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HomeMy WebLinkAboutCOM 0356.000 1996-1998 qr w ~c~ ~ William G. Davis Stephen K. Yamashiro Managing Diruto+ Mayan • Henry Cho ~R,e',M•w~ Deputy Managing Director fl~uixn~g of ~ttfutttt 25 Aupuni Street, Aoom 215 • Hilo, Hawaii 96720-4252 • (BOB) 961-8211 Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 Kailua-Kona, Hawaii 96790 (808)329-5226 Fax (808)326-5663 June 5, 1997 cc~ -.1 n ~ Honorable James Y. Arakaki, Chairman CO~ ~ and Members of the County Council = ~ : ~ c~ County of Hawaii 25 Aupuni Street - Hilo, HI 96720 Dear Chairman Arakaki and Members: ,v Change of Zone Application (REZ 97-4) Applicant: KCOM Corporation Request: ML-20 to MCX-20 Tax Man Key: 2-2-32:23. 101. 102. 103. 104 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced Change of Zone Application. Sincerely, ~ Stephen K. ~mashiro Mayor ' , 1 AK:syw LKCOMOI.MAY Enclosures : cc: Planning Commission REZ 97-4 3 S6 nIs x.. ZwG/HA lt~e. PG t2af. L,arp , y 1 0 9L91'~ xtv,os M •V` Stephen K. Yameshiro J~•, Ma~ror ....::°•y~° h or x~ (~>Qixrcfg ~.ttfuttii PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilq F4w~il %720.4252 (808) %1-8288 Fut (808) %1•%15 J1~~i i7 1997 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-4) Applicant: KCOM Corporation Request: ML-20 to MCX-20 Tax Man Key• 2-2-32:23. 101. 102. 103. 104 The Planning Commission, after a duly held public hearing on May 22, 1997, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 147,736 square feet of land from Limited Industrial (ML-20) to Industrial-Commercial Mixed (MCX-20). The project area is located at the southeast corner of Kalanikoa and Kuawa Streets approximately 130 feet west of Kanoelehua Avenue at Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant's overall objective is to allow industrial-commercial mixed uses on five (5) lots to create a better physical and economic mix of businesses and services that promote a higher standard of working and living for the County's residents. According to the applicant, the proposed facilities will provide commercial and industrial services related to the airport, harbor and adjacent commercial neighborhoods, including shopping, services and job opportunities in wholesaling, manufacturing, retailing, food service and construction. 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County but, ultimately, on the future development of the whole island. The proposed change of zone request would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify the County's economic base and, thereby, also increase the choice of occupations. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The proposed request would also be consistent with the goals and policies of the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban and rural types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. The proposed request would also complement the following goals and policies of the Industrial Element. * Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural and physical environments of the County. * It shall be the policy of the County to achieve a broader diversification of local industries by providing opportunities for new industries and strengthening existing industries. * Through its zoning powers, the County shall locate industrial areas convenient to transportation facilities, and provide a variety of industrial zoned districts and lot sizes, depending on the needs of the industries and the communities. * Industrial development shall be located in areas adequately served by transportation, utilities and other amenities. Redeveloping or newly developing areas shall be developed in concert with programmed public and privately funded infrastructure to meet the expected needs. * Topography of industrial land shall be reasonably level. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 * Industrial development shall be conveniently located to its labor resource. * Buffer zones shall be established between industrial and adjacent noncompatible uses of land. * The County shall identify sites suitable for future industrial activities The proposed request would also complement the following goals and policies of the Commercial Element. * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, commercial and regional needs. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan represents the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself. The LUPAG Map, in essence, establishes the basic land use pattern for areas within the County. The subject rezoning action conforms to the LUPAG Map which designates the area for Industrial. This Industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The proposed site would be suitable and allow for the applicant's proposed mixed industrial commercial uses. The rezoning reclassification would be a reasonable expansion of industrial activities associated with this designation and the existing industrial uses in the area. This Industrial designation fronts Kanoelehua Avenue from Kuawa Street (makai) to Puainako Street (mauka), including the eastern side (airport) of Kanoelehua Avenue. The Hilo Community Development Plan (CDP) adopted in 1975 suggests the retention of industrial zoned lands in this area. The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and r Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 the residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land uses and will provide for an orderly development of the area. The Industrial-Commercial Mixed district (MCX) is a new zoning district, and according to Section 25-5-130, Hawaii County Zoning Code, would allow mixing of industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. The project site is situated within close proximity to schools, commercial areas, employment centers and public safety services. Lands located southwest of the subject property bordered by Piilani, Mililani and Laukapu Streets in the vicinity of the Hoolulu Park Complex are zoned CG-7.5. The project site is located approximately two miles from the Hilo urban center where police, fire and emergency medical services are available. All utilities and services which are essential to accommodate urban development are or will be made available to the project site. According to the Department of Water Supply, water is available to the site through existing 8-inch waterlines along Kalanikoa and Kuawa Street fronting the property with a connection size subject to review and approval during the construction design phase of the proposed development. The applicant would be required to comply and meet with all applicable requirements of the Department of Public Works with respect to improvements along the entire frontage along Kalanikoa and Kuawa Streets. In addition, the applicant shall comply with all other applicable Department of Public Works requirements, including wastewater disposal and solid waste management. All other utilities and services are available to the subject property. The project area has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The subject property is relatively level. According to the Flood Insurance Rate Map (FIRM), the project area is within Zone X, an area determined to be outside the 500-year flood plain. Any new construction or improvements to the project area must comply with Chapter 27 of the County Code relating to Flood Hazard Control. The subject property has been previously developed and, therefore, no endangered or threatened species of floral or fauna nor any archaeological sites are anticipated to be found on the subject property. C Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 Based on the above findings, this request for a Change of Zone from a Light Industrial (ML-20) to Industrial-Commercial Mixed (MCX-20) would result in an appropriate land use pattern and further the convenience, necessity and general welfare of the public. For your favorable consideration, an amendment to Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Kevin M. Balog, Chairman Planning Commission AK: syw LKCOM02.PC Enclosures cc: Mr. Sidney Fuke KCOM Corporation Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu BKcom0l.pk(-5/9/41 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT KCOM CORPORATION ('RANGE OF ZONE APPLICATION LREZ 97-4~ KCOM CORPORATION has submitted an application for a Change of Zone by changing the district classification from Limited Industrial (ML-20) to Industrial-Commercial Mixed (MCX-20) for approximately 147,736 squaze feet of land. The project azea is located at the southeast corner of Kalanikoa and Kuawa Streets approximately 130 feet west of Kanoelehua Avenue at Waiakea, South Hilo, Hawaii, TMK: 2-2-32:23, 101, 102, 103 & 104. ~FNFRAL INFORMATION 1. Land Ownership: The landowner of the subject property is 3900 Corporation. By letter of authorization on file, 3900 Corporation has granted permission for KCOM Corporation to apply for the subject application. API ICANT'S REOI]F~T 2 Request: The applicant is requesting the Industrial-Commercial Mixed (MCX-20) designation in order to allow industrial-commercial mixed uses on five (5) lots. The Industrial-Commercial Mixed district (MCX) is a new zoning district, and according to Section 25-5-130, Hawaii County Zoning Code, would allow mixing of industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by pemutting a broad range of uses, without exposing non- industrial uses to unsafe and unhealthy environments. The applicant proposes to create a better physical and economic mix of businesses and services that promote a higher standazd of working and living for the County's residents. 3 Conceptual Plan: The plan does not reflect any new buildings except for the existing Hilo Self Storage and Business Center which is situated on the southern portion of the site. No definite plans are being considered at this time for the future development of the remaining lots. According to the applicant, the proposed facilities will provide commercial and industrial services related to the airport, hazbor and adjacent commercial ATTACHMENT TO C-356/Bill 102 ~ s neighborhoods, including shopping, services and job opportunities in wholesaling, manufacturing, retailing, food service and construction. 4. Additional Information: (See Exhibit A -Excerpts from Change of Zone Application) STATE ANA COUNTY PLANS 5. State Land Use: Urban. 6. General Plan: The proposed development would be consistent with the following goals, policies, standards and courses of action of ehe General Plan. Lund Use Element ~ Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban and rural type uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. ® Allocate appropriate requested zoning in accordance with the existing or projected needs of the neighborhood, community, region and County. a The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. It dt~rig[ Element ® Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural and physical environments of the County. ~ It shall be the policy of the County to achieve a broader diversification of local industries by providing opportunities for new industries and strengthening existing industries. Through its zoning powers, the County shall locate industrial areas convenient to transportation facilities, and provide a variety of industrial zoned districts and lot sizes, depending on the needs of the industries and the communities. m dndusuial development shall be located in areas adequately served by transportation, utilities and other amenities. Redeveloping or newly developing areas shall be developed in concert with programmed public and privately -2- funded infrastructure to meet the expected needs. e The topography of industrial land shall be reasonably level. Commercial Development ® Provide for commercial developments that maximize convenience to users. ® Provide commercial developments that complement the overall pareern of transportation and land usage within the island's regions, communities, and neighborhoods. m Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. ~ Distribution of commercial areas shall be such as to best meet the demands of neighborhood, commercial and regional needs. 7. General Plan LUPAG Map: Industrial. 8. Hilo Community Development Plan (CDP): The CDP and Land Use Concept Map recommends the azea to remain Industrial. The Hilo CDP was adopted by Planning Commission Resolution in 1975. 9. County Zoning: Limited Industrial (ML-20). 10. SMA: The subject property is not situated within the SMA boundary. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 11. Subjec4 Property: The subject property is an approximately 147,736 squaze foot azea comprised of five (5) lots located at the intersection of Kalanikoa and Kuawa Streets. The Hilo Business and Storage Center is located on the southern portion of the site, and is partially occupied. Accoeding to the applicant, the site was previously used as a wood storage azea thirty or forty years ago, and has been previously paved. The property lies within the Cleaz Zone Easement boundary for the Hilo Airport runway field. 12. Topography: The property has been previously improved, and therefore, is relativEly level. 13. USDA Natural Resources Conservation Service's Soil Survey Report: Keaukaha extremely rocky muck, 6 to 20% (rKFD), which consists ofwell-drained, thin organic -3- soils overlying pahoehoe lava bedrock. Runoff is medium and the erosion hazazd is slight. 14. Land Study Bureau's Detailed Land Classification System: Urban area. 15. ALISH: Existing urban development. 16. Flood Insurance Rate Map: Zone "X" or outside the 500-yeaz flood plain. However, according to a memo from the Civil Defense Agency dated Mazch 19, 1997, "the proposed zone change is on a mazginal azea in regazds to past inundation." 17. Floral/Faunal and Archaeological Resources: Since the property has already been disturbed, the likelihood of any endangered floe and fauna or azchaeological features aze remote. 