feet. There is a section of sidewalk fronting a commercial/industrial complex approximately 500 feet west of the property at the corner of Lanikaula and Laukapu Streets. As part of the rezoning approval, this property was required to set aside a five-foot road widening strip along Lanikaula Street. According to the applicant, the proposed project will have some traffic impacts. The intersection of Lanikaula Street and Kanoelehua Avenue is not a full-movement intersection and traffic from Lanikaula Street to Kanoelehua Avenue is limited to a right-turn only movement. According to the Department of Public Works, "within the vicinity, Lanikaula Street's right-of-way is 50 feet wide. The applicant shall provide full improvements to the entire frontage along Lanikaula Street consisting of, but not limited to pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting with the approval of the Department of Public Works." Kanoelehua Avenue is a six-lane State highway with a divided median in the project area. As the County waterline fronts Lanikaula Street, it is anticipated that a 5/8-inch meter would be sufficient for the proposed use. The applicant will install an additional or larger meter and a backflow preventer, if required. The project will connect to the County's sewer line. Solid waste will be handled by commercial haulers. If required, a Solid Waste Management Plan will be prepared. Electricity and telephone services are available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 By letter dated May 15, 2004, the applicant has requested a "no effect" letter from the DLNR-HPD. No professional surveys were conducted of the site. By letter dated June 25, 2004, the State Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Department. No professional flora or fauna surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site. The property is located in an urban setting close to existing industrial and commercial uses and was previously cleared and used as a dwelling site. Introduced bird species include the dove, Japanese White-Eye, house finch and mynah. Domestic animals such as cats and dogs and other animals such as rats and mongoose are common in the area. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is located more than two miles from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. According to the applicant, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. In view of the Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O Ka'Aina" decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed in terms of the cultural, historical, and natural resources and the associated traditional and customary practices of the site: Investigation of valued resources: No formal archaeological reconnaissance survey, oral history of kamaaina accounts of the area, historical survey of documentary records, botanical and/or fauna study was submitted. The valuable cultural, historical and natural resources found in the rezoning area: As the property was formerly used as a dwelling site, an archaeological inventory survey of the site was not conducted. By letter dated May 15, 2004, the applicant has requested a Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 "no effect" letter from the State Historic Preservation Division. By letter dated June 25, 2004, the State Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." The applicant has stated that work will cease and the Planning Department will be notified if any unanticipated archaeological features or sites are discovered during the course of improving the site. Possible adverse effect or impairment of valued resources: Native plants could be destroyed by construction and ground alteration. The property does not abut the shoreline, therefore Hawaiian gathering and fishing rights is not an issue. Feasible actions to protect native Hawaiian rights: Conditions of approval will be included to require the applicant to notify the Department of Land and Natural Resources - Historic Preservation Division (DLNR-HPD) should any unidentified sites or remains be encountered, and proceed only upon an archaeological clearance from the DLNR- HPD. The applicant has stated that there is no evidence of any traditional and customary Native Hawaiians rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the area. Thus, it is believed that the project would have no adverse impact relative to the cultural and historical resources of the area. To the extent to which traditional and customary Native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights and no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from Single- Family Residential (RS-10) to an Industrial-Commercial Mixed (MCX-20) district would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 We are enclosing copies of the staff Background and Planning Director's Recommendation for your information. Sincerel 7 Fre Gal ones, Chairman Planning Commission Lautornoti vesuppl y02 PC Enclosures cc: Mr. Sidney Fuke Mr. Peter Okino Department of Public Works Department of Water Supply Department of Land & Natural Resources-HPD/Kona Rodney Haraga, Director/DOT-Highways, Honolulu Hawaii County is an Equal Opportunity Employer and Provider s BAutoS upplyREL doc-7/7/04 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT AUTOMOTIVE SUPPLY CENTER, LTD. CHANGE OF ZONE APPLICATION (REZ 04-014) AUTOMOTIVE SUPPLY CENTER, LTD. has submitted an application for a Change of Zone from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) for approximately 22,300 square feet of land. The property is located along the south side of Lanikaula Street approximately 200 feet west of the intersection of Lanikaula Street and Kanoelehua Avenue and one lot west of Leung's Chop Suey House, Waiakea, South Hilo, Hawaii, TMK: 2-2-49: 26. REQUEST 1. Proposed Development: The applicant is requesting a change of zone from Single- Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) to expand an existing automotive supply store on Kawili Street located south of the property. The applicant proposes to construct a single-story building consisting of approximately 7,168-square feet on the site. As indicated on the preliminary site plan, there will be a driveway connecting both parcels. The applicant has indicated that the parcels are not proposed to be consolidated. Proposed are 25 parking stalls for the new structure, a handicapped stall, and, if required, a loading zone. The preliminary plans show a setback of 60 feet from Lanikaula Street and a 50-foot setback along its eastern property line. Construction is proposed to commence within the next 12 months. The estimated cost of the project is $500,000. Automotive Supply Center is the owner of the property. (See Exhibit A - Change of Zone application) STATE AND COUNTY PLANS 2. State Land Use Designation: Urban. 3. General Plan LUPAG Map: Industrial. 4. County Zoning: Single-Family Residential 10,000 square feet (RS-10). 5. Proposed MCX Zoning: The purpose of the MCX (industrial -commercial mixed use) -I- Attach: C-822 (B-357) district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. The height limit in the MCX district is 45 feet. The minimum yards in the MCX district are front yards 20 feet, side and rear yards, none, except where the adjoining building site is in a RS, RD, RM or RCX zoned district. Where the side or rear property line adjoins the side or rear yard of a building site in a RS, RD, RM or RCX zoned district, side or rear yard must conform to the side or rear yard requirements for dwelling use of the adjoining district. 6. Hilo Community Development Plan: RS 10. 7. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management area. The intent of the Coastal Zone Management Program is to guide and regulate public and private uses in the coastal zone management area with respect to recreational resources, historic resources, public access to the shoreline, scenic and open space resources, coastal ecosystems, marine resources, economic uses, coastal hazards, managing development, public participation, and beach protection. 8. Special Management Area: The SMA is a part of the Coastal Zone Management Program regulated by the County. The project site is located more than two miles from the shoreline and is not in the SMA. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 9. Subject Property: The project site is a relatively level, approximately 22,300-square foot rectangular parcel located on the south side of Lanikaula Street, approximately 200 feet west of the intersection at Kanoelehua Avenue and Lanikaula Street. The property has been completely cleared and used as a residence for over 50 years. There are two dwellings and related improvements on the site. These structures will be demolished should this request be approved. -2- 10. Surrounding Zoning and Land Uses: The land uses in the immediate area are a mix of commercial and industrial uses. Hilo International Airport is zoned ML-20 and located northeast of the property. The property to the north across Lanikaula Street is zoned ML- 20, site of Business Automation. To the east is a property zoned ML-10 and Leung's Chop Suey House, zoned CN-10. The land northeast of the site is zoned ML-20, site of Restaurant Osaka, Kilohoku Treasures, Family Home Mortgage Company of Hawaii, Green Sands Internet and Harmony Road Music School. Lands to the west in the general vicinity are zoned RS-10. A property to the north on Kanoelehua Avenue is zoned MCX- 20, where there is an existing dwelling. This parcel (TMK: 2-2-37: 29) was rezoned from RS-10 to MCX-20 by Ordinance No. 98 98 effective September 16, 1998. 