18. Surrounding Zoning/L.and Uses: The property is within an azea that has been extensively developed for commercial and industrial uses. Adjacent lands to the east, south and west aze zoned ML-20, except for land to the immediate north of the property which is zoned CN-10. Adjacent to the: property to the east is Monung Dew Restaurant and Lounge. Pacific Isle Packaging is situated to the south of the subject property, and HPM truck storage yard and American Machinery is situated to [he west of the subject property. Thy Word Ministries and the Waiakea Kai Shopping Plaza (which. includes the Tri-plex theatre, Fun Factory, McDonald's Restaurant and other retail establishments) aze situated to the north. Other existing uses in this azea include the County Waiakea Recreation Center, a pazking facility, Fiasco's Restaurant, and Jack's Tours. Lands located southwest of the subject property bordered by Piilani, Mililani anti Laukapu Streets in the vicinity of the Hoolulu Park Complex, aze zoned CG-7.5_ PUBLIC FACI~);TIES AND SERVICES 19. Access: The property is located at the intersection of Kalanikoa and Kuawa Streets. Kalanikoa Street, fronting the subject property to the west, is a County road with an approximate 20-foot pavement (in poor condition) with 6-foot wide gravel shoulders, all within a 60-foot right-of--way. Kuawa Street, fronting the subject property to the north, is a County road with an approximate 30-foot pavement (in fair to good condition) with a 2-foot concrete curb, gutter and sidewalk (6-foot wide with a 3'-6" wide planting area) on the northern side, with a 12-foot gravel shoulder on the southern side, all within a 60-foot -4- 4 right-of--way. 20. Traffic: The Department of Public Works has concerns regazding the heavy traffic and congestion in the vicinity of the subject property. Parking at the Waiakea Kai Shopping Plaza, which includes a movie theater and various retail outlets, is very limited due to the lack of on-site pazking, and theater patrons aze using the limited street pazking on Kalanikoa and Kuawa Streets. The Department of Public Works has allowed some on- street pazking on both sides of Kuawa Street fronting the subject property. 21. Water: Water can be made available to the site from existing 8-inch waterlines along Kalanikoa and Kuawa Street fronting the property with a connection size subject to review and approval during the construction design phase of the proposed development. 22. Wastewater: The applicant intends to connect to the main sewer line beneath Kalanikoa Street. 23- Draimmage: According to the applicant, there aze eleven (11) drywells and two (2) drainage easements on the subject property. 24 Protective Services: The subject property is within the City of Hilo limits and in close proximity to police, fire protection and emergency medical services. Fire and emergency services are provided by the Waiakea Fire Station which is located approximately two (2) miles to the east of the subject property. .2a. Other Utileties/Services: Electricity and telephone aze available to the site. AGRN •C' COp 2Cx Police Department (March 10, 1997 Memo): "We have reviewed the change of zone application and have no Comments or objections to offer at this time. " 71_ Read Property Tax Office (iVlarch 5, 1997 Memo): "There are no comments at this time. "Current Real Property taxes are paid through June 30, 1997_" 28_ Fire Department (March 7, 1997 Memo): "Water requirement (fire flow) shall conform with Water Systtm Standard 1985, Volume 1, Table 14." -5- ~ C 29. State Department of Transportation (Apri13, 1997 Letter): "Thank you for your February 27, 1997 memorandum requesting our review of the subjece application. We do not anticipate the proposed rezoning will significantly affect our State highway facilities. "There are existing concrete sidewalks along Kuawa Street and Kamehameha Avenue. We will be installing concrete sidewalks on Kanoelehua Avenue this year. The County of Hawaii should consider whether to require the developer to provide concrete sidewalks along the subject property's Kalanikoa Street frontage." 30. State Land Use Commission (March 5, 1997 Letter): "We have reviewed the subject Change of Zone Application as transmitted by your memorandum dated February 27, 1997, and corm that the project area, identified as TMK: 2-2-32: 23, is within the State Land Use Urban District. "We have no further comments to offer at this time." 31. Civil Defense Agency: (See Exhibit B -March 10, 1997 Memo) 32. Department of Public Works: (See Exhibit C -March 17, 1997 Memo) 33. Department of Water Supply: (See Exhibit D -March 5, 1997 Letter) 34. Applicant's Response to Civil Defense Agency, Department of Public Works and Department of Water Supply: (See Exhibit E -May 2, 1997 Letter) AGENCIES - N2 ~LESPONSE 35. Department of Health, HELCO. PIJBL.IC COJl~IENTS 36. Torkildson, Katz, Fonseca, Jaffe, Moore & Het]~eiangton representing Jack's Tours: (See Exhibit F -April 15, 1997 Letter) -6- 4 ~ APPL ATION FOR CHANGE OF ZON COUNTY OF HAWAII - PLANfVING DEPARTMENT APPLICANT: KC CorFo~atio _ APPLICANT'S SIGNATURE:-- ___DATE:_Seot. 24~ 1996 ADDRESS: 99-1379 Koaha Place Aiea, Hawaii 96701 TELEPHONE-BUSINESS: 808 487 1445 RESIDENCE: ~ ~/A REQUEST: ML-zo TO Mcx-2o (Existing zoning) (Proposed zoning) TAX MAP KEY: 2-2-32:Portion 23 Lots 1,2,3,4,5 6 6 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 147,736 sf LANDOWNER(S): 3900 Corp 3660 Waialae Ave., Suite 400, Honolulu, HI 96816 OWNER'S SIGNATURE see attached letter DATE: see letter (May be by letter) AGENT: Karyl Franks ADDRESS: 76 Kamehameha Avenue Hilo, Hawaii 96720 TELEPHONE-BUSINESS: 808 961 4725 RESIDENCE: 808 982 9592 Please indicate to whom original correspondence and copies should be sent. ORIGINAL KCOM Corporation COPIES Karyl Franks Exhibit A 3660 WAIALAE AVENUE. SUITE 400 HONOLULU. HAWAII 96816-3260 September 11.1996 Ms. Virginia Goldstein Planning Director County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: Application for Change of Zone TMK: 2-2-032-023, 2-2-032-101,2-2-032-102,2-2-032-103, and 2-2-032-104 Dear Ms. Goldstein: This letter is to inform you that 3900 Corp. has engaged and authorized KCOM Corporation and its agents to prepare, file and process on our behalf an application for Change of Zone for the above mentioned tax map key ntunbers. Any assistance that you and your staff can extend to KCOM Corporation is very much appreciated. Sincerely, 3900 CORP. Alvin Awava Vice President AA:jst L ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII Please see attached additional response sheets. 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 t and then to question 3. a. How many acres of the requested area do you intend to subdivide? 3.39 ac b. Into what lot sizes? 3 @ 20,200 sf, 1 @ 28,800 sf, 1 @ 58,336 sf c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the lots to remain as to the Planning Department for preliminary approval? above in MCX zone If you intend to subdivide, please submit a preliminary schematic subdivision plan tooether with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend`1>,: a. Sell or lease the land to someone whC has firm plans? No b. Sell or lease the land to someone who has tentative plans? No c. SeII or lease the land to someone who has no plans? No d. Keep it? YEs e. OthE7 (please state) see attached J 1 f I1 you rntenC 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 aher approval of your rezoning do you expect to transfer the subject land to another party. see attached 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. see attached 4. Have you performed any study which would demonstrate a need for your proposed buildino and / or development? If so, please elaborate on your findings in the space provided below. see attached 5 Have you performed any st..dy which discusses the environmental impacts your request would have on the surrounding area and / or the County? No see attached If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? see attached If so, what kind? What do you intend to do with those buildings "rf your request is approved? 7. Is the subject land currently being used for any agricultural activity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 1 T your knowledge, has tnere been any flooding and / or drainage problem ,l the SUbJeCt area? NO _ _ T If so, please describe the problem. see attached 9. Do you think that the roads leading to the subject area needs improvement? ^NO _ ft so, what kind? see attached 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. SCh0015 Existing b. Roads Existing c. Sewer Existin¢ d. Drainage Existing e. Police Protection Existing _ f. Fire Protection Existing _ g. Recreational Facilities Existing _ h. PUbIiC Utilities Existing 't. Other None -4- For those checked "yes". ~ .:ase elaborate what type or kinds improvements and / or assistance are needed. - All utilities, services and facilities are existing. The proposed change in zone will not require improvements to existing services and will not create a higher demand upon these facilities. t 1. Have you performed any historic sites study and / or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement No historic sites were encountered during construction. See attached. $if7nature: X ~~/~L6~ KCOM Cor . ) Address: 99-1379 Koaha Place Aiea, Hawaii 96701 Telephone: 808 487 1445 Date: September 16, 1996 -5- PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE From: ML-20 Limited Industrial District - 20,000 sf. To: MCX-20 Industrial - Commercial Mixed District DEPARTMENTAL ZONING QUESTIONARE ADDITIONAL AND EXPLANATORY RESPONSES TO QUESTIONS 1-11 1. NO. The subject property of 3.39 ac. has already been subdivided into 6 lots, currently zoned ML-20. Lots 1,2,& 3 are 20,200 sf. each, lot 4 is 28,800 sf. with drainage improvements in place and all four are vacant. Lots S & 6, have been joined, totalling 58,336 sf. and have a completed new 2-story building of 36,000 sf. and 65 parking stalls upon them. The new Hilo Self Storage & Business Center is fully improved with parking areas, loading zones, trash enclosures, landscaping, security fencing, signage, lighting and will soon be providing a full range of business and service opportunities for the community. 1(a) 2.05 ac. have been subdivided into 1(b( 3 X 20,200 sf. lots and 1 x 28,800 sf. and it is 1(c) intended to keep these 4 lots at the same sizes in the new MCX zoning. These lots 1-4 & S-6 comply with all of the lot subdivision criteria for the new proposed MCX zoning as outlined in the new draft zoning ordinance. 2(a) NO; Although there is a possibility of leasing lots 1,2,3 & 4 to a qualified tenant, individually or entirely. There is a partial YES answer to question 2(a), as KCOM Corp. has joint ventured with the owner to develop the existing building on lots 5 & 6 into Hilo Seif Storage & Business Center. 2(b) NO; No prospective ten~n~. have been solicited nor inquired, nor have any t~atative plans been prepared. 2(c) NO. 2(d) The Owner intends to k~~ all lots. 2(e) The Owner intends to dev~]op the entire property with the MCX zoning inza a neighborhood commercial industrial facility. 2(f) No definite plans are im+ng considered at this time for the future develapment of the 2.05 ac., and the 1.34 ac. of lots B & 6 and the existing building are presently varier construction, scheduled for completiaa mid October, 1996. s 3. A new building was constructed on the subject property in 1994. The building is 80' x 225' with 65 parking stalls. Originally designed with 9 - 25' bay storefronts along one side and 9 - 25' bays with roll-up doors and a man door on the opposite side. The building is currently undergoing renovation; building permit # 960632, dated May 13, 1996. The renovation includes addition of a second floor intended as a self storage facility and the ground floor is being demised as 17 - 500 sf tenant spaces with storefronts and roll-up doors, and the interior core of 40' x 225' as a self storage facility and office showroom. The renovated building provides public bathrooms, public amenities, fully secured perimeters and access gate systems, exterior lighting, signage, trash recycling, etc. Each of the tenant spaces are fully improved with metal and drywall demising walls, interior lighting, telephone outlets, electrical power, most with AC units and some with separate private bathrooms. Private financing has fully implemented the project and the scheduled completion date of the renovation is mid October, 1996, and tenants and storage uses will be occupied soon thereafter. These facilities comply with all applicable Hawaii County codes, electrical, plumbing, fire, energy, etc., and with approval of the Planning Department, Building Department, Fire Department, Police Department, is fully ADA compliant and has been reviewed by USPS. A separate exterior storage building is proposed on the original plan set and will be a separate permit application. 4. An in-house leasing analysis of the existing building warranted the proposed renovation now under construction to provide 500 sf small business lease spaces and self storage facilities in Waiakea, South Hilo. The analysis determined that available tenant spaces in the area were too large and thus too expensive to accomodate new start-up business and that "Hilo Self Storage « Business Center" would provide affordable lease spaces with complete facilities for new and existing business relocation that would promote jobs, business interactivity, improved GET tax base and provide a core of businesses and services for current and future needs of the community. All of these factors are in support of the goals, policies and objectives of the General Plan to promote businesses and services in the County's most active population, growth and business district of South Hilo, Hawaii. 5. There are no substantial environmental impacts. The area is already provided with electrical power lines, telephone service, sewer and water, drainage facilities are in place, all utilities have adequate capacity for future development. There are no endangereed species or historic artifacts or sites within the project site and there are no significant impacts upon adjacent properties, infrastructure or unanticipated demands upon utility services. All these factors support the proposed zone change and allow the future development of the entire parcel without significant impacts upon the environment. 6. There are no buildings on the site other than the existing new building currently undergoing renovation. The history of the site suggested usage as a wood storage area, and that there were some minor buildings or shacks used for wood storage in the period 30-40 years ago that have been removed quite some time ago. At present there are no aged buildings, structures or facilities upon the site. 7. The site is not being used for any agricultural activity. 8. No flooding or drainage problems have been observed and the entire site has been improved with drywells. 9. NO. Both Kalanikoa and Kuawa Streets are fully paved, although there are no public sidewalks or curb & gutter. Traffic organization is fully adequate to handle the capacity generated for current and future development of all parcels for the proposed change of zone. 10. Ail utilities, protective services and facilities are in close proximity to the site and provide full service support and protection for the proposed businesses, facilities and employees. The proposed change in zone and future development will not require any improvement to these existing facilities and will not create a higher or unusual demand upon these facilities. 11. The soils report indicates a hardened lava rock base with no fill or excavated areas; therefore no distinctive features of the site were encountered or altered. No historic sites or artifacts were encountered during the previous and Current phase of construction, Land clearing and drainax~e easement facilities improvements and no impacYS are anticipated. LOCAT!®N MAP WAIAKEA, SOUTH HILO I NEAAL trMAea rELo 1(p,NOE1lIRY wvE PROJECT SITE tAU~emA AYE ~ Lua<Aw sr. MIA/q sT. ~ 3 0.~ .,®.P.,. N~ rrts aonAu AAWAPIAE M7PdOKAA MAUTA LAM WAROLOA WAMEA PApECt LCCJ1TpM ` Apnw FALO ~;'Itt'~~ HAWAII osNOA CAPTAN COOK PANALA NAAIEMi P J ~ Soo.)~iJuo~iu u.iu.i .iuoo r•' C }„i.a& Qo-- ~~f ` ~a C is / ~R{ p~` ~\i C 7 `~.h ~'ri / a~ i ~ ~ t L v o f _ t ~ ;4 V t[ i~J :i / 4r ~ [jt_ ~,4 171 :I .t sti ~ , .moo} 1 / ~ c. t 01 _ti pr's L~•~ t' u! ?rC. ~ i a ;:a... fir' 'tom ~ = } ~ ' ~y L wt,i? E _ ~ i i ' Y J ' 1 PARCEL LOCATION MAP \ ru~'v+ s~T'r - is.oo• z~o• 00° 299r~o r~__r----~~---------j--- I 1'G , I I I I$ I o g I $ r r 35L~0' I ~ O O w I/ I$ i ~ ~I I$ I I 'I I ( ~ I I z --~----1---- --fig o Ig o g ~ ` ~ 8 - D _ I - ~ ~ I I ~ II ' ~ o r rtt _ 8 "a a s w I ~ IC 1yfi I = IP I _ ~ I.__ I I 1 i I~ I I i ~ i l l i l l I l i a. , I ~ I I I I I LOT 5 ~ i~' ~ I'III of ~ I'!~ it Ili illl I -I i Z10=298 I - \ ~ ~ ~ I lOT 6 ~ , , I I 1'=60' I , I P~ '.lrr.' ~ ~ i j i I I I ~ I ~ I ! I I ! I I I I I I 1-_i .270° 00' 246.00' . 9 ti 0 I ~ 0 0© 0 0 0 Q` a< - ~ a..._.e._e i ~ ~ .~.~..s" I I I ,L.. F'n ~ Fw sig.. I I~.,•..~. ~ro~'"~-+~- i p -j-~~-' - - -z:- ~ K Q- ~ ~ i I (A v ader.~ a.., z a rw ie e.~ ~ ~ r - I ~ I ~ Fdp .u}aJ1m°rsoa,~.~ I .a, _.L. •Ac szq/~t'..i..,1~~..~-Ltr.~~f ~ t i i Q •-•neim.iR ~~a ~ i I, ~ r+~1 1 T.. I ti 1 ~ ~ Q oW i/: ]Y i i O-. ~ ~ : i t T ,r,.r..;,,.as,-....iaMi°dl' r+' ~ r-:w, i'a ~ LL! ~pp - '~--.....a~..~a I I I~~ I ~;i l i i I ~i: ;I ~ _ ' i~. w..v w..«.. ru..rev. ...arJ.v ro wa,wrev~~oev. ew~ i I I w~w~9w~~ ~9r~. ~^N it R Ni. V/ M~/,~~ A~ay+! eSI ~ ~e~ ~ .A~ma ~TEp s o ~~g FY a FF ~ }Y FF di ~ ~~5 a F p ~ S j Y F ~psia®! , i:~! i EEY $91`d i fiF F~ €s sF tflx$ '~~'a;i Fib $a'-~s 43~u. _ ~ _ ~-5 ` ~ . I i i T-~S -ie1.ZL.Y , i I ~ i I I i ~4 I Ll ~ ~ ~¢4 P ~pp, ~ i 1 i , ~ ~ 1 r g8 `p p+. e~ - - e V _ - a ~3~ia~ ~aa V ° a \ - ~ ~:\i\;'\ \ \~~~\YepE 3Y ~:\:~~~\'\\~a n ~ F 'Eel ~ .'a - ~D ~ ~ \ f 3C yyy~ thy' \ ~ ~ \ . ~ \ ti 7~ E ~ ai a F;jj ' 9 ~Y,~p ~i °a ~p ~~~t~. a~~~~y,~\ ~ vEi'~~ P1 ~ s! ~ ~e: ir3 j~ L 6 ~ 7 ~ L L r u. {e9 a ' I I l~ I i l~ I -l' ~ lu I ~ I.i ~ u. I 9e F~!• 5s~ p~Ep}} F ~+~-E~!'~~- ~ ~7 : li!~a~L Ff~ gei: ~ ~ ~ a rt4; _ ~~E ~ ~ LL~ ~3g~i9jF» iE1 , 4t~4 aY1 p' }~a3f ' Ij ~ . ~ ~~~p/y ¢i:iY V -ice a Y' !O? V vy~ . i~y ..i. ~r y-i ~ :i .s`- r- ~ - ~-_..i~ ~ ~ ii may, _~,,,`r4.31 i.-~;..:~.. .i~ ~ ..~,_K+ s a:: i,., i- Y f 1 Y.' J V ~ ~ 3 .F~. - 4.. ~ t, . ~ ~ :b~,: ? i C. i ~ ~ ~u ~ ' - t, j i- ~ ~ ' I > I - - r~ <~~~~I _ , 4 ~ O O O ~,o.o.n~yry _ Q i i ....e~~-e 1i c mu~wa Q ..:,f 109 - ~ 117 ~ = r~ ~ _ 500 SF 41 i ~ ya c 116 ~ s r~ SF 500 SF s . . i F 107 115 I r' ~ 500 SF i~ 500 SF ~ I 0 = .r.._. 114 ~ ~ 51000 ~ ~ ~ ~ 500 SF ~ ~ I i ~'~i 105 113 6 'f r~0 ~ ~ 500 SFnel ~~.L, ~ ` - ~-1 O , S+ R ~ I 500 SF ~ a I ~ 3 L _J q.l. It ~ ~ Ail ' - 103 ~b_ •i ~ . ~ ~ 500 SF H"' I~ 'L e~Ir..Y.wll: ~ ~j ' ' I 3 Q A MR C. ION' P~ ilYf!@G. ~P'I OYL I k 500 ~ 5~~ ' ~ ~ ~I D Q~ bj s © e ~ ' 1<D ~ sion.rg 110 I \ ~ ° ~ ~ ~ 7208 ~ drs~a 500 SF ~ S I . ..o,.,. as 0 0 v. .p C3 "4' p ~ v v ,y : _ _ - a,...~ tiro - KALANIKDA STREET '~}m S ~ ~C~.: 4., .i ~ 4 ~ JJFF ` L`_' 4'> r .i~ ~.1 if~y ~ }~9 _ ~ ~ I ax ~ S.. + ~ ~R L~~ Y ~ - ` .4 . ' ~ 2 ~y^ r K Y ~4 1 f I ' ~x! V~_ ~ ~~V..i' Flo' »Li~A~. 'v~iJi~ y~, 1~ ~A" ~ i ~ _ ;i_. ~ r'y ~f ~ r ~ , s 1s _ ~ ~ u~ . ,yE . !1 1P1 ~ C ~y~G~'~'y}¢~y`` ~,•_ap, r v h~ tr.. t G M.~y;y`r _ ~ ~p z.~i ~S I 4 - 7 L~ Y• } ` ~ d ~ r ~"e s~~ s ~i:L 1_ ~1 ~ ~ , ~t'. :`3 _x Y ~fi ~k :Y lei `:fK- rvF~ ) ~'•r ~ ,t '~1 ~ 4 ~ryt:L4:.+ Y _ _.1~.' Cep ~ S Ys e~ ~i' ~ 1., '.-Yi i ~i ".SF" k~a $~d. ~ ~ eft. ~ ~ - S. ~.%1= ~F y,a r' ±L f~ ~ ~ ii it v ~ Y- . iy,`~~M ..4-. r ~ f ~ III 6 a ~ - The request for change in zone from ML-20 to MCX-20 has one purpose; to create a better physical and economic mix of businesses and services that promotes a higher standard of working and living for the County's residents. The proposed change in zone is based upon several factors; The new MCX zoning is being introduced to allow mixed commercial and industrial uses that support regional growth as defined in the General Plan's goals, policies and courses of action. The project site is located in an urban medium density commercial industrial neighborhood and MCX zoning represents the desired model for current and future development in the area. MCX zoning will provide quality development and economic and employment opportunities for the County's residents. A review of the Land Use Allocation Guide Map will show that; * The project site of 3.39 ac. is within an established commercial-industrial neighborhood corridor. * MCX completes the intermediate buffer zoning. * MCX is complementary to adjacent zoning and businesses. * That the project site is ideally suited to MCX zoning for the following reasons; * The project design characterizes the type and quality of development initiated by the introduction of MCX zoning in the 2-2-96 Draft Code, and complies with all building and zoning code regulations; current and to be adopted. * The owner has developed the project with the higf~st quality of design, materials and workmanship. PrDject engineers and consultants designed and constructed an efficient building to code with complete drainax3~ improvements on the vacant sites. * A Parking Analysis illustrating parking requires follows in this section. MCX is a natural upgrade in zone for this parti~l3z' location in relation to adjacent uses, services and businesses. It represents the true and cors~sY zoning for this property that will consolidate business opportunities and improve the quality ~ public services. The remaining 2.09 ac. of future development wit] J ~ n maintain the quality of construction typified by and integrated with the existing building and facilities. * Hilo Self Storage & Business Center will act as a catalyst in reviving small business endeavors where many "incubator" start-up businesses can find market opportunities and industry support. * The anticipated tenant mix, size of lease spaces and adjacency of uses is the type of business mixed uses envisioned for the MCX Zone in land use planning and in generating growth industries. * These facilities will provide commercial and industrial services related to the airport, harbor and adjacent commercial neighborhoods and benefit the general population, resident and visitor alike by providing shopping, services and job opportunities in wholesaling, manufacturing, retailing, food service and construction. * In turn these businesses will provide additional income to the County in property taxes, GET and state income taxes and facilitate future improvements in the region. * Many sections of the General Plan refer to economic opportunities, consolidation of public services, quality of design and construction that coordinate public and private sector efforts. * The entire regional overview and goals of the General Plan warrant designation of the subject property to MCX and represent an understanding of the need for intermediate zoning in the Waiakea area. Please also refer to the Facilities Map in this section. * The following pages are verbatim text excerpts from the General Plan Documents, they are in two parts; 1. Direct References, that affirm and support the Goals, Policies, and Cous'ses of action (Z pages) and the Support Document overview of the Waiakea, South Hilo region, in respect to economic, physical and future opportunities. (6 pages). 2. Section Excerpts, in a later chapter of this application correlates further aspects of the General Plan and mitigations warranting MCX. Those items in boldface an3 a~erlined are particularly important references that shwa the mutual objectives of the project development anti the General Plan and adherence to the 2-2-96 Draft Zoning Code's MCX-20 zone regulations. GENERAL PLAN EXCERPTS REQUIREMENTS * Statement of development objectives, standards and principles, ....that the project .....Be beneficial to the social, economic and. government conditions and trends and shall be designed to assure the coordinated development of the County and to promote the general welfare and prosperity of its people. GOALS * Provide residents with opportunities to improve their quality of life. * 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 POLICIES * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County of Hawaii shall strive for diversification of its economy b~ strengthening existing industries and attracting new endeavors. * The County's capital improvements program should improve tkae quality of existing commercial and industrial areas. * The County shall strive for fuil employment. * The County of Hawaii shall encourage the research, development and implementation of advanced tpchnoloq_ies and processes in existing and potential economic endeavors. * The County shall identify and encourage primary industries that are consistent with the social, physical... * An active liason between the County and the private sector should be encouraged with respect to ~ County's requirements for establishing business on the island. * New industries which_provide favorable benefit-cost relationships to the people of the_ County should be encouraged. * Foster attitudes and activities conducive to energy COIISeryatlOn.....a21d promote-,enerQV Conservation. * The County shall strive to assure a sufficient supply of energy to support rat and .future demands. * Encourage the the concept of recycling agricultural and municipal waste material. * All development generated runoff shall be disposed of in a manner acceptable to-the Department of Public Works. * It is the responsibility of both government and the private sector to maintain and improve existing drainage systems and to construct new drainage facilities. * Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources. * Encourage the use of native plants for screening and landscaaing. * Seek out new programs and resources to address the housing needs of its residents. * Increase rental opportunities and choices in terms of guality~ cost, amenity, style- and size of housing * The County shall continue to seek ways of improving public service through the coordination of service and by maximizing the use of personnel and facilities. * Encourage ~ clustering of develoaments in order to reduce the cost of providing utilities. * Water supply to ensure the development of sufficient quantities of water for future needs of high growth areas. COURSES OF ACTION * University complex and ai:raort facilities. The County shall also provide necessary suaaort services and facilities to aid the development of these complexes. * Develop urban commercial area with small landscaped arks-for passive recreation. * A marginal street or other means of handling ingress and egress should be developed on the west side of Kanoelehua Avenue between Lanikaula and Piilani Streets to provide access to abutting properties. * Future land uses in tiae vicinity of the General Lyman Field Airport should. have an adequate oven saace buffer d oz be compatible with the anticipated aircraft noise exvosure levels for that vicinity. * Continual imaravement of other existing commercial areas must also be assured. * Controls that disconrace speculation shall be established. * Approariately located commercial zoned lands shall be allocated as the need arises. T * The County shall identify sites suitable for future industrial activities. * The County shall allocate a~ropriately zoned lands. AMENDMENT PROCEDURES * Members of the general public, °the Council, and the Planning Director maY proaose vs initiate, as the case may be, amendments t51 the General Plan at any time other than during the comprehensive review period. * Members of the general aublic ma aropose amendment to the General Plan aoals,~ poli-ties, and standards by filing a written petition with the Planning Director. In addition, the property owner m~y, by similar petition, Qropose an amendment to the land use pattern allocation ~ covering land held ~ that property ownes_ GENERAL PLAN SUPPORT DOCUMENT * The General Plan represents the first level and encompasses lone-range coals, policies and standards for the entire County. * The second level consists of short and middle ranee laps which further define the lone ranee og als and policies of the General Plan. These plans .are related ~ specific regions or districts, functions and for specific areas within a region * The third level consists of specific mechanisms ~o implement the two higher levels of the planning•hierarchv. These include the Zoning and subdivision codes, and both the operating and capital improvement program budgets. * Commercial: Comprised of industries in the retail trade and service categories and certain non-noxious enterprises from other industrial classifications. Industrial: Includes uses which ~ not be compatible with commercial areas such as manufacturing and processing, wholesaling, large storage and transportation facilities. power plants and government basevardsl as well as other industrial, manufacturing and wholesaling uses. * One of the most critical phases of the planning program is the implementation of the General Plan.... Implementation of the General Plan requires the development of middle and short ranee community, functional, and area plans. It also requires a systematic review of implementing ordinances $uch as the zoning and subdivision codes and the adoption of amendment to these codes in accordance with the policies and standards of the General Plan.... Furthermore, the pianninq process must be viewed as a continuous non-linear and dynamic process instead of a static and linear one. * Note that retail trades are second only to agriculture and with the demise of the sugar industry, now account for the greatest percentage of employment by field in the county. * In all series a-b-c the South Hilo area represents the stronq_est population asowth and expansion on the island of Hawaii. * Maior tsansportation facilities. also attract secondary industries.... Hilo's General Y,yman Airport has been improved to accomodate inter-continental bets while Kona's......