11. U.S.D.A. Soil Type: Keaukaha extremely stony muck, 6 to 20 percent slopes (rKFD). The Keaukaha Series consists of well drained, thin organic soils over pahoehoe lava bedrock. 12. Land Study Bureau's Productivity Rating: Urban. 13. Noise Impacts: Existing ambient noise includes airport/aviation use and traffic. Short- term noise impacts associated with the project are temporary, and all applicable State rules governing construction noise abatement will be observed. 14. Air Quality: The proposed project should not directly impact air quality in the area. Fugitive dust during construction can be mitigated by compliance with the Department of Health's regulations. 15. FIRM: Zone "X", an area outside of the 500-year flood plain. 16. Coastal Hazards: The subject property is located over two miles from the shoreline, is not an oceanfront parcel, and will not affect, or be affected by shoreline processes. 17. Recreational Resources: The proposed development will not reduce the size of the coastline or other areas used for public recreational uses. 18. Visual Resources: The proposed project will not affect the line-of-sight toward the ocean. 19. Flora/Fauna: No professional surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site. The is -3- located in an urban setting close to commercial, industrial and residential uses. Introduced bird species include the dove, Japanese White-Eye, house finch and mynah. Domestic animals such as cats and dogs and other animals such as rats and mongoose are common in the area. 20. Archaeological/Historical Resources: By letter dated May 15, 2004, the applicant has requested a "no effect" letter from the DLNR-HPD. No professional surveys were conducted of the site. By letter dated June 25, 2004, the State Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Department. 21. Cultural or Native Gathering Rights: There is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the area. 22. Traffic: According to the applicant, the proposed project will have some traffic impacts. Lanikaula Street is relatively straight in this area. The intersection at Lanikaula Street and Kanoelehua Avenue is not a full-movement intersection. Traffic from Lanikaula Street to Kanoelehua Avenue is limited to a right-turn only movement. The Department of Public Works has stated that "within the vicinity, Lanikaula Street's right-of-way is 50 feet wide. The applicant shall provide full improvements to the entire frontage along Lanikaula Street consisting of, but not limited to pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting with the approval of the Department of Public Works." 23. Public Access: There is no record of a designated public access to the shoreline or mountain areas that traverses the property. PUBLIC UTILITIES AND SERVICES 24. Access: Access to the project site is proposed from Lanikaula Street, a County roadway with an approximately 50-foot right-of-way, and pavement width of 20 feet. The -4- applicant states that some through-traffic from Kawili Street can be expected. There are no sidewalks in this area. 25. Water: According to the applicant, it is anticipated that a 5/8-inch meter would be sufficient for the proposed use. The applicant will install an additional or larger meter and a backflow preventer, if required. 26. Wastewater: The project will connect to the County's sewer line. 27. Solid Waste: Solid waste will be handled by commercial haulers. If required, a Solid Waste Management Plan will be prepared. 28. Essential Utilities and Services: Electricity and telephone services are available to the site. Three County fire stations and emergency medical services are available to the property. Hilo Hospital is located approximately three miles from the site. AGENCIES' AND ORGANIZATIONS' COMMENTS 29. Department of Public Works: Exhibit B - July 6, 2004 Memo 30. Department of Environmental Management: Exhibit C - June 10, 2004 Memo 31. Police Department: Exhibit D - June 25, 2004 Memo 32. Department of Land and Natural Resources Land Division: Exhibit E - June 17, 2004 Memo 33. Department of Land and Natural Resources Historic Preservation Division: Exhibit F - June 25, 2004 Memo 34. Department of Health: Exhibit G - June 22, 2004 Memo 35. Department of Transportation: Exhibit H - June 21, 2004 Letter AGENCIES - NO COMMENTS 36. Fire Department, Civil Defense Agency AGENCIES - NO RESPONSE 37. Department of Water Supply APPLICANT'S RESPONSE TO AGENCIES 38. Exhibit I - June 25, 2004 and July 8, 2004 Letter PUBLIC COMMENTS 39. The Planning Department has not received any written comments or objections -5- from the general public or adjacent landowners on the request. -6- r. 'l!r r t r• f) Urs APPLICATION FOR COUNTY REZONING (RS-10 to MCX-20) AUTOMOTIVE SUPPLY CENTER, LTD. WAIAKEA HOUSE LOTS EXTENSION SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-049: 026 Prepared For: Automotive Supply Center, Ltd. Prepared By: Sidney M. Fuke, Planning Consultant May 2004 EXHIBIT d CHANGE OF ZONE APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: AUTOMOTIVE SUPPLY CENTER/LTD. APPLICANT'S SIGNATURE: Qe: Lu DATE: May 15 , 2004 ADDRESS: 411_E. KAW LI ST. HILO HAWAII 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: SECRETARY/ TREASURER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: HAYATO OKINO - PRES. GARY nKTNO V-PRER PETER OKTNO S /TREA PHONE:(Bus.) (808)935-3767 (Res.) (Fax) (808) 935-4392 LANDOWNER(S): LANDOWNER SIGNATURE(S):-4 DATE: May 15 , 2004 (May be by letter) LANDOWNER(S) ADDRESS: Same as applicant REQUEST: RS10 TO MCX - MIXED COMMERCIAL INDUSTRIAL (Existing zoning) (Proposed Zoning) ( MCX-20 ) TAX MAP KEY: 3/?-9-4g• 9r STREET ADDRESS OF PROPERTY: stn ,ANTKA TT.A sTREPT, HILO SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22 3nn SOFT AGENT: Sidney M. Fuke, Planning Consultant ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE: (Bus.) 969-1522 (Res.) (Fax) 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Peter Okino (Automotive Supply Ltd.) (See Instructions on Reverse Side) ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? C' if your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? No b. Sell or lease the land to someone who has tentative plans? No C. Sell or lease the land to someone who has no plans? No d Keep it? Yes e. other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. I ii I Expand existing auto supply center; begin construction next year. 9. Have you performed any study which would demonstrate a need for your proposed building and/or development? No if so, please elaborate on your findings in the space provided below. II -2- Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please refer to planning and environmental report 6. Are there any buildings on the subject area? Yes if so, what kind? Two residential dwellings What do you intend to do with those buildings if your request is approved? Demolish them Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? -.3 6• To your knowledge, has there been any flooding and/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? No if so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? yes NO a. Schools x b. Roads X C. Sewer x d. Drainage x e. Police Protection x X f. Fire Protection X 0 Recreational Facilities x h. Recreational Facilities i. a ~I For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No; a letter of No Historic Properties Affected " from DLNR-HPD is being requested. Y!srI Signature: Address: 41 . Kawili Street Hilo, HI 96720 Telephone: 935-3767 Date: May 15, 2004 r Z?)Qn /,Inn COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to MCX-20 AUTOMOTIVE SUPPLY CENTER, LTD. WAIAKEA HOUSE LOTS EXTENSION, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-049: 026 I. INTRODUCTION The applicant, Automotive Supply Center, Ltd., is requesting to rezone a parcel of land (hereinafter referred to as the subject site) consisting of 22,300 square feet from Single-Family Residential (RS-10) to Industrial- Commercial Mixed (MCX-20 in the City of Hilo, Hawaii. The subject site is located on the south or Puna side of Lanikaula Street, approximately 200 feet west of its intersection with Kanoelehua Avenue. The subject site is more specifically identified as Waiakea House Lots Extension, Waiakea, South Hilo, Hawaii, TMK: (3) 2-2-049: 026. If successful, the applicant plans to expand its automotive supply operation into this property. II. PROJECT LOCATION As noted earlier, the subject site consists of 22,300 square feet and is identified by TMK: 2-2-049: 026. The site is located on the south side of Lanikaula Street, near its intersection with Kanoelehua Avenue. (Figures 1 &2) Within 500 feet of the subject site, there is a mixture of commercial, industrial, and residential uses. There are a restaurant and a welding shop east of the subject site. Across of the subject site is a computer store, and there is a small commercial complex northeast of this site. There are residential uses generally west and within the House Lots area. I Particularly along major street frontages, pockets of the Waiakea House Lots are slowly undergoing a land use transition from single-family residential to commercial while the Lanikaula Street frontage is increasingly becoming commercial and light industrial in nature. Most of the zoning corresponds to this mixture of land uses. III. PROJECT DESCRIPTION A. Proiect Concept and Components The applicant has an automotive supply store fronting Kawili Street. The applicant wishes to expand this store toward the north (or rear i ~tiA W? a a s ,T r~ meham L e VIP- d ~a ? 