_ * It indicates that the County's economy has shifted from an economy dominated by agriculture in 1969 to a more versified economy with a significant service-oriented cpmponent. * The South Hilo district still contains over 40~ o£ island's population. * Hilo also functions as the islands's industrial, coaanercial, distribution and population core.....Commercial endeavors sre o being expanded. * New economic base activities in east Hawaii are needed if the city is to continue its role as the island's commercial and service center in the future. * Noise.....especially from low flying aircraft, regulations for the Neighbor Islands. The Federal Aviation Agency has established noise guidelines for determining compatible land uses surrounding airports, however the regulation of surrounding lands are left to the State and County. * could change the "noise contours" that affect lands surrounding the Keahole and Hilo Airgorts. In order ~o eliminate the likelihood of surrounding land use development ~onflicting with future airport activity and or expansion, appropriate easements and or covenenats should be required in conjunction with land use approvals for lands in ~ vicinity of the County's wo major airports. * Hoolulu Park Complex is the major regional recreational center and consists of 58.7 acres... * The Hawaii Belt Highway is the primary traffic artery serving the district outside of the city of Hilo.......terminals and supporting facilities, ~ General Plan addresses the location of these facilities in relationship to the pattern of overall and uses. * The Qroximity of Hilo's airoort and harbor offer a number of opportunities for centralized distribution........ * The island's, major harbor and airport are located in Hilo... There is also limited land area for the expansion of harbor oriented industrial space......... * The land use element arovides the basis for direct control and guidance of publicly and privately owned resources. The land use element sets forth aoals,~ policies, and standards to guide the location and density, and building intensities of land uses in particular areas. From these, other implementive area plans designate detailed land use patterns and are the most appropriate and convenient references for ~ punt Administration and the County Council in their zonsideration of routine -land use, zoning, subdivision and development matters. They are also a source of information to the public as to the anticipated use of private ~ public pranesties and the future form and nature of their communities. * The land use element is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It seeks to accomodate growth without concbestion; to desianat~ and preserve the lands needed .for residential use, commercial and visitor vices, industry, aaricaa.lture, and open space; and to coordinate these uses with the County's service and circulation svst~ms. * As a result of the parcel, by parcel inventory, some of the potential land needs have become evident. * The Urban District is generally defined as lands in urban use with sufficient reserve to accomodate foreseeable growth. * The Zoning Code for the unt of Hawaii is the legal instrument which regulates the: use of land. The Zoning Code implements the General Plan,.and leis a document dealing with the existing conditions and shorter ranee needs. * Besides the General Plan, several other factors contribute to the basis for changing zoning-districts. These include the ate land use Regulations, existins,land use distribution, existing public facilities, utilities and services, and public concern and changing needs of the community. * Commercial: 1,173 acres. 428 acres or 36~, vacant. * Industrial: 4,158 acres., 1,091 acres or ?6~ vacant. * The f_ollowina summarizes the distribution of land uses based on actual uses: * Manufacturing, manufacturing services and warehousing: 4,430 acres. Includes areas used for the manufacturing of durable and non-durable goods, as well as for construction services and industrial ut}lities and storage. * Commercial: 520 acres. Yncludes uses in the retail and wholesale trades. * Services: 32,950 acres. includes areas used for consumer, professional. governmental jincludina military installations), business, and health and welfare services. * A well balanced land use pattern capable of meeting future needs of the County is an essential part of the General Plan. There ase no universal standards for determining the amounts of land .needed in ~ future for each land use or activity located within an area. Estimates can be made, however, of the future land use acreage allocation for etch use. The land use patterr. is a broad, flexible desiaa intended to uid ~ direction and quality of future developments in a coordinated and rational manner. The General-Plan Land Use Pattern Allocation Guide Map izndicates the general ,~;~cation of various land uses in relation to each other. * Hiah Density: C~mercia~ multiple, residential and related services {general and office commercial; multiple residential - up to 87 units per acr ~ I V * Medium Density: Village and neighborhood commercial and residential and related functions (3-story commercial; residential u~ to 35 units per, acre . * Industrial Area: These areas include uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, and light industrial uses. * Commercial centers in urban areas include high, medium and low density designations and in rural areas, includes medium and low density designations. These centers and clusters provide physical, social, governmental; and economic concentrations so that the total activities of the community can be more readily and easily conducted. * The General Land Use Pattern Allocation Guide Map shall also designate areas for urban expansion. * The methodology used to develop the land use pattern reflects estimates of future population based on economic and employment evaluations, existing land uses and zoned areas, determination of community facility needs, and transportation demands for the entire island........ * The General Plan Land Use Pattern Acreage Allocation should be reviewed at ten mar intervals. This review should re-examine the elements of ththe General Plan, and as certain substantial changes or trends occur, new levels of community needs would be estimated and the land use pattern restablished. * In the implementation of the General Plan land use pattern concerning the allocation of acreage for zoning, the Planning Department shall prepare zoning guide mans which delineate specific uses in conformance to the designated uses in the land use pattern. Taking into consideration all elements of the General Plan, the zoning uq ide ma s shall a3so indicate alternative or appropriate sites. During the preparation period of the zoning guide maps, zoning changes m~.Y be granted; as long as they conform to the General Plan. * Land Zoning Bank. In coniunc4i~...with the development of the Zone Guide Mao, a Land Zoning Bank will also be developed. * The allocations serve as g rn,;de and shall not be construed to be the absolute desired acreage allowed. Acreage allocation m~ be shifted from one area to anpther if the needs increase or accelerate within t2s~e initial allocation aeriod. Similarly, land use m~ be reallocated within a district without change in the total allocated acreage fora iven land use if no appreciable development or change is evidenced ~ indicated within the initial allocation period. * The following table illustrates fie Proposed Zoning ~,rseaae Allocation for ail districts and map ~e used during the..__ _ * The Zoning Code shall be re-evaluated to incorporate the concept of mixed use zones to allow compatible commercial uses to mix with light industrial uses, and to allow the mixing of residential and commercial uses. Mixed use light industrial and commercial zones m~ include, but are not limited to wholesale, retail, office uses and personal and business services. Mixed use zones are ~propriate in areas of economic transition, such as light industrial areas which are in demand as sites -for commercial uses, end older residential areas which are needed as .sites for more intensive development. * Commercial development is basiFally comprised of businesses in the retail trade and service categories. Commercial areas are generally located in concentrated areas where goods and services mad! be conveniently sold. Exam,~les are shopping centers, central business districts, and community & neighborhood business areas. * The extent of commercial development is influenced by the number of both resident and transient populations, incomes, mobility and lifes~les........ * Retail trade accounts for 81 of the sales. * Recent trends reflect commercial development outside of Hilo's older core and a more decentralized pattern. This decentralization is reflective of the growing markets outside of the immediate environs of Hilo proper and the general trend toward multi-centered urban areas. * ome of the problems of many of the existing commercial developments are the poor or dilapidated conditions of the older facilities and the inadequacy of vehicular and pedestrian systems. Pedestrian. and vehicular circulation gatterns are not continuous in all cases making repeated on and o£f street movements necessary. Such movements serve to congest the streets providing access to these commercial areas and create congestion problems for the entire ~rea• Strip-development of commercial facilities has occurred and commercial. zoned lands have not always been utilized for their intended purpose. * Commercial activity in Hilo is undergoing rapid chaau~• In addition, neighborhood shopping areas are located throughout the city'..... * Multiple ownership of contiguous properties and specalative practices on commercially zoned lands have created problems which make orderly development is ~ one area difficult. * Incompatible land uses also create an undesirable clisrate for commercial development. * Industrial development includes manufacturing and prnc~ssing, wholesaling, large storage and trans oration facilities power plants, and government baseyards. A f * There are t~ distinct t es of industrial development. One sector is service-oriented and is affected ~ population and the level of activity of other business activities. * The location of industrial. development is important for m~ reasons. In the case of service t}~es of industrial development (non-basic), areas designated for industrial uses must be close enough to population and or commercial areas for efficiencies, but still distant enough to avoid traffic problems. Some industrial districts consist of enterprises and facilities which are not necessarily compatible with commercial areas. Businesses included in this district are generally more noxious than those in general commercial areas. Presently, industrial developments in-many communities are located adiacent to these areas and result in environmental problems such as noise, air and water pollution........ * Service-oriented industries, such as wholesaling, government facilities, printing, and bakeries, are located close to population centers. South Hilo contains more than half of the island's population, and the maiority of such facilities are located within this district. * With almost 7,5~ of the island's industrially zoned lands, South Hilo is the maior industrial center on the island of Hawaii. The principal industrial areas are the Kanoelehua area, Hilo port and the surrounding area........ * Industrial development in the city of Hilo is primarily due to its available transportation facilities, the harbor and airport, and its concentration of population. The harbor industry. Numerous businesses which service the sugar industry, such as industrial equipment.manufacturing, fertilizer glant, and machine shops, are located in the cit . * Other industrial activiites include quarrying, garment manufacturing, storaae, wholesaling facilities and numerous other population oriented activities. * Industrial activities in both service and non-service categories is expected ~ expand in the city of Hilo. HILO SELF STORAGE & BUSINESS CENTER PARKING ANALYSIS September 2~ 1996 Total gross floor area of exstg. bldg. (80'x225') = 18,000 sf Addition of 2nd floor = ADD = (80'x225') = 18,000 sf Total gross floor area of new building = 36,000 sf Current ML-20 Zone parking requirements are: Based on Hawaii County Current Zoning Code (10-85) Effective date 11-29-83 27,272 sf Warehouse Uses + 1 empl. @1/1000 = 28.272 stalls 4,000 sf Industrial Uses @ 1/800 = 5.000 stalls 4,728 sf General Business Uses @ 1/400 = 11.820 stalls TOTAL PARKING STALLS REQUIRED = 45.092 stalls Zone change application to MCX zoning parking requirements: Based on Proposed Hawaii County Zoning Code Draft 2-2-96; 27,272 sf Warehouse Uses + 1 empl. @1/1000 = 28.272 stalls 4,000 sf industrial Uses @ 1/400 = 10.000 stalls 4,728 sf Commercial Uses @ 1/200 = 23.640 stalls 2,500 sf Exterior Warehouse Bldg. @1/1000 = 2.500 stalls TOTAL PARKING REQUIRED ~5 STALLS) = 64.412 STALLS PARKING PROVIDED SUMMARY Handicapped w/1 van accs. = 3.0 stalls Standard stalls 9'x18' = 39.0 stalls Compact stalls 8'X16'(32.3$) = 21.0 stalls 10 Bicycle racks @ 1/5 = 2.0 stalls TOTAL PARKING PROVIDED = 65.0 Stalls Plus 5 motorcycle pasting stalls ~ 4 HAWAII COUNTY COUNTY ENVIRONMENTAL REPORT Applicant: KCOM Corporation 99-1379 Koaha Place Aiea, Hawaii 96701 Tel: 808 487 1445 Agent: Karyl Franks 76 Kamehameha Ave. Hilo, Hawaii 96720 Tel: 808 961 4725 Agency: County of Hawaii Planning Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Tel: 808 961 8288 Request: Change of Zone Application From ML-20 to MCX-20 TMK: 2-2-32:23 Area: Lots 1-2-3-4-5&6 147,736 sf 3.39 ac 1. General description of the project site. The subject property is comprised of 6 lots totaling 3.39 ac. The site is completely flat, completey devoid of vegetation, shrubs, trees and is 90$ covered in asphalt and gravel surfaces. There are 4 drywells upon joined lots 5 & 6 where Hilo Self Storage & Business Center is situated and another 7 drywells and 2 drainage easements upon the vacant 2.05 ac. ensuring proper drainage. Hilo Self Storage & Business Cerrr~x''s original tilt-up building was constructed in 1994 and under building permit #960632 was remodelled in 1996, adding a second floor storage facility and groin ~1nor industrial and commercial lease spaces. The new building provides publi= b~irooms, fully secured perimeter fencing, security gate efftry systems, exterior lighting, signage, trash enclos~aQS and parking. The exterior storage building mig3~ally proposed will be applied for under a separate building permit and is qualified for parking requirements based nm ~e parking summary presented in Chapter 14 of the appl3ration booklet. a u 2. General description of the action's technical, economic, social, and environmental characteristics. The proposed change in zone will implement the future development of the remaining 4 parcels as exemplified by the quality and retail-industrial utility of the existing building renovation. The existing facility and future tenants will be the nucleii of social and business endeavors in the vicinity; providing incubator start-up business opportunities, service outlets and employment opportunities as well as support industries and business services. 