1a d isitor ° a Stia PP i.11 Infoa Ka wa \a\ 3 °k ason cen H wel olahi . c Y' v, 1.LULU? y-SPC}A K/ p m a<`P 0 eratiO ~~1Oa ap~ow^ , S r1s K !n i t. ~lllai'le t Service c~ st. v' St• N lani .c ti Lan~rJ`~ Honu o St. a St. Maik ~F KekUa O C~dC/ Kama~a F), Uhu na0a `II St. 0 cat, ° Kohola od ca O 0 J 0 / L r ~ c e_ U,a St. E; ° Ca Leilani Le Lanka n~kaU/a ~ 'c St• G Nahele co o O\00a Ka • Dili St. ~ J Y •~=o- N;o~E• . St• e ha~a COMM..I c/) cn 11 SUBJECT alekatlila SITE OLLEGE ?00 eta A (Automotive Wai ~O Maema `Q Supply Center) akea O St `II o 0 sch. Ohea LRiw Sta~4 :K tki/a kea Waia ea F- hate Ele kea Oh p m. Sch. St o Lokahi o cIN 2 co meet -a~ co 5x E. Fern St. 4. -~J 4j p - Jainako p al ai St. Figure I a~ 1 0 co Poha' St. v) Y 1r, fa~° ra r"IZ ~~~P JENJ6 o/'E etas O I ~ , / (C soli 9v)T C°- -I' 'O • vYLV.IKf ~ y ~rjo ti 4 d M.INf m `[,9 ~l.H•/ IY .d. ~ 6.BfDRca. I Sfy{e ax N~1'/~/I _ »~.4f ~z.a ~ 89 g{ 7 F (/Na/anr 9fJ LOr'£L4N/ L41 _ •'M*'~"`''""' °a•. vvG/ °f S~.t® ~PO,•Q ^Ye if Pl, e.n[ GO. >/e. 'i.'.b•[~ [ Z :..,a. fFederf H. ]Vm••daf K. q Me/ [ F ~ Y O ° 9 :000 { ~ SUBJECT SITE N°~^vz F/sra)rF • E~ ]iF-(/_.5_o jJ~3 •mc Yar GL. 3lSI5 •R\ Q CenterJ (Automotive Supply •e/3A~D 1\ 730~ .59` tq • UgSOO f) 3.a~f. U' :r ns' ' i.%~ 13 f ea+a,P.,re, ~..o/w~ • ~ ~ . r ~ r...~.•.'.e H- fre. < s•.+e. /nom Ye p- - o ee>oi' , ese f /sr s< a FSOI , \ I[YIADIj J % L3bJ ' ~ /1'JN '~/'S-// •J] cc 3+cD //7K i>Y . nil, ~ G.i ///FD 51 50 49,,.. ID'as2'1~ ~ . s5 5 n . do Fo .eyf - _ u Y..._ n Y. 1 " q~ f Y ~ hm~ F { i O 4 0 tl 9 I34 . X s~ ~ i "1•2 0 l F v ~ ~ t zS3o°p' 4 , _ ~r°n ~l C bN yt b Y i l~ I°`~ y'I` V Gr- m9>9 e .2•:r 0 1- do VV i ti b 29 31 1' 4 S c -m _ Av4•el 5p °f J S;rie. 1 ' Ta~G , ,..of uyP t o'9. ' ¢ o o4,~ ~ + y, Pnre~ Y., k,:.F~a. ..~,L 11 ~ .I ya LLs.e IW/l dtMUnd°o~!wf (lj w~'~--i,J-` rrGmilrua •w'.M~~1 1 O,y~Va IF f.GfO ~rrne 0-ice^T ~ •1.~~.. ~a' Hrn s. a->,~ m "•,r ' r S K~ IN U °.2, `4. = sec snlry 1. n i o o' e ^ ....I umoo f ~ - s ° e O n k.eLr ^ N.r, - f ega ~ ~ +1 " Gr /Olfl u 2 Y rr,°w o< ~ y i~S l fJ6~„x'a R-'rE 4 ~Pe£Nkb"">u,ke Gw fosas ~o Yi cr°eso. yl GrLZ%ao~ L P _ r= 111 79 L if T 36 - - Eigure 2 of the existing store) by constructing a single-story building consisting of approximately 7,168 square feet on the subject site. As noted on the preliminary site plan (Figure 3), there would be a driveway connecting both parcels. There would be at least 25 parking stalls for the new structure, which would be consistent with the Zoning Code of one stall per 300 square feet. A handicapped stall and, if required, a loading zone would also be provided on site. The preliminary plans show a setback of 60 feet from Lanikaula Street. Also proposed is a 50-foot setback along its eastern property line. Although the adjoining property to the west is zoned RS-10, it is anticipated that it will be eventually converted into a non-residential zone. As such, no setback was shown along this border. However, if the zoning does not change prior to submittal of plans for a building permit, the required 10-foot setback will be adhered to for the proposed structure. Landscaping consistent with Planning Department Rule No. 17 would be installed around the perimeter of the subject site. For financing purposes, however, the applicant has no intention to consolidate these parcels. It should be emphasized that the proposed structure and parking location are preliminary and may be adjusted to accommodate the spatial requirements of the potential use and County's design review and related construction requirements, as outlined in the Zoning Code and the conditions of Zone Change. The applicant is thus aware that approval of this rezoning request does not suggest the County's tacit or direct commitment of the design of reflected in this application. B. Project Timetable and Cost Should the request be approved, the applicant intends to finalize the construction plans and begin construction within the next 12 months. The estimated cost of this project is $500,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. 2 a 0 0 rv N N e Q J N ~ O N ~ lfl Z anN~nv W U Vn HB'13ONV>I ~ Z i 1aayls I'11MV~1 Z N N J ~N e w v W <n 113 TMT L O IQ, 1- O 0 w D v ~ ~ o ¢ C I1 m ~ F o: N X ~ J no II C wo ` VI Q a _ 0 Nrd Nam' uN -~rri I Z J F -LL ~d mN W~ Zrv q Q nWry du I O n r a ~ m. n N: n i yr Wo nc ~rv rz U2 N- - - 6s-~:~ - ~ e I'C$T[CX'H 1:= J15- b"l flb'>IINb-t B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site Industrial. Relative to the Industrial designation, the General Plan allows consideration for "manufacturing and processing, wholesaling, large storage and transportation facilities, and light industrial uses." As such, the requested MCX zoning would be consistent with this designation, and no General Plan amendment is necessary. No changes for this site are being contemplated in the proposed revisions to the General Plan. The General Plan revisions are now under consideration by the County Council. C. Hilo Communitv Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as a guide for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map identifies a RS-10 designation for this area. This designation suggests residential uses at an average of nearly 4 units per acre. Notwithstanding this inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna, have made some of the planning assumptions of the CDP obsolete. An updated CDP would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. D. County Zoning The County zoning of the subject site is Single-family Residential (RS-10). If the Industrial-Commercial Mixed (MCX-20) request were approved, the site would be developed into an automotive supply store. All requirements of the appropriate land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with during the subsequent permitting phases of this project. 3 E. Relationship to SMA Objectives and Policies The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, as the entire island falls within the State Coastal Zone Management (CZM) Area, some discussion of the request's relationship to the CZM Program follows. The site is not adjacent to the ocean. It is more than 2 miles from the shoreline. As such, the proposed action should not have any adverse impacts on the area's coastal recreational and marine resources nor have any impacts on beach protection. The likelihood of this improvement having any impacts to the area's historic resources is not likely. The site has been used residentially for over 50 years. As such, the entire site has been improved with a lawn and associated improvements. Further, should there be any inadvertent finds during construction of the project, work will stop until clearances are received from the appropriate County and State agencies. The proposed action will involve the construction of improvements in an urban setting. Accordingly, there is a potential visual impact to the area's scenic and open space resources. However, the project would involve the construction of a structure on the subject lot. As the structure would be a single-story, the visual obstruction, if any, should be minimal. At the same time, from Kanoelehua Avenue and Lanikaula Street, the view planes of Mauna Kea and Mauna Loa or the coastal area would not be impeded at all. Relative to the Coastal Ecosystems, impacts should be negligible, if at all, as the site is located well over 2 miles from the ocean. Notwithstanding the distance, having the project's wastewater connected to the County's system should minimize potential coastal ecosystem impacts. The proposed action will result in expanding an existing store. This should thus provide additional employment opportunities for the operation. In so doing, the project could aid the overall economy and the overall economic use of this site and the area in general. Because of its distance from the shoreline, the site should not be subject to coastal hazards, Relative to the managing development objective, this function is more applicable to the "authority" or approving agencies. However, 4 it is noted that the request would operate and be constructed within the scope of the Zoning Code. The subject site would be zoned MCX-20, and the requested use and design/parameters (parking, height, setback, etc.) would be consistent with said zoning. In that regard, the project would be consistent with this policy. Finally, in terms of the public participation objective, this is generally a public agency function. This is achieved through the Marine and Coastal Zone Management Advisory Group (MACZMAG) and the public hearing process required pursuant to the Planning Commission's Rules and County Council's meetings on this application. Notices of this application will be sent by the applicant to surrounding property owners of the submittal of the application, and again, prior to the public hearing. Based on the foregoing, it is concluded that the requested improvements would be consistent with the objectives, policies and guidelines of the Coastal Zone Management Policies, as outlined in Chapter 205-A-23, HRS and Planning Commission Rule No. 9 relating to Special Management Area. F. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, driveway permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The 22,300 square foot site is shaped like a rectangle. The width is 111.5 feet, and its length is 200 feet. The site has been totally cleared and used residentially for over 50 years. There are two residences and associated improvements, such as a lawn and a garage. Should this request be approved, these structures will be demolished. B. Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hilo Airport. The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter 5 months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly or mountain winds during the evenings. The subject parcel is fairly level, and there are no perceptible topographic or geologic constraints. The elevation of the site varies between approximately 70 to 75 feet. Being within a heavily urbanized area, the Land Study Bureau Overall Master Productivity Rating does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. The U. S. Soil Conservation Service, however, has designated the soil type in this are to be of the Keaukaha extremely rocky muck (rKFD) series, 6 to 20 percent slopes. This soil type consists of well-drained, think (less than 1 foot) organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards 1. Drainage The Federal Emergency Management Agency's Flood Insurance Rate Mao (FIRM) designates most of the project site to be located in Zone "X", areas outside the 500-year flood plain. There are no drainage ways through the site. Accordingly, the site should not be subject to flooding. As there will be an added level of impervious surface resulting from the proposed parking area and structure, there may be an issue relating to potential increased run-off. In that event, drywell or similar type of accommodations will be implemented on site, subject to the review and approval of the Department of Public Works. The depth of these drywells - if needed - will be sufficient to avoid potentially high groundwater table. II 6 2. Tsunami Hazard As the site is situated over two miles from the ocean, it is located outside of the Tsunami Evacuation Zone. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there will be added structural requirements to address this seismic hazard during the conversion process. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. The site is within an urban environment, with lots of light industrial, commercial, and residential uses adjacent and/or proximate to the site. Introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its location (urban) and its historical residential use. In terms of vegetation, the site consists of only a lawn. F. Historic/Cultural/Archaeological Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was 7 conducted of the subject site. The historical residential use and associated clearing of this site reduce the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O Ka'Aina"decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and/or coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site is cleared and used residentially, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. There are also no known archaeological features on the subject property. Based on the above, it does not appear that the project would have any potential adverse impact relating to the cultural and historical resources of this area. H. Water and Coastal Resources The subject site is located over two miles from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non-coastal property, no coastal access will be affected. The applicant intends to hook up to the County's wastewater system fronting Lanikaula Street. As such, potential groundwater and coastal resources impacts would be mitigated. 8 Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. 1. Noise, Air Quality, and Dust Impacts The existing background ambient noise levels is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Traffic along Lanikaula Street and Kanoelehua Avenue and frequent aircraft traffic, however, heavily influence manmade noise in this area. Lanikaula Street serves as one of a significant connector road between Kanoelehua Avenue and inner Hilo. As such, although this project will introduce additional vehicular traffic to this area, it is not anticipated to contribute significantly to the long-term ambient noise level. Thus, any traffic increase should result in a noise increase of equal to or less than 55 Ldn, which is within acceptable levels within an urban environment. The periodic aircraft overflights generate a higher level at approximately 60 Ldn. The short-term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The applicant also intends to not allow noise- generating construction activity to occur on Sundays and early morning and late evening hours. The proposed development should not generate any direct air uo ality impacts. During the short-term, there may be some fugitive dust associated with the construction of the project. However, compliance with the State Department of Health's regulations governing dust control should help mitigate this potential impact. From a long-term perspective, the project itself is not expected to have uses that generate adverse air pollutants. The only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. 9 All of the required parking area within the project site will be paved with an all-weather, dust free surface. Landscaping will also be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, Mauna Kea and Mauna Loa are listed as scenic resources. The proposed development would not have any visual impacts on either of those mountains, particularly from Kanoelehua Avenue or Lanikaula Street. The location of the site is such that there will be no interruptions to these views. Thus, there should be little, if any, visual impacts resulting from this project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The land uses in the immediate area are a mixture of single-family residences, commercial, and industrial uses. The commercial and/or industrial uses range from a bank, commercial complex, restaurant, welding shop, and computer store. There are residential uses northeast of the subject site. As such, while the requested use would be consistent with the design and scale of the immediate area, the proposed use (automotive supply store) could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will be taken into account. B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the project, there will possibly be a few long- term employment opportunities. With the expansion, it is 10 anticipated to create at least an additional 4 full and part-time employees. The subject property is located proximate to commercial areas, including Downtown Hilo, Kaiko'o Mall, Hilo Shopping Center, and the University. It can thus be competitive with those areas. A mixed industrial/commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provisions that allow homeowners to "freeze" the valuation of their property for a certain period of time. C. Agricultural Impacts The site is and has not been used for intensive agricultural activities. The site has been used as a residence for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all. VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Access to the project would be from Lanikaula Street, although some measure of through traffic from Kawili Street can be expected. The County-owned Kawili Street serves as one of several connectors between the main highway (Kanoelehua Avenue) and the local cross-town streets of Hilo. In this area, Kawili Street has a right-of-way of 80 feet, with 24+ foot wide pavement. There are also 8-10 foot shoulders on the south side and 4-6 foot wide shoulders on the north side. Some street parking is available, although there is no sidewalk in this area. Lanikaula Street has a right-of-way of 50 feet, with a pavement width of 20+ feet. The shoulders range from 4-8 feet. There is a sidewalk section fronting a commercial/industrial complex about 500 feet west of the site at the corner of Lanikaula and Laukapu Streets. In that area, the right of way width is 60 feet. II While there will be some measure of traffic impacts, there are certain conditions that should help mitigate the impacts. For one, Lanikaula Street is relatively straight in this area, affording good sight distance. Then, too, the location of the driveway will be at least 300 feet from any intersection. B. Water The County's water line fronts Lanikaula Street. It is anticipated that the existing 518-inch meter would be sufficient for the proposed automotive retail store. If an additional or larger meter is needed, the applicant will install one. The applicant will also install a backflow preventer, if required. C. Wastewater The project's wastewater system will be hooked up into the County's system in this area. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and eventually at Pu'uanahulu, North Kona. Typically, the waste generation of a project of this nature (retail store) should be no more than a few residences. As this store will not be an automotive service or repair operation, it will not dispose of automotive parts. As such, the waste disposal requirement would be more akin to a number of residences. Although the applicant does not believe one is needed, If required, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. Other Government Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. 12 Nonetheless, there are parks and schools within a 2-mile radius of the subject site. The Hilo Hospital is located, approximately 3 miles from the site. This hospital is one of five licensed hospitals on the island. F. Other Utilities All other utilities such as telephone and electrical services, are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Lona-Term Productivity The short-term use of the site would probably be continued vacant use. Further, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits - albeit small - resulting from the construction and implementation of this project. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed - will be implemented by the applicant to mitigate potential impacts of this project. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. The likelihood of finding archaeological features on the site is remote, due to the past development of the site. Further, any unanticipated finds will be properly mitigated upon consultation with appropriate government agencies. Mitigative Measures The applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include drainage, wastewater, and water improvements. 13 The applicant will provide the driveway accesses from Lanikaula Street, meeting with the approval of the County Department of Public Works. Likewise, the applicant, if required, is prepared to make on-site drainage improvements to accommodate the planned parking area as well as hooking into the County's wastewater system. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for unearthing archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. Work will resume only upon receipt of proper clearances from said agency. If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residence to the west. The landscaping would be consistent with the Planning Department's landscaping rules. As the site has two dwellings that are being rented, there will be some measure of impact to the occupants. The applicant intends to provide a 6-month notice to the tenants prior to construction of the project. D. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site would remain in its present residential use. Under this scenario, the site would not be utilized to its highest and best use, given the surrounding commercial/industrial uses in this area. 2. Development Based on Existing RS-10 Zoning Under this alternative, the land could be further subdivided, as it would meet the minimum area requirement for 2 lots (20,000 square feet). It would then be possible to construct an additional dwelling with an "ohana" permit on each of the lot, resulting in a total density of four (4) homes. However, the site's proximity to commercial and industrial uses and the heavily traveled Lanikaula Street would make it less desirable for more intensive residential uses. Accordingly, it may be unlikely that the site would be developed more intensively for residential uses. 14 3. Alternative Residential Densities The site could be developed into a higher residential density, such as multiple-family. However, that would not be fulfilling the long-range Industrial objective of the General Plan LUPAG map. Notwithstanding the General Plan, as noted above, having residential uses adjacent to a major street, particularly from a noise and dust perspective, may not be a desirable use. 4. Evaluation of Alternatives Leaving the property in its current state would not maximize the use of the land. There would also be diminished tax revenues and less services to the public. While alternative residential densities are possible, the proximity of industrial and commercial uses and a major arterial (Lanikaula Street) would not make such a project feasible. At the same time, the project's impact to the area's social and physical infrastructure would not appear to be pronounced, particularly in light of the low impact commercial/industrial use being contemplated. Further, additional mitigative measures such as landscaping, lighting, and so forth will be taken to address any possible impact associated with the proposed use. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested MCX-20 zoning alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. 15 The LUPAG map designates the site Industrial, a designation that allows the requested MCX-20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 1. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. 16 • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request would provide an opportunity to the applicant to expand its business in an area that is already serviced by a good transportation system. Relatedly, all required infrastructure is there or, if not and/or needed, will be provided by the applicant without taxing government's servicing ability. Further, the area is located proximate to industrial and business areas, making the site accessible to these uses. At the same time, because of the type of uses and their small-scaled nature, the requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to its users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. 17 • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more commercial and industrial areas. This area is somewhat suitable for such an expansion. Because it is in an area of transition, appropriate mitigative measures such as landscaping and design can be taken. As such, from a visual and infrastructure perspective, the proposed project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the applicant. The County water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5- minute response time. As such, this project should not require addition public services to be provided. is III The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. Further, because the proposed automotive supply store use is not inherently noxious, potential pollution concerns would be minimal, if at all. Because of the historical residential and associated use of this site, it is very unlikely that it now serves as a habitat for rare or endangered plant or animal life. There is also little evidence that the site would have any archaeological feature. Because of the proposed scale and type of use, the request would be somewhat compatible with the surrounding residential area as well as the growing mix of industrial/commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to any surrounding residential properties. Finally, the standards for a commercial retail building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. C. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although the site is designated RS-10, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. D. Zoning If the request is approved, all of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. No variances from the Code are anticipated. 19 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: July 6, 2004 TO: Christopher J. Yuen, Planning Director FROM: AZ-- Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 04-014) Applicant: Automotive Supply Center, Ltd. Request: RS-10 to MCX-20 TM K.: 2-2-49: 026 We have reviewed the subject application forwarded by your memo dated June 8, 2004 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the DPW. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. Within the vicinity, Lanikaula Street's right-of-way is 50 feet wide. The applicant shall provide full improvements to the entire frontage along Lanikaula Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting with the approval of the DPW. The improvements shall be located along the future road widening setback as established by the Planning Department and should be dedicated to the County of Hawaii. Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. Kr; EXHIBIT Counly of I Iawaii is an Egoal Opportunity Provider and Employer ,oil f.~44 Harry Kim Barbara Bell Mayor _ Director OFF OFNF~ Gunfv of'afuttii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street, Room 210 • Hilo, Hawaii 96720-4252 (808) 961-8083 • Fax (808) 961-8086 MEMORANDUM Date June 10, 2004 To CHRISTOPHER PUEN, Planning Director From BARBARA BELL, Direct or 7~ SUBJECT: Change of Zone Application (REZ 04-014) Applicant: Automotive Supply Center, Ltd. Request: RS-10 to MCX-20 TMK: 2-2-49:26 We have reviewed the subject application and offer the following recommendations: DEPARTMENT COMMENTS: WASTEWATER DIVISION: l ( 1-)' No comments ( ) Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. ( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 of the Hawaii County Code. ( ) Other: SOLID WASTE DIVISION: ( ) No comments (y) Commercial operations may not use transfer stations for disposal. O Aggregates and any other construction/demolition waste should be reused to its fullest extent. Ample room should be provided for recycling. (X) Greenwaste may be disposed of at the drop sites located at the Kailua and Hilo transfer stations. ( ;A ) Other: r' c At .-°-sa- F fk - r y0"Y6-ft9 " 1- ,ttd s-B t~ ! cc: SWD, WWD 5822 AwvaiiCC„nti sanegia,[ opp" tan ity p, widra andeu,p[aya. EXHIBIT ob4ZOG Cl 4OJHtV OF N,wVi Harry Kim", Lawrence K. Mahun :Nnvor ; Police Chief Harry S.Kubojiri F OF H•' Deputy Police Chief Cou;q, y of Hawaii POLICE DEPARTMENT 349 Kapiolani Street Hilo, Hawaii 96720-3998 (808)935-3311 Faz(808)961-8869 June 25, 2004 TO CHRISTOPHER J. YUEN, PLANNING DIRECTOR ~ FROM ELRO T. L. OSORIO, JR., ACTING ASSISTANT CHIEF ACTING POLICE CHIEF SUBJECT: CHANGE OF ZONE (REZ 04-014) APPLICANT: AUTOMOTIVE SUPPLY CENTER, LTD. REQUEST: RS-10 to MCX-20 TAX MAP KEY: 2-2-49:26 Staff completed a review of the Change of Zone Application for the applicant, Automotive Supply Center, Ltd. There is no denying that traffic will be impacted given the location. In light of this, we're suggesting that vehicles be prohibited from executing a left turn into or out of the applicant's property. This should avoid any traffic build-up on Lanikaula Street, especially during peak hours. Otherwise, we have no objections to the application. Thank you for the opportunity to comment on this application. JNS:Ili EXHIBIT "Hawai'i County is an Equal Opportunity Provider and Employe" D DEPARTMENT OF LAND AND NATURAL RESOURCES ENGINEERING DIVISION LA/NAV Ref.: REZ 04-014 COMMENTS (X) We confirm that the project site, according to the Flood Insurance Rate Map (FIRM), is located in Flood Zone X. O Please take note that the project site, according to the Flood Insurance Rate Map (FIRM), is located in Zone _ O Please note that the correct Flood Zone Designation for the project site according to the Flood Insurance Rate Map (FIRM) is O Please note that the project must comply with the rules and regulations of the National Flood Insurance Program (NFIP) presented in Title 44 of the Code of Federal Regulations (44CFR), whenever development within a Special Flood Hazard Area is undertaken. If there are any questions, please contact the State NFIP Coordinator, Ms. Carol Tyau-Beam, of the Department of Land and Natural Resources, Engineering Division at (808) 587-0267. Please be advised that 44CFR indicates the minimum standards set forth by the NFIP. Your Community's local flood ordinance may prove to be more restrictive and thus take precedence over the minimum NFIP standards. If there are questions regarding the local flood ordinances, please contact the applicable County NFIP Coordinators below: Mr. Robert Sumimoto at (808) 523-4254 or Mr. Mario Sin Li at (808) 523-4247 of the City and County of Honolulu, Department of Planning and Permitting. O Mr. Kelly Gomes at (808) 961-8327 (Hilo) or Mr. Kiran Emler at (808) 327-3530 (Kona) of the County of Hawaii, Department of Public Works. O Mr. Francis Cerizo at (808) 270-7771 of the County of Maui, Department of Planning. Mr. Mario Antonio at (808) 241-6620 of the County of Kauai, Department of Public Works. O The applicant should include project water demands and infrastructure required to meet water demands. Please note that the implementation of any State-sponsored projects requiring water service from the Honolulu Board of Water Supply system must first obtain water allocation credits from the Engineering Division before it can receive a building permit and/or water meter. The applicant should provide the water demands and calculations to the Engineering Division so it can be included in the State Water Projects Plan Update. O Additional Comments: (X) Other: Please correct information on Page 6, Natural Hazard 1. Drainage, of tile County Environmental Report. The Federal Emergency Management Agency's Flood Insurance Rate Map (FIRM), designates all of the project site to be located in Zone "X", areas outside the 500-year flood plain. Should you have any questions, please call Mr. Andrew Monden of the Planning Branch at 587-0229. Signed: ERIC T. HIRANO, CHIEF ENGINEER Date: r117[01- EXHIBIT E ~E•, °_F„•hy PETER T. YOUNG LINDA LINGLE SP~4 DO v~ CHAIRPERSON GOVERNOR OF HAWAII W4 BOARD OF LAND AND NATURAL RESOURCES COMMISSION ON WATER RESOURCE MANAGEMENT I i DAN DAVIDSON DEPUTY DIRECTORLAND O\ •j~~ [7 (p ERNEST Y.W. LAU ~,`~~ynd and Nar 9iN Dv°'Owme~P/ws ~..I~ r~t~1,~ I P PUr,Y,gweCTOR-WATER F` T AQUATIC RESOURCES BOATING AND OCEAN RECREATION C `p l~~~,FC'll" ! BUREAU O CONVEYANCES p STATE OF HAWAII ( 'COMMISSIONONWATEtR kESOURCE MANAGEMENT COASTAL LANDS DEPARTMENT OF LAND AND NATURAL RESOURCES CONSERVATION AN c ATIONAN JGINEERIES ENFORCEMENT O RESOURCES ENFORCEMENT ENGINEERING sr p HISTORIC PRESERVATION DIVISION FORESTRY AND WILDLIE ate o/Hx+/° KAKUHIHEWA BUILDING, ROOM 555 rcAHOOUwE ISLAND RESERVE coMMlssloN uP 601 KAMOKILA BOULEVARD srnTe PARKS KAPOLEI, HAWAII 96707 June 25, 2004 HAWAII HISTORIC PRESERVATION Log: 2004.1805 DIVISION REVIEW Doc: 0406MM21 Applicant/Agency: Mr. Sidney Fuke, for Automotive Supply Center, Ltd. Address: 100 Pauahi Street, Hilo, Hawaii 96720 Project: 6E-42 Historic Preservation Review, Request for Determination of "No Historic Properties Affected" Location: Waiakea Houselots, South Hilo, Hawaii Island Tax Map Key: (3) 2-2-049:026 1. We believe there are no historic properties present: a. intensive cultivation has altered the land -x-b. residential development/urbanization has altered the land c. previous grubbing/grading has altered the land ----d . an acceptable archaeological assessment or inventory survey found no historic properties e. other 2. This project has already gone through the historic preservation review process. a. mitigation has been completed b. other: x Thus, we believe (flat "no historic properties will be affected" by this undertaking. Signed, Date MaryAnme B. Maigret, Assistant Archaeologist Historic Preservation Division, Hawaii Island EXHIBIT F P+' ,94y~ q LINDA LINGLE CHIYOME L. FUKI NO, GOVERNOR a a~ DIRECTOR OF OF HEALTH ft,~ pO.a•o •p0a STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 MEMORANDUM DATE: June 22, 2004 TO: Christopher J. Yuen Planning Director, County of Hawaii FROM: Aaron A. Ueno W - District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 04-014) Applicant: Automotive Supply Center, Ltd. Request: RS-10 to MCX-20 Tax Map Key: 2-2-49:26 The subject project is located within or near proximity to the County sewer system. All wastewater generated shall be disposed into the County sewer system. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm ran-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." Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. C. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933-0917. WORD: REZ04-014.my EXHIBIT LINDA LINGLE 1e e, Hq RODNEY K. HARAGA GOVERNOR DIRECTOR 9 4 Deputy Directors b~ f BRUCE Y. MATSUI LINDEN H. JOESTING I~ BRIAN H. SEKIGUCHI dui n{ STATE OF HAWAII REPLY REFER TO: DEPARTMENT OF TRANSPORTATION`-'! /1\1, I! 869 PUNCHBOWL STREET ,JI ~STP 8.1213 HONOLULU, HAWAII 96813-5097 q June 21, 2004 Mr. Christopher J. Yuen Director Planning Department County of Hawaii 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Mr. Yuen: Subject: Automotive Supply Center Change of Zone Application (R_EZ 04-014) TMK: 2-2-49: 26 Thank you for your transmittal requesting our comments on the subject application. The proposed project to expand an existing auto supply store by constructing a single-story building will not have a significant impact on our State transportation facilities. We appreciate the opportunity to provide comments. Very truly yours, ee - RODN Y . tGA Director of Transportation EXHIBIT E1 os.,;4~;S SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 f r , • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 Subdivision • Land Use Permits C9- EnvVnmenlal Reports June 25, 2004 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 04-014) - Automotive Supply Center Hilo, Hawaii, TMK: 2-2-49: 26 Thank you for providing me with agency comments to date regarding the subject application. We note that the State Department of Land and Natural Resources - Land Division and County Fire Department had no substantive comments or objections to the request. Relative to the Department of Environmental Management's comments, the project will be connected to the County's sewer line. Furthermore, as required of projects of this nature, a Solid Waste Management Plan will be prepared for the review and approval of the DEM prior to or in conjunction with the building permit process. This plan will address, as may be appropriate, disposal of hazardous wastes, recycling, and other means of reuse to minimize disposal of material at the landfill. Should you have additional comments or questions regarding this matter, please feel free to contact me. Thank you very much. ,Sincerely,, 1 SIDNEY M. FUKE Planning Consultant Copy - Department of Environmental Management Automotive Supply Center, Ltd. w/ enclosures via FAX ,i 054 EXHIBIT SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 - Hilo, Hawaii 96720 - Planning - Variance - Zoning Telephone: (808) 969-1522 - Fax: (808) 969-7996 - Subdivision - Land Use Permits July 8, 2004 -Environmental Reports Nul~ J L. PM o Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII, ~i 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 04-014) - Automotive Supply Center Waiakea House Lots, Hilo, Hawaii, TMK: 2-2-49: 26 Thank you for providing me with a copy of the Police Department's comments. In response to said agency's comments, please note the following: a. the applicant is prepared to install a curb, gutter, and sidewalk section along the property's frontage. As such, the applicant maintains that left turn movements in and out of the subject site can be safely accommodated without excessive disruption to the traffic for a number of reasons. The sight distance in and out of the property is good; in this area, Lanikaula Street is straight and fairly level; and with the proposed curb, gutter, and sidewalk improvement, visibility will be significantly enhanced. b. Additionally, this project will have a driveway connection to its property abutting Kawili Street. This driveway should thus help disperse the traffic; more than that, it could help minimize conflicts at the more heavily traveled Kawili Street access. Prohibiting left-turn movements could encourage users to secure its access from Kawili Street. G. Then, too, patrons will frequent the facility over an 8-10 hour period. The traffic should thus not create an excessive demand during peak hours. Unlike Kekuanaoa or Kawili Streets, Lanikaula Street is less traveled, due in part to the absence of left turn movements at its intersection with Kanoelehua Avenue. Then, too, prohibiting left-turn movements will result in the use of other streets within the Houselot area (including, as noted above Kawili Street), and that could add some stress to those streets. Should there be further questions/comments on this matter, however, please feel free to contact me. Thank you very much. ncerely SIDNEY M. FUKE Planning Consultant Copy - Police Department 05r~ri34 Automotive Supply Canter w/ enclosure via FAX RAutoSupplyRF,Z. doc-7/7/04 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION AUTOMOTIVE SUPPLY, LTD. CHANGE OF ZONE APPLICATION (REZ 04-014) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting a change of zone from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX- 20) to expand an existing automotive supply store on Kawili Street located south of the property. The applicant proposes to construct a single-story building consisting of approximately 7,168-square feet on the site. As indicated on the preliminary site plan, there will be a driveway connecting both parcels. The applicant as indicated that the parcels are not proposed to be consolidated. Proposed are 25 parking stalls for the new structure, a handicapped stall, and, if required, a loading zone. The preliminary plans show a setback of 60 feet from Lanikaula Street and a 50-foot setback along its eastern property line. Construction is proposed to commence within the next 12 months. The estimated cost of the project is $500,000. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single-Family Residential 10,000 square feet (RS-10) to the Industrial-Commercial Mixed (MCX-20) zoned district will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is 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 goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. 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. The request conforms with the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The applicant is requesting an Industrial-Commercial mixed zoning. The proposed project conforms to the Land Use - Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. The applicant proposes to establish an automotive supply store, which would be suitable in this area. The State Land Use designation for the subject property is Urban. The property is designated Urban by the Land Study Bureau's Productivity Rating. The Hilo Community -2- Development Plan (CDP), adopted in 1975, suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. The project site is a relatively level, approximately 22,300-square foot rectangular parcel located on the south side of Lanikaula Street, approximately 200 feet west of the intersection at Kanoelehua Avenue and Lanikaula Street. The property has been completely cleared and used as a residence for over 50 years. There are two dwellings and related improvements on the site. These structures will be demolished should this request be approved. The land uses in the immediate area are a mix of commercial and industrial uses. Hilo International Airport is zoned ML-20 and located northeast of the property. The property to the north across Lanikaula Street is zoned ML-20, site of Business Automation. To the east is a property zoned ML-10 and Leung's Chop Suey House, zoned CN-10. The land northeast of the site is zoned ML-20, site of Restaurant Osaka, Kilohoku Treasures, Family Home Mortgage Company of Hawaii, Green Sands Internet and Harmony Road Music School. Lands to the west in the general vicinity are zoned RS-10. A property to the north on Kanoelehua Avenue is zoned MCX-20, where there is an existing dwelling. This parcel (TMK: 2-2-37: 29) was rezoned from RS-10 to MCX- 20 by Ordinance No. 98 98 effective September 16, 1998. All utilities and services are available to the site. Access to the project site is proposed from Lanikaula Street, a County roadway with an approximately 50-foot right- of-way, and pavement width of 20 feet. There is a section of sidewalk fronting a -3- commercial/industrial complex approximately 500 feet west of the property at the corner of Lanikaula and Laukapu Streets. As part of the rezoning approval, this property was required to set aside a five-foot road widening strip along Lanikaula Street. According to the applicant, the proposed project will have some traffic impacts. The intersection of Lanikaula Street and Kanoelehua Avenue is not a full-movement intersection and traffic from Lanikaula Street to Kanoelehua Avenue is limited to a right-turn only movement. According to the Department of Public Works, "within the vicinity, Lanikaula Street's right-of-way is 50 feet wide. The applicant shall provide full improvements to the entire frontage along Lanikaula Street consisting of, but not limited to pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting with the approval of the Department of Public Works." Kanoelehua Avenue is a six-lane State highway with a divided median in the project area. As the County waterline fronts Lanikaula Street, it is anticipated that a 5/8-inch meter would be sufficient for the proposed use. The applicant will install an additional or larger meter and a backflow preventer, if required. The project will connect to the County's sewer line. Solid waste will be handled by commercial haulers. If required, a Solid Waste Management Plan will be prepared. Electricity and telephone services are available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. By letter dated May 15, 2004, the applicant has requested a "no effect" letter from the DLNR-HPD. No professional surveys were conducted of the site. By letter dated June 25, 2004, the State Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." The applicant has stated that should any archaeological features or sites be discovered during the -4- development of this project, work will immediately cease and the applicant will notify the Planning Department. No professional flora or fauna surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site. The property is located in an urban setting close to existing industrial and commercial uses and was previously cleared and used as a dwelling site. Introduced bird species include the dove, Japanese White-Eye, house finch and mynah. Domestic animals such as cats and dogs and other animals such as rats and mongoose are common in the area. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is located more than two miles from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. According to the applicant, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. In view of the Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O Ka Aina" decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed in terms of the cultural, historical, and natural resources and the associated traditional and customary practices of the site: Investigation of valued resources: No formal archaeological reconnaissance survey, oral history of kamaaina accounts of the area, historical survey of documentary records, botanical and/or fauna study was submitted. The valuable cultural, historical, and natural resources found in the rezoning area: As the property was formerly used as a dwelling site, an archaeological inventory survey of the site was not conducted. By letter dated May 15, 2004, the applicant has requested a "no effect" letter from the State Historic Preservation Division. By letter dated June 25, 2004, the State Department of Land and Natural Resources Historic Preservation -5- Division has stated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." The applicant has stated that work will cease and the Planning Department will be notified if any unanticipated archaeological features or sites are discovered during the course of improving the site. Possible adverse effect or impairment of valued resources: Native plants could be destroyed by construction and ground alteration. The property does not abut the shoreline, therefore Hawaiian gathering and fishing rights is not an issue. Feasible actions to protect native Hawaiianrights: Conditions of approval will be included to require the applicant to notify the Department of Land and Natural Resources - Historic Preservation Division (DLNR-HPD) should any unidentified sites or remains be encountered, and proceed only upon an archaeological clearance from the DLNR- HPD. The applicant has stated that there is no evidence of any traditional and customary Native Hawaiians rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the area. Thus, it is believed that the project would have no adverse impact relative to the cultural and historical resources of the area. To the extent to which traditional and customary Native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights and no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from Single-Family Residential (RS-10) to an Industrial-Commercial Mixed (MCX-20) district would result in an appropriate land use pattern that will fiuther benefit the general public. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map), Chapter 25 (Zoning Code) of the Hawaii County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -6- CAutoSupplyREZ.doe-7/7/04 AUTOMOTIVE SUPPLY CENTER, LTD. CHANGE OF ZONE APPLICATION (REZ 04-014) CONDITIONS OF APPROVAL A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Prior to the issuance of a water commitment by the Department of Water Supply, the applicant shall submit the anticipated maximum daily water usage calculations as recommended by a registered engineer, and a water commitment deposit in accordance with the "Water Commitment Guidelines Policy" to the Department of Water Supply within ninety (90) days form the effective date of this ordinance. C. Construction of the proposed development shall be completed within five (5) years from the effective date of this ordinance. Prior to construction, the applicant, successors or assigns shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Chapter 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also be indicated on the plans to mitigate any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements). D. Access to the subject property from Lanikaula Street shall meet with the approval of the Department of Public Works. E. All driveway connections to Lanikaula Street shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. F. Provide improvements to the entire frontage of Lanikaula Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required utility relocation, meeting with the approval of the Department of Public Works. The improvements shall be located within a five-foot road widening strip along the Lanikaula Street frontage and be dedicated to the County of Hawaii prior to the issuance of a Certificate of Occupancy. G. Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works. H. A drainage study of the subject property shall be prepared and submitted to the Department of Public Works for review and approval, prior to submittal of plans for Plan Approval review. Drainage improvements, if required, shall be constructed, meeting with the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. 1. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. A drainage study shall be prepared and submitted to the Department of Public Works prior to the issuance of Final Plan Approval. Any drainage improvements shall be constructed, meeting with the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. J. A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval prior to the issuance of a Certificate of Occupancy. K. Should any remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - State Historic Preservation Division (DLNR-HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from DLNR- HPD when it finds that sufficient mitigation measures have been taken. L. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. M. The applicant shall comply with all applicable laws, rules, regulations and requirements of the affected agencies for the proposed development. -2- N. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of enactment of the ordinance. The report shall include, but not be limited to, the status of the development and the extent tot which the conditions of approval have been satisfied. This condition shall remain in effect until all of the conditions of approval have been complied with and the Planning Director acknowledges that further reports are not required. 0. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). P. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. -3- C0 UNITY OF I-LAW I`I£44 z SrATF. OF AWA.i`I BILL NO. (PLANNING DEPARTMENT) ORDINANCE NO. AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL (RS-10) TO INDUSTRIAL - COMMERCIAL MIXED (MCX-20) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-2-49:26. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAI`L• SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea, South Hilo, Hawaii, shall be Industrial - Commercial Mixed (MCX-20): Beginning at a pipe set at the northeast comer of this parcel of land, also being the northwest corner of Lot 3, Block 47, and on the south side of Lanikaula Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALM" being 3,493.00 feet South and 10,852.00 feet East and thence running by azimuths measured clockwise from true South: 1. 0° 00' 00" 200.00 feet along Lot 3, Block 47, Waiakea House Lots, to a pipe set; 2. 90° 00' 00" 111.50 feet along Lots 6 and 5, Block 47, Hawaiian Business Lots, to a pipe found; 3. 180° 00' 00" 200.00 feet along Lot 1, Block 47, Waiakea House Lots, to a nail set; -1- 4. 270° 00' 00" 111.50 feet along the south side of Lanikaula Avenue to the point of beginning and containing an area of 22,300 Sq. Ft., more or less. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. In accordance with Section 25-2-44, Hawaii County Code, the County Council finds the following conditions are: (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawaii Date of Introduction: Date of 1 st Reading: Date of 2nd Reading: Effective Date: -2- RS f0 RS f0 RS 10 _R 10 , L. -I i - - - ML-20 ` LRS10 MG1a RS-10 > ¢ M -fa RS 10 silo I St. RS 10 ML-20 s L ilani S . d d R f0 R -10 R 10 RS 10 ML-20 °c M -1a M -fa M -1a a- rn 0 A Y x ML-10 MG-1a w d _ m Z m RS-10 W °y Y y R 10_ 3,49 .OOS EE- Rs- LO R -fo E. anik ula t. M 'fa E. Lanikaula St. R 10 R 0 R -10 0 ° is MG la 5-10 -10 ~ Rs to SINGLE-FA I Y RESIDENTIAL (RS-10) TO - rRS40 ° crl-f 0 cN-m INDUSTRIAL MMERCIAL MIXED MCX-20 ML-1o z Mcx-1o RS-fo 22,300 SQ. FT. E. Kawili St. r M 20 ML-20 a H lekaujl St. MG-fa U) H m A RS-10 L ML-20 ML-1 0 0 0 ML-20 0 el St. MG 1a ML-10 MG-la ML F 380 IW 0 3W 7W 1140 1520 ~,g00 Fcei AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-FAMILY RESIDENTIAL (RS-10) TO INDUSTRIAL-COMMERCIAL MIXED (MCX-20) AT WAIAKEA, SOUTH HILO, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII TMK: 2-2-049026 Date: June S, 2004 EXHIBIT "A" (Automotive Supply Center, Ltd.: 1141)