3. Summary description of the affected environment, including suitable regional, location and site maps. Throughout this report, mention is made of the physical characteristics of the site as being vacant, 90$ asphalt covered and the lack of any significant flora or fauna upon the site, to the degree that many environmental questions have become mute points under the conditions prevailing upon the site. KCOM Corp. needs mention here that the applicant is aware of the statutes and administrative regulations that state; "i1-200-14 General provisions^ Chapter 343, HRS, directs that. in both agency and applicant actions where statements are required, the preparing party shall prepare the 'County Environmental Report', submit it for review and comments, and revise it, taking into account all critiques and responses.' Consequently the process involves more than the preparation of a document; it involves the entire process of research, discussion, preparation of a statement, and review. The process shall involve at a minimum: identifying environmental concerns, obtaining various relevant data, conducting necessary studies, receiving public and agency input, evaluating alternatives, and proposing measures for avoiding, minimizing, rectifying or reducing adverse impacts. A "County Environmental Report' is meaningless without the conscientious application of the 'County Environmental Report' process as a whole, and shall not merely be a self-serving recitation of benefits and a rationalization of the proposed action." The subject property characteristics and land use histc~g allow little else than to disclaim many aspects of the questions posed and unfortunately this report appears to be similar to a recitation of self-serving answers as stated above, but KCOM-Corp. wishes to assure Staff that conscientious research and review uncovered only a few comments relative to the proposed action, and that KCOM L'a~p. is ready to respond to Agency Staff comments and requesTs. to the best of their ability and 20 the best available demographic and agency data. a 'R , 4. Identification and summary of impacts and alternatives considered. It was possible to apply for a higher zoning designation, CG, general commercial for example, but the intent of our particular leasing concept with 2nd. flr. storage uses, as permitted under MCX zoning and with the industrial and commercial sides to the renovated building, and the particular site location, within an already established commercial/industrial corridor, it seemed that MCX zoning was the appropriate choice of zone to implement a more integrated mix of retail, manufacturing and service businesses that would not have been possible under the previous ML-20 zoning. 5. Analysis of the secondary impacts of the proposed uses? The remaining 4 lots os total 2.05 ac is a relatively small commercial/industrial parcel that would add nominal future building area, depending on the types of uses. The cumulative effects of the entire development is still a relatively minor impact upon roads, utilities and public services. Development standards of the new code would be in effect and thus all future development is already under the control and compliance of a new and more stringent application of development standards designed specifically for Hawaii County. 6. Comments and responses to early consultation review. The draft County Environmental Report was submitted for preliminary review on Jan. 16, 1997, as requested; and KCOM Corp. was directed to resubmit the application including the County Environmental Report inserted in the application booklets, with no further comments. 7. Detailed land use history of the parcel. The property was a wood storage yard in the 40's & 50's, since then the wood shanks have been demolished and the site has been vacant through the years. The. property was vacant when purchased and. has remained vacant through 1997. Kuawa Street has been amproved and connected ~rDUgh the property to the main highway. 8. Preliminary archealagical and historical zlarta. The subsurface strata ~ rock and the the asp3~alt and gravel surfaces have weathered sell; for these two reasons there are no cultural resourrs"~ of any archeological ffi' historical signifigance upon the sate. 9. Identification ~ eavironmentally sensiYave areas, habitat, and botanizal features which inclu3es, but which is not 1.zmited to, wetlands, streams, n rock outcroppings, endangered plants and animals, and exceptional trees. Similarly there are no fauna or flora existing upon the site that are an endangered species or any that is in danger of being dislocated. Further there are no trees upon the site nor any areas of vegetation except along the fence lines and upon the County R.O.W. Perhaps the close proximity of the airport is another reason for the lack of animal life signs. 10. Traffic impact analysis, if any? No Traffic Impact report was prepared. The streets in the area have recently been improved; they are paved, have street lights and adequate future R.O.W., although they do not have curb, gutter and sidewalks. Visual reconnaissance of the traffic pattern at the intersection of Kalanikoa & Kuawa Streets indicated nominal traffic turning movement counts in all directions; therefore levels of service were acceptable fcr this phase and would support future development of the remaining 2 ac. without any street widening. 11. Agricultural uses impact, if any? To the best of our knowledge the site was never used for agricultural uses, nor will it be used for farming or livestock grazing. 12. Water source, irrigation, applications if any? There is a large water main beneath Kalanikoa Street which is the public water source. The main areas of landscaping for Hilo Self Storage & Business Center is the 15' wide landscaped strip along Kalanikoa Street and the future landscaped areas will be the street frontages of Kalanikoa and Kuawa streets. Regardless of where the future buildings are placed in plan, the landscaped strip will be along both street frontages and will be maintained with xeriscape and native species that will present a uniform and beautifying scenic sense of place along Kalanikoa Street, exemplifying development standards in the vicinity of the regional park facilities and civic center. 13. Sewage disposal analysis, if any? There is a main sewer line beneath Kalanikoa Street which is the point of connection to the public sewer system. 14. Solid waste disposal analysis? A new 400 sf trash enclosure with CMU walls and solid gates was built in addition 2a the existing trash enclosure at the rear of the property_ These two are to provide recycling opportunities and prrnide ease of use for both sides of the ' n building. Trash removal is by a private disposal company and ultimately may be required several times a week. 15. Identification and assessment of of chemicals and fertilizers used, and effects upon surface, underground and marine water resources and upon neighboring properties, if any? The site is currently drained by drywells and there is no dumping, or materials buildup on the site of any kind, and as the site has not been used for agricultural purposes there are no fertilizers or chemicals used, nor did the previous uses such as a wood storage yard or being vacant for numerous years contribute any chemical agents, and the fact that the subsurface material is rock, warrant any technical investigation of the surface. 16. Identification of the topographical and drainage patterns existing on the subject parcel and any proposed alterations to these patterns. The Hilo Self Storage & Business Center building siting gives a a good example of how the existing topography and soil material prohibit excavation and that most buildings are situated atop the rock subsurface. Towards the rear of the property, the building is situated directly on top of rock, while at the front, near Kalanikoa Street, there is approximately and only 15" of fill rock, so that overall cross slope is in the range of 1/2$ slope. This is typical across the entire site and allows future buildings to be situated in any direction and ensuring that the on-site drainage system will collect all the storm drain. water. The soils report and the existing drainage system justifies no future alteration to the existing topography. 17. Are there any effects upon noise quality? There will not be a significant effect upon noise quality, as the vicinity has already been identified by the County as a high aircraft noise zone and that uses conducive to that noise characteristic are recommended for these areas. MCX zoning and industrial and commercial uses will not increase future noise levels while ~Qing uses that can function under the powerful din o~ .1Dw flying aircraft. 18. Are there any effects upon sail erosion? The site subsurface is rock. Them X11 not be a need for soil erosion control measures dus ~g =onstruction. r 19. Are there any endangered or unique native species of fauna or flora upon the subject property? NO, there are no native species upon the site. 20. Are there any detrimental effects upon air, water or noise quality? NO; there are no significant detrimental effects upon air quality, water quality nor noise quality. On the other hand, the site is directly in the Hilo Airport flight path and is constantly subjected to low flying aircraft noise. 21. Is the subject property located in an environmentally sensitive area such as a flood plain or tsunami zone? NO; the subject property is not located in a flood plain or, tsunami zone and is located in siesmic zone 3. 22. Does the proposed change in zone substantially affect the economic or social welfare of the community? Yes; the zone change will improve the economic prosperity of the community by increasing employment and business opportunities as-well as direct services that benefit the welfare of residents in increased retail service outlets. 23. Does the proposed change in zone substantially affect changes in population, effects upon public facilities? Changes in population will not be a significant effect of the proposed zone change. 24. Does the proposed change in zone substantially involve an irrevocable loss or destruction of any natural or cultural resource? NO, there are no cultural or natural resources affected by this application. 25. Does the proposed change in zone substantially eff~t scenic vistas, viewplanes or traditional beach/mouu*ain access trails? NO; The subject property is in an existing commercial industrial corridor on an interior street and is not located along any traditional beach mountain access trail nor does the site have any ocean viewplanes. 26. Does the proposed change in anne affect energy consumption? Yes; The new commercial industrial storage facility ham been designed and built with ent~sgp efficient lighting, „ a , ballasts, HVAC and Title 24 energy design parameters and typifies the energy efficient buildings of the future today. 27. Identification of any meetings held between the applicant and any community or residential group which may be impacted by the applicant's request. No area representative groups are known to exist, and no meetings were held. However the developer did meet with adjacent property owners to discuss fencing improvements that were to be mutually beneficial security features and agreement was reached to increase the fence heights to eight foot high. 28. Operations and management of the proposed use which includes, but is not limited to, number of employees, hours of operation, provisions for off' street parking? Hilo Self Storage office hours of operation are; M-F Sam-Spm and Sat. Sam-12pm with self storage access hours Gam - Spm, 7 days a week, and there are 2 employees. The industrial and commercial tenants are free to regulate their own hours of operation and permit their designees access through the security gates. The future exterior storage building will have 24 hour access keycards. 29. Development schedule. The Self Storage and Business Center opened for daily business in October of 1996. There are no plans for the future development of the remaining 4 lots. 30. Identify policies and objectives of the General Plan, the provisions of the community plan applicable to the applicationand an analysis of the extent to which the application, if granted, conforms to these policies, objectives, and provisions. The entire application booklet package is devoted to these issues and contains further references and explanatory material such as photographs, site location maps, TMK maps, site plans, lease plans., parking analysis, general plan excerpts, land use pattern allocation guide map, facilities map, legal description, etc for your review. r oow`v ns arm.' . F3a Kem m Stephen K. Yartashiro Adminiaer¢e¢r `~.`'YO' Btvice D. Butts •T'tf oi~Na`YS llaaiat4n[ Administr¢tor ~IT1CT[~~T II~ ~tI~llgtiT CYVIL DEFENSE AGENCY 920 Ululani Street Hilo, Hawaii 96720 3 (808) 935-0031 Fax (80$) 935.6460 ~ n Cr f .l T0: Virginia Goldstein, Planning Director•~" ~ . ~ FROM: Harry Kim, Civil Defense Administrator y DATE: March 10, 1997 ~ SUEJECT: Change of Zone Application (REZ 97-4)- KCOM Corporation, TMK: 2-2-32:23 Enclosed is a map of the Hilo area which contains: 1. 1946 tsunami inundation 1lne 2. 1960 Lsunami inundation line 3. George Curtis' projection on future tsunami inundation line 4. Civil Defense- evacuation line The proposed none change is on a marginal area in regards to past inundation. I am not sure where the statement on the subject property not being in a tsunami zone was from (item 21). Thank you for the opportunity to comment. dy Enclosure ,,~^5s ~.o? Exhibit B ~ 4 ~ < ° , ~ . ~ I I ~ I . ~ , - - _ ~ z ~ ''-gym" m r-.e:'. a. c~ ; IL .~PS to .•.Y ~ i ~ O r~"~ r ~ r ,~3 ~ JQ?`T mm of \ ° O C k i w ~'i a n J j?. \r 1, ~i~ _ ~ It ' ' C t~ !r n rr ~ ` _ 'J~~/jaise C n~\ e N ve . °id 1 15 r\ . 3~_ l• ~ii~~ ~ A •T i 0_ .L - nsn~ 3 x . Y tl ;s... s. mrvv c c a ~ J ~ ~ ~ we ~ = _ ~ `~:r~, c c ~ w ! 'v - = / 4 . 1 ~ / -x au .7. 1 ~ n ~ _s ~'t• 2~N A % ~ I \ ~ ~ tip. .V~~\, ; , _ ,~;1~ /J( ~ a~ 3 or J Y DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE : March 17, 1997 TO Virginia Goldstein, Planning Director Planning Department ~ 9 ` ~ FROM ~al . Ku a ivision ief ~9 Engineering Division , -o ' ~ ~ c.~ SUBJECT : Change of Zone Application (REZ 97-4) Applicant: KCOM Corporation c Location: Waiakea, South Hilo, Hawaii TMK: 3 / 2-2-32: 23, 101, 102, 103, & 104 We have reviewed the subject application and our comments are as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed on site and shall not be directed toward any adjacent properties. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. All driveway connections to a County road shall conform to Chapter 22, Str~Ls and Sidewalks, of the Hawaii County Code. 5. Wastewater disposal shall meet the rules and regulations of the DPW, V1i~rater Division. 6. Solid waste management shall conform to the rules and regulations of th~I#'l111, Solid Waste Division. 7. Kalanikoa Street, fronting the subjec4 property on the western side, is a Cnnrdy road. It has an approximate 20-ft. wide pavement (in poor condition), wifh f'rfiL wide gravel shoulders, all within a 60-ft. right-of-way. Exhibit C v t ~ 1 R'=Z 97-4 March 17, 1997 Page 2 of 2 8. Kuawa Street, fronting the subject property on the northern side, is a County road. It has an approximate 30-ft. wide pavement (in fair to good condition), with a 2-ft. concrete gutter, and curb and sidewalk (6-ft. wide with a 3'-6" wide planting area) on the northern side, with a 12-ft. gravel shoulder on the southern side, all within a 60-ft. right-of--way. We have allowed some on-street parking on the northern side, along the curb. On the southern side, we have allowed parking on the gravel shoulder. 9. The applicant shall provide full improvements to the entire frontage along Kalanikoa Street and Kuawa Street consisting of, but not limited to, pavement widening with concrete curbs, gutters and sidewalks, meeting with the approval of the DPW. Some pavement resurfacing along Kalanikoa Street may be necessary. Any utility relocation necessary; i.e., utility poles, waterlines, sewer lines, etc. will be the responsibility of the applicant. The applicant shall subdivide and dedicate to the County a minimum 30-ft. corner radius at the Kalanikoa Street and Kuawa Street intersection and provide all necessary improvements. 10. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. Our Traffic Division may have additional comments due to the oversight in reviewing only Parcel No. 23, and not Parcel Nos. 101, 102, 103, & 104. 11. Should a change of zone occur for the entire parcels, the applicant shall submit a traffic impact analysis report prepared by a licensed professions! traffic engineer, and provide all recommended improvements. 12. DPW has many traffic concerns auith this development conflicting with the existing Waiakea Shopping Plaza complex, which houses various retsil cutlets, a movie theater, and other businesses amund the area. Conflicts with the theater complex hours, both at nights and Sundays, are occurring. It is a known tact that the theater patrons are already ccng$sting this entire area by using the limited on- street parking. This is due toit~e Eck of onsite parking at ths.r~r+iplex. CKY a - . MI lC4 ~t i o DEPARTMENT OF WATER SUPPLY"s COUNTY OF HAWAII G4l'a!x, w1.,,'0,e 26 AUPU NI STREET HILO, HAWAII 96720 TELEPHONE (808) 5'~8~9~XfcdcE% FAX (808) 8E 3 961-8660 961-8 March 5, 1997 ~j~ _ cv~ l~' , ~~~1 KCOM Corporation ' 0,~'-'.,,;,, ~j., 99-1379 Koaha Place ~'~;~i ~ Aiea, HI 96701 CHANGE OF ZONE APPLICATION N0. 97-004 TAX MAP KEY 2-2-032:023, 101, 102,.103, AND 104 This application request was forwarded by the Planning Department to this office for our review. Based on the prevailing water situation in the area, water can be made available from existing 8-inch waterlines along Kalanikoa and Kuawa Street fronting the property with a connection size. subject to review and approval during the construction design phase of your proposed development. However, prior to issuing a water commitment to the proposed development, the following are requested: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which is attached, a water commitment deposit must be remitted. You will be informed of the deposit amount upon final determination of the submittal required in Item No. 1. Upon completion of the above requirements, an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Sho d there be any questions. please call our Water Resources and Planning Branch a 9 -8660. Milton avao, P.E. ( Manage WA:gms Att. C :1'7 copy - Planning Department ] Exhibit D 3900 CORP. Mr. Karyl Franks ~ ~F • Sidney~'uke&Associates 100 Pauahi Sveet Suite 272 • Nilo, Hawaii 96720 Consulting Land Use Planners Telephone: (806) 969-7522 • Faz: (606) 969-7996 May 2, 1997 `9~ ~ Ms. Virginia Goldstein, Director 's Planning Department 'O COUNTY OF HAWAII ~ 25 Aupuni Street ` ~ Hilo, Hawaii 96720 'O Dear Ms. Goldstein: / SUBJECT: Rezoning Request (REZ 97-4) I{COM Corporation ML-20 4o MCX-20 TMK 2-2-32: 23, 101 to 104 Please be informed that I have been retained to assist with the processing of this request. In that regard, I would appreciate your d'uecting all questions and/or correspondences on this matter to me, with a copy to the applicant. Thank you very much. I note that there were several letters from the various agencies regarding the subject matter. Thank you for sending a copy to the applicant; and on behalf of the applicant, we would like to respond as follows: 1Deaartment of Public Works All of the Code requirements outlined by said Department, such as building, drainage, driveway, solid waste, and wastewater will be complied with. Please note that the County sewer line fronts the subject site, and the project will hook up into the County's system. The applicant is aware of the existing condition and recognizes that the requested curb, gutter, and sidewalk improvements -with or without this project - is still needed. Those improvements-would also be of value to the applicant's project. In that regard, the applicant would have no objections to constructing the curb, gutters, and sidewalks along the site's Kuawa Street aad.Kalanikoa Street frontages and, upon completion of the improvements to the curved red-nos, dedicate said portion to the County. You will note that there already is an existing iauildmg on a portion of the site (parcel 104). This building is pattlaliy occupied. The balaace of the property is planned to be developed in stages, reflecting marketing con+~s. L ~s1.3'7 Exhibi#E - ~ Ms. Virginia Goldstein, Director May 2, 1997 Page 2 The applicant has no objections to making the requested improvements along that section fronting this portion of the project. The impacts aze more definable; the driveways aze in; and thus, the improvements can be justified. While it would be ideal to have the entve area improved today, it would not be financially feasible for the applicant. Then, too, the improvements would be made in advance of the actual impacts resulting from a development fronting the improved areas. Accordingly, the applicant requests the option to stage the curb, gutter, and sidewalk improvements in conjunction with the actual development of the balance of the project. Specifically, when an area is developed or used, its frontage would be improved with curb, gutter and sidewalks prior to issuance of the required certificate of occupancy. Civil Defense Aaenc~ The applicant defers to the Civil Defense Administrator relative to the historical references to tsunami and its poternial to Phis area. It also notes that the subject site falls within the Tsunami Evacuation Area (as do most of Waiakea Houselots), as noted in the telephone book. Notwithstanding the aforementioned, it should also be noted that according to the US Corps of Engineers Flood Insurance Rate Map (FIRM), the subject site is designated Zone X. The applicant will comply with appropriate building and related codes relative to this designation. Department of Water Suoaly Said agency noted that water is available. Water service for a portion of the propetiy has akeady been issued. As such, the appropriate water commitment for the balance of the project would be issued upon submittal of a anticipated maximum water usage report and corresponding payment of the commitment fee. This will be done subsequent to final action on this rezoning application. ~ Ms. Virginia Goldstein, Director May 2, 1997 Page 3 Department of Transportation This agency's comments on the construction of a sidewalk along Kalanikoa Street generally parallels the Department of Public Works. Please refer to our comments on that issue. We trust that the foregoing adequately responded to the agencies' comments. ffnot or if there are more, please feel free to direct them to me. Please note that a copy of this response is being sent to the respective agencies. Thank you very much. Sincerely, ~~I A ~ \ VV~JV SIDNEY M. FUKE Planning Consultant cc Department of Public Works, ATTN: Casey Yanagihara Civil Defense Agency Department of Water Supply State Department of Transportation Mr. Valentine Peroff, Jr., KCOIVI Camoration T_ORKILDSON, KATZ, FONSECA, 1AFFE MOORS & HETHERINGTON ATTORNEYS AT LAW, A LAW CORPORATION 100 PAUAHI $TREEi, SUITE 206 HILO, HAWAII 96720 TELEPHONE (8081 961-0306 FACSiMaE (8081935-6725 Apri115, 1997 9> Planning Department County of Hawaii i,% 25 Aupuni Street ~~~r ,l, Hilo, Hawaii 96720 v.':. j Dennis Lee KCOM Corporation 99-1379 Koaha Place `u' Aiea, Hawaii 96701 KarylFranks 76 Kanoelehua Avenue Hilo, Hawaif 96720 Re: TMK 2-2-32:23, Lots 1-2-3-4-5-6 59 Kalam'koa Street Hilo, Hawaii 96720 Application for Chan~E In Zonin~v from ML-20 to MCX-20 Ladies and Gentlemen: Jack's Tours, Inc. is a family owned sight seeing and tour bus company. It has been operating on the Big Island for 40 years and since 1974, it has operated its business at 226 Kanoelehua Avenue, Hilo, Hawaii. Recently, Jaek's Tours has been informed of the proposed zoning change for the above- referenced property. On behalf of Jack's Tours, we are writing to express its adamant opposition to the proposed change because the change will adversely affect its future use of this location. That is, future owners and tenants of the proposed retail premises may one day conclude that the operation of the Jack's Tours bus yard, with its unavoidable noise, dust and vehicular movement, is incompatible and seek additional zoning changes which will hurt Jack's Tours' use of its premises as a bus yard. As you know, the economic environment for small business is poor. One adverse factor hurting small business is the ever shrinking supply of suitable industrial locations. For example, many establishments have found their growing business operation clashes with the changing expectations of neighbors. As a result, many businesses sines find themselves forced to rElaoate from Hilo to its outskirts. ~78553.wpJ6995-1 E~cbibit F p 3 '33 OAHU OffK.E' 700 6LSHOP STREET, 15TH FLOOR-tiONOLULU, HAWAII96613-3167 • TELEPHONE (606) 523-b000' 1=ACSIMILE 523b001 KAILUA-iCONA ~ HnHnnw PucE, SurtE 105. 75-5706 Ku,~wiite++WAr' KAILUA-KOrvn, HAwnu %7.10-1717 ~ TELEf++or~e (>~1726-9094 • FACSIMaE (8061329-3837 MAUI ~ffICE' 2156 MAID STREET, SUITE 105' WALLUKIJr MAUI, HAWAII 96793 • TELEPHONE (606) 24.'x-9292 _~ACSIMILE (606) 244-1616 Planning Department, County of Hawaii Dennis Lee Karyl Franks Page 2 Apri115, 1997 Relocation of a business to an outlying area has many negative repercussions. For example, the relocation of a business to an outlying area increases the commuting distance for employees which makes it more difficult to attract and retain the most qualified employees. In addition to increased employment costs, a remote business location mean that commercial vehicles spend more time on the road, increasing maintenance and operating costs. The increased use of all of these motor vehicles also creates more air pollution and thereby damaging the environment. In closing, Jack's Tours believes that it is imperative that it be allowed to maintain its current business operations at its present location which is ideally suited near the airport and adjacent to major thoroughfares. Any change in zoning which affects this status is a threat to Jack's Tours' business operations and is harmful to employee's job security. Thank you for your consideration of our position. Should you have any questions, please do not hesitate to contact the undersigned. Sincerely yours, TORKILDSON, KATZ, FONSECA, JAFFE, MOORE & HETHERINGTON Attorne sat Law, A Law Corporation GR O M. SATO N ON d. CHU GMSINJC:amb 0178553.WP/6995-1 ~~L- 64,,0-i~G'"~-i~~_ ~ COUI\TTY O~~ HAWAII ~ PLA10Tl~TIl~TG DIEPARTMEI®TT TMI~: 2-2-32: PORTION 23, LOTS 1-2-3-4-~-6 HILO, HAWAII >w: r: Sub®aitted bye KCOM Cox°p®ratiotl September 24, 1996 LIST OF CONTENTS 1. TITLE PAGE & AF.RTAT. PHOTOGRAPH 2. EXISTING BUILDING PHOTOGRAPHS 3. COMPLETED APPLICATION FORM 4. APPLICATION CHECKLIST 5. LETTER OF AUTHORIZATION 6. LOCATION MAP 7. PARCEL LOCATION MAP 8. TAX MAP KEY 2-2-32 MAP 9. STTE PLANS 10. LEASE PLAN 11. SITE & BUILDING PHOTOGRAPHS 12. WRITTEN EXPLANATION FOR REQUEST OF CHANGE OF ZONE 13. SUPPORTING INFORMATION 14. PARKING ANALYSIS 15. GF.NFR AT. PLAN EXCERPTS 16. LAND USE PATTERN ALLOCATION GUIDE MAP 17. FACILITIES MAP 18. DEPARTMENTAL ZONING QUESTIONNAII2E 19. COUNTY ENVIIiONMENTAL REPORT 20. $500 PROCESSING FEE 21. FULL SIZE COLORED SITE PLAN 22. LEGAL DESCRIPTION 23. LIST OF TAX MAP KEYS & LANDOWNERS 24. BIBLIOGRAPHY ;;%;y::} ::.C• rily w::::::: n~, iii ':'ff)):}ii $i r iyii ~f t,Sly iii;:!}y}?:~?::~ :Si::+•. I i i ~ ~ ~ i rv. i• ~ ' 4 ~ :cif a I t I c<;:; } ~ ~ ~ ~ I i ..Yf ~ - " I COMPLETED APPLICATION FORM APP CATION FOR CHANGE OF ZOO ' COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: KC Corporation _ _ _ _ APPLICANT'SSIGNATUR ____DATE:_Sept. 24~ 1996 ADDRESS: 99-1379 Koaha Place Aiea, Hawaii 96701 TELEPHONE-BUSINESS: 808 487 1445 RESIDENCE: x/A REQUEST: ru.-2o TO rlcx-2o (Existing zoning) (Proposed zoning) TAX MAP KEY: 2-2-32:Portion 23 Lots 1,2,3,4,5 & 6 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 147, 736 sf LANDOWNER(S): 3900 Corp 3660 Waialae Ave. , Suite 400, Honolulu, HI 96816 OWNER'S SIGNATURE See attached letter DATE: See letter (May be by letter) AGENT: Karyl Franks ADDRESS: 76 Kamehameha Avenue Hilo, Hawaii 96720 TELEPHONE-BUSINESS: eoa 961 4725 RESIDENCE: sos 9az 9592 Please indicate to whom original correspondence and copies should be sent. ORIGINAL KCOM Corporation COPIES Karyl Franks THIS CHANGE OF ZONE APPLICATION MUST BE ACCOMPANIED BY: 1 20 copies of the completed application form. 2 20 copies of a location map. 3. 20 copies of a site plan drawn to scale with existing and proposed uses (e.g., structures, topography, proposed subdivision). 4. 20 copies of a detailed written explanation of the reasons for requesting the change of zone. Please explain how the requested change of zone would be consistent with the goals, policies, and courses of action (if applicable) of the General Plan document. Also, please indicate specifically which goals. policies, and courses of action are involved. (Copies of the General Plan document are available at the public libraries and at the Hawaii County Planning Department.) 5. 20 copies of supporting information /documents (i. e., marketing analysis, traffic impact, analysis report, archaeological inventory survey, preliminary drainage study, floral and faunal surveys). 6. 20 copies of appropriate Departmental Zoning Questionnaire. 7. X100.00 processing fee. 8. One copy of full-size (2' x 3') site plan drawn to scale for presentation purposes. Site plan must include property lines. existing /proposed structures and uses and reference points such as roadways, shoreline, etc. 9. Legal description of the property in map and written form by metes and bounds as certified by a surveyor. 10. List of tax map keys of surrounding property wither. 300 feet of the entire property boundaries. It is the applicant's responsibility to obtain the most recent list of landowners /long-term leasees from the Real Property Tax Office upon being notified of the public hearing. The submittal of an incomplete application will delay official acceptance by the Department. Furthermore, additional information may be requested by the consulted agencies through the Department durinc the course of the review process. -2- LETTER OF AUTHORIZATION ORIGINAL ONLY 3660 WAIALAE AVENUE. SUITE 400 HONOLULU. HAWAII 96816-3260 September 11, 1996 Ms. Virginia Goldstein Planning Director County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Re: Application for Change of Zone TMK: 2-2-032-023, 2-2-032-101, 2-2-032-102, 2-2-032-]03,and 2-2-032-104 Dear Ms. Goldstein: This letter is to inform you that 3900 Corp. has engaged and authorized KCOM Corporation and its agents to prepare, file and process on our behalf an application for Change of Zone for the above mentioned tax map key nttmbers. Any assistance that you and your staff can extend to KCOM Corporation is very much appreciated. Sincerely, 3900 CORP. Alvin Awaya Vice President AA:jst LOCATION MAP ~.ocaTroN nnaP WAIAKEA, SOUTH HILO Al P1o(M!T ~ . eL LvwAM PIEi.o MMOfl.6W lVe PROJECT SITE NAUwEmA Ave ~ . ~ ~ LAU(APU sr. 1lIANO tT. 3 n.K Y N1d~owa ry ~ NTs NoHALA NAWAp9AE HONOKAA MAUNA LAM WAINOLOA WAIMEA PROJECT LOGINMI ` :.o~~~.::r:. NOVA HILO `{y'.r HAWAII PAMOA CAPTAM COON PAMALA NAALENU N PARCEL LOCATION MAP ' ~ ~ 'PARCEL LOCATION MAh - Kua,w~a s7~-r - 15.00' 270' 00' 298P0 ~-~--,----1-------__._-- , ; I ~ g I o I ~ ~ ~ ; .A I y r r O p g y ' o -a -f $ I ~ 1 - ~ u I rrr~~~~~~iii I II II O~ rn Ip~ ~ , n I I ~ g ~ ~ ~ C ~ ~ 1 a g ~ ~ ~ I I { ~ ~ i ~ l i i i i ~ ~ I i i'! 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I,■,� 1 Af/M-3NO T1VM X0019 f1YY0 .OL O 0 0 0 V U N v -T•s i f 'd n,ae G- r LEASE PLAN _ r= ~ ~ ss 2a ^ 1 ~ 2 O 27 . n. Euc ~ °c--. - P ~ ~ 109 117 ~ ~ ~ 'soo sF soo sF a, ~ ~ i ~ i i a ~.._r- m s i ~ - ~ 108 116 ~ ~ - T a soo sF soo sF a ~ T__ m ` 107 ~-i 115 ~ ° s00 SF 500 SF °i _ _ _ 4 - ~ T.~ _ ~ _ _ ~ 106 ~ ~ 114 ' ~ 500 SF 500 SF n ~ m~=:cJ - ~ 105 113 ~ ~ 500 SF ~ 500 SF'e~ T - ...y.~.~,,.,.,. ~.e.+.~..1 ..,....d.a... <m..~.. .s.ti~.~... O ~ °soo SF ~ 112 g ~ _ 500 SF 8I ; ~I g 103 ~ °soo SF ~ ..w«Y..o...~. i OO ~ ~ _ 4 ~ ~ 102 91OY"°°"° 111 ` "soo SF ~ ~ soo SF el o © ~ ~ ~ V ' 101 ~ ~ ~ 110 ~ ~ - c F ~ A OFR~CE p ~ r... _ '~~L~ 728 SF 500 SF 6 I : a~ - - c ~ Q - - ~ 1]~M G1B KALANIKOA STREET SITE & B UILDING PHOTOGRAPHS r .r.::. ~ .r:: r. rr~ f ~ i s::: : y :::r' .r 4 . t, r ~ 1 t r,:, 1 r ~ - ~ r n...:. rii: n. ::i. i :{GY.:• i - :{r. . r: ::i ::.'.f: f rj .....r• .i ~ I ~y. . r:: is .y::: n: ~ 3~ ~ ~ : . :r,r^: ss::::.:: • # ~~{az S;.j.:;:::.;. .i:~.' 5+`~"' . :x# ~ v. r x t{ t • :'t s. . n > l.4rlf v } ~f is fr r 1 } .i { _ 3., r: o. p { ~ - 1:::::'i: t.. S. : ;:.:i?i:{4Si~ I 1 ~ i l- r. , Qs' :9f r~; Jil ::.:f• ::Y) '11 , ~ ~ I ~li,ll~l G „,r,,I ~'~,~I~~It',II~ ` 19 'I~ r ti; ?C , z4 / r~ f ` . h WRITTEN EXPLANATION REASONS FOR REQ~IEST OF CHANGE OF ZONE The request for change in zone from ML-20 to MCX-20 has one purpose; to create a better physical and economic mix of businesses and services that promotes a higher standard of working and living for the County's residents. The proposed change in zone is based upon several factors; The new MCX zoning is being introduced to allow mixed commercial and industrial uses that support regional growth as defined in the General Plan's goals, policies and courses of action. The project site is located in an urban medium density commercial industrial neighborhood and MCX zoning represents the desired model for current and future development in the area. MCX zoning will provide quality development and economic and employment opportunities for the County's residents. A review of the Land Use Allocation Guide Map will show that; * The project site of 3.39 ac. is within an established commercial-industrial neighborhood corridor. * MCX completes the intermediate buffer zoning. * MCX is complementary to adjacent zoning and businesses. * That the project site is ideally suited to MCX zoning for the following reasons; * The project design characterizes the type and quality of development initiated by the introduction of MCX zoning in the 2-2-96 Draft Code, and complies with all building and zoning code regulations; current and to be adopted. * The owner has developed the project with the highest quality of design, materials and workmanship. Project engineers and consultants designed and constructed an efficient building to code with complete drainage improvements on the vacant sites. * A Parking Analysis illustrating parking requirements follows in this section. * MCX is a natural upgrade in zone for this particular location in relation to adjacent uses, services and businesses. It represents the true and correct zoning for this property that will consolidate business opportunities and improve the quality of public services. r The remaining 2.09 ac. of future development will maintain the quality of construction typified by and integrated with the existing building and facilities. * Hilo Self Storage & Business Center will act as a catalyst in reviving small business endeavors where many "incubator" start-up businesses can find market opportunities and industry support. * The anticipated tenant mix, size of lease spaces and adjacency of uses is the type of business mixed uses envisioned for the MCX Zone in land use planning and in generating growth industries. * These facilities will provide commercial and industrial services related to the airport, harbor and adjacent commercial neighborhoods and benefit the general population, resident and visitor alike by providing shopping, services and job opportunities in wholesaling, manufacturing, retailing, food service and construction. * In turn these businesses will provide additional income to the County in property taxes, GET and state income taxes and facilitate future improvements in the region. * Many sections of the General Plan refer to economic opportunities, consolidation of public services, quality of design and construction that coordinate public and private sector efforts. * The entire regional overview and goals of the General Plan warrant designation of the subject property to MCX and represent an understanding of the need for intermediate zoning in the Waiakea area. Please also refer to the Facilities Map in this section. * The following pages are verbatim text excerpts from the General Plan Documents, they are in two parts; 1. Direct References, that affirm and support the Goals, Policies, and Courses of action (2 pages) and the Support Document overview of the Waiakea, South Hilo region, in respect to economic, physical and future opportunities, (6 pages). 2. Section Excerpts, in a later chapter of this application correlates further aspects of the General Plan and mitigations warranting MCX. Those items in boldface and underlined are particularly important references that show the mutual objectives of the project development and the General Plan and adherence to the 2-2-96 Draft Zoning Code's MCX-20 zone regulations. GENERAL PLAN EXCERPTS REQUIREMENTS * Statement of development objectives, standards and principles, ....that the project .....Be beneficial to the social, economic and government conditions and trends and shall b~ designed to assure the coordinated development of the County and to promote the general welfare and prosperity of its people. GOALS * Provide residents with opportunities to improve their quality of life. * The County of Hawaii shall strive for diversity and stability in its economic system. * The county shall provide an economic environment which allows n_ewa, expanded, or improved economic opportunities POLICIES * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County of Hawaii shall strive for diversification of its economy by_ strengthening existing industries and attracting new endeavors. * The County's capital improvements program should improve the quality of existing commercial and industrial areas. * The County shall strive for full employment. * The County of Hawaii shall encourage the research, development and implementation of advanced technologies and processes in existing and potential economic endeavors. * The County shall identify and encourage primary industries that are consistent with the social, physical... * An active liason between the County and the grivate sector should be encouraged with respect to the County's requirements for establishing business on the island. * New industries which provide favorable benefit-cost relationships to the people of the County should be encouraged. * Foster attitudes and activities conducive to energy conservation.....and promote energy conservation. * The County shall strive to assure a sufficient supply of energy to support present and future demands. * Encourage the the concept of recycling agricultural and municipal waste material. * All development q_enerated runoff shall be disposed of in a manner acceptable to the Department of Public Wprks. * It is the responsibility of both government and the private sector to maintain and improve existing drainage systems and to construct new drainage facilities. * Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources. * Encourage the use of native plants for screening and landscaping. * Seek out new programs and resources to address the housing needs of its residents. * Increase rental opportunities and choices in terms of quality, cost, amenity, style and size of housing, * The County shall continue to seek ways of improving public service through the coordination of service and by maximizing the use of personnel and facilities. * Encourage ~ clustering of developments in order reduce the cost of providing utilities. * Water supply to ensure the development of sufficient quantities of water for future needs of high growth areas. COURSES OF ACTION * University complex and airgort facilities. The County shall also provide necessary support services and facilities to aid the development of these complexes. * Develop urban commercial area with small landscaped Parks for passive recreation. * A marginal street or other means of handling ingress and egress, should be developed on the west side of Kanoelehua Avenue between Lanikaula and Piilani Streets to provide access to abutting properties. * Future land uses in the vicinity of the General Lyman Field Airport should have 3n adequate open Space buffer nd or be compatible with the anticipated aircraft noise exposure levels for that vicinit . * Continual improvement of other existing commercial areas must also be assured. * Controls that discourage speculation shall be established. * Appropriately located commercial zoned lands shall be allocated as the need arises. T * The County shall identify sites suitable for future industrial activities. * The County shall allocate appropriately zoned lands. AMENDMENT PROCEDURES * Members of the general public, the Council, and the Planning Director m~ propose or initiate, as the case may be, amendments to the General Plan at any time other than during the comprehensive review period. * Members of the general public ~ propose amendment to the General Plan goals, policies, and standards by filing a written petition with the Planning Director. In addition, the property owner mom, by similar petition, propose an amendment to the land use pattern allocation man covering land held ~ that property owner. GENERAL PLAN SUPPORT DOCUMENT * The General Plan represents the first level and encompasses long-ranee goals, policies and standards for the entire Countv. * The second level consists of short and middle range lans which further define the lone ran a goals and policies of the General Plan. These lens are related ~ specific regions or districts, functions and for specific areas within a region * The third level consists of specific mechanisms to implement the two higher levels of the planning hierarchv. These include the Zoning and subdivision codes, and both the operating and capital improvement program budgets. * Commercial: Comprised of industries in the retail trade and service categories and certain non-noxious enterprises from other industrial classifications. Industrial: Includes uses which m~ not be compatible with commercial areas such as manufacturing and processing, wholesaling, large storage and transportation facilities. ower plants egad government basevards) as well as other industrial, manufacturing and wholesaling uses. * One of the most critical sLhases of the planning program is the implementation of the General Plan.... Implementation of i:he General Plan requires the development of middle and short ~c~e community, functional, and area plans. It also requires a systematic review of implementing ordinances such as tkae zoning and subdivision codes and the adoption of amendment to these codes in accordance with the policies and standards of the General Plan.... Furthermore, the planning process must be viewed as a continuous non-linear and dynamic process instead of a static and linear one. * Note that retail trades are second only to agriculture and with the demise of the sugar industry, now account for the greatest percentage of employment by field in the county. * In all series a-b-c the South Hilo area represents the strongest population growth and expansion on the island of Hawaii. * Maior transportation facilities also attract secondary industries.... Hilo's General L swan Airport has been improved to accomodate inter-continental jets while Kong's....... * It indicates that the County's economv has shifted from an economy dominated by agriculture in 1969 to a more diversified economv with a significant service-oriented component. * The South Hilo district still contains over ~ of the island's population. * Hilo also functions as the islands's industrial, commercial. distribution and population core.....Commercial endeavors are r. being expanded. * New economic base activities in east Hawaii are needed if the city is to continue its role as the island's commercial and Service center in the future. * Noise.....especially from low flying aircraft, regulations for the Neighbor Islands. The Federal Aviation Aq_encv has established noise guidelines for determining compatible land uses surrounding airports, however the regulation of surrounding lands are left to the State and County. * could change the "noise contours" that affect lands surrounding the Keahole and Hilo Airports. In order to eliminate the likelihood of surrounding land use development conflicting with future airport activity and or expansion1 appropriate easements and or covenenats should be required in coniunction with land use approvals for lands in the vicinity of the County's two maior airports. * Hoolulu Park Complex is the maior regional recreational center and consists of 58.7 acres... * The Hawaii Belt Highway is the primary traffic artery serving the district outside of the city of Hilo.......terminals and supporting facilities, the General Plan addresses the location of these facilities in relationship to the pattern of overall land uses. * The proximity of Hilo's airport and harbor offer a number of opportunities for centralised distribution........ * The island's mayor harbor and airport are located in Hilo... There is also limited land area for the expansion of harbor oriented industrial space......... * The land use element provides the basis for direct control and guidance of publicly and privately owned resources. The land use element sets forth goals, policiesl and standards to uide the location and density, and building intensities of land uses in particular areas. From these, other implementive area plans designate detailed land use patterns and are the most appropriate and convenient references for the County Administration and the County Council in their consideration of routine land use. aoning, subdivision and development matters. They are also a source of information to the public as to the anticipated use of private and public properties and the future form and nature of their communities. * The land use element is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It seeks to accomodate growth without congestion; to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture, and open r. spade; and to coordinate these uses with thg County's service and circulation systems. * As a result of the parcel by_ parcel inventory, some of the potential land needs have become evident. * The roan District is generally defined as lands in urban use with sufficient reserve to accomodate foreseeable growth. * The Zoning Code for the unt of Hawaii is the lecral instrument which regulates the use of land. The Zoning Co implements t~h General Plan and is a document dealing with ~e existing conditions and shorter rancae needs. * Besides the General Plan, several other factors contribute to the basis for changing zoning districts. These include the tats land use Regulations, existing land use distribution, existing public facilities, utilities and services, and public concern and changing needs of the community. * Commercial: 1,173 acres, 428 acres gr 36~ vacant. * Industrial: 4,158 acres, 1,091 acres or 7~ vacant. * The following summarizes the distribution of land uses based on actual uses• * Manufacturing manufacturing services, and warehousing: 4,430 acres. Includes areas used for the manufacturing of durable and non-durable goods, as well as for construction services and industrial utilities and storage. * Commercial: 520 acres. Includes uses in the retail and wholesale trades. * Services: 32,950 acres. Includes areas used for consumer, professional, governmental (including military installationsl, business, and health and welfare services. * A well balanced land use pattern capable of meeting future needs of the County is an essential part of tlae General Plan. There are no universal standards for determining the amounts of land needed in the future for each land use or activity located withir_ an area. Estimates can be made, however, of the future land use acreage allocation for each use. The land use pattern is a broad, flexible design intended to uide the direction and quality of future developments in a coordinated and rational manner. The General Plan Land Use Pattern Allocation Guide Map indicates the general location of various land uses in relation to each other. * High Density: Commercial. multiple, residential and related services (general and office commercial; multiple, residential = up to 87 units per acre . * Medium Density: Villave and neighborhood commercial and residential and related functions (3-story commercial; residential to 35 units per acre . Industrial Area: These areas include uses such as manufacturing and processing, wholesaling large storage and transportation facilities, and light industrial uses. * Commercial centers in urban areas include high, medium and low density designations and in rural areas, includes medium and low density designations. These centers and clusters provide physical, social, governmental: and economic concentrations so that the total activities of the community can be more readily and easily conducted. * The General Land Use Pattern Allocation Guide Map shall also designate areas for urban expansion. * The methodology used to develop the land use pattern reflects estimates of future population based on economic and employment evaluations, existing land uses and zoned areas, determination of community facility needs, and transportation demands for the entire island........ * The General Plan Land Use Pattern Acreage Allocation should be reviewed at ten near intervals. This review should re-examine the elements of the General Plan, and as certain substantial changes or trends occur, new levels of community needs would be estimated and the land use pattern restablished. * In the implementation of the General Plan land use pattern concerning the allocation of acreage for zoning, the Planning Department shall prepare zoning uide maps which delineate specific uses in conformance to the desisnated uses in the land use pattern. Taking into consideration all elements of the General Plan, the zoning uide maps shall also indicate alternative or appropriate sites. During the preparation period of the zoning uide maps, zoning chances may be granted, as long as they conform to the General Plan. * Land Zoning Bank. In coniunction with the development of the Zone Guide M3D, a Land Zoning Bank will also be developed. * The allocations serve as a uide and shall not be construed to be the absolute desired acreage allowed. Acreage allocation may be shifted from one area to another if the needs increase or accelerate within the initial allocation period. Similarly, land use may be reallocated within a district without change in the total allocated acreage for a given land use if no a~.preciable development or change is evidenced or indicated within the initial allocation geriod. * The following table illustrates the Proposed Zoning Acreage Allocation for all districts and may be used during the.... * The Zoning Code shall be re-evaluated to incorporate the concept of mixed use zones to allow compatible commercial uses to mix with light industrial uses, and to allow the mixing of residential and commercial uses. Mixed use light industrial and commercial zones may include, but are not limited to wholesale. retail. office uses and personal and business services. Mixed use zones are appropriate in areas of economic transition. such as light industrial areas which are in demand as sites for commercial uses, and older residential areas which arm needed as sites for more intensive development. * Commercial development is basical~ comprised of businesses in the retail trade and service categories. Commercial areas are generally located in concentrated areas where goods and services may be conveniently sold. Examples arg shopping centers, central business districts. and community & neighborhood business areas. * The extent of commercial development is influenced by the n er of both resident and transient populations, incomes, mobility and lifestyles........ * Retail trade accounts for 81~, of the sales. * Recent trends reflect commercial development outside of Hilo's older core and a more decentralized pattern. This decentralization is reflective of the growing markets outside of the immediate environs of Hilo proper and the general trend toward multi-centered urban areas. * Some of the problems of man of the existing commercial developments are the oor or dilapidated conditions of the older facilities and the inadeguacY of vehicular and pedestrian systems. Pedestrian and vehicular circulation patterns are not continuous in all cases making repeated on and off street movements necessary. Such movements serve to congest the streets providing access to these commercial areas and create congestion problems for the entire area. Strip development of commercial facilities has occurred and commercial zoned lands have not always been utilized for their intended purpose. * Commercial activity in Hilo is undergoing ravid chance. In addition, neighborhood shopping areas are located throughout the city...... * Multiple ownership of contiguous properties and speculative practices on commercially zoned lands have created problems which make orderly development in ~ one area difficult. * Incompatible land uses also create an undesirable climate for commercial development. * Industrial development includes manufacturing and processing, wholesaling, large storaae and transporation facilities, power plants, and government baseyards. * There are t~ distinct tykes of industrial develoQment. ne sector is service-oriented and is affected by population and the level of activity of other business activities. * The location of industrial development is important for menu reasons. In the case of service types of industrial development (non-basic), areas designated for industrial uses must be close enough to population and or commercial areas for efficiencies, but s ill distant enough to avoid traffic problems. Some industrial districts consist of enterprises and facilities which are not necessarily compatible with commercial areas. Businesses included in this district are generally more ;noxious than those in general commercial areas. Presently, industrial developments in many communities are located adiacent to these areas and result in environmental problems such as noise, air and water pollution........ * Service-oriented industries, such as wholesaling, government facilities, printing, and bakeries, are located close to population centers. South Hilo contains more than half of the island's population, and the maiority of auch facilities are located wi hin this district. * With almost 75~ of the island's industrially zoned landss South Hilo is the maior industrial center on the island of Hawaii. The principal industrial areas are the Kanoelehua area, Hilo port and the surrounding area....... * Industrial development in the city of Hilo is primarily due to its available transportatian facilities, the harbor and airport, and its concentration of population. The harbor industry. Numerous businesses which service the sugar industry, such as industrial equipment manufacturing, fertilizer plant, and machine shops, are located in the city. * Other industrial activiites include quarrying, garment manufacturing, storage, wholesaling facilities and numerous other population oriented activities. * Industrial activities in both service and non-service categories is expected to expand in the city of Hilo. SUPPORTING INFORMATION PARKING ANALYSIS HILO SELF STORAGE & BUSINESS CENTER PARKING ANALYSIS September 24~ 1996 Total gross floor area of exstg. bldg. (80'x225') = 18,000 sf Addition of 2nd floor = ADD = (80'x225') = 18,000 sf Total gross floor area of new building = 36,000 sf Current ML-20 Zone parking requirements are: Based on Hawaii County Current Zoning Code (10-85) Effective date 11-29-83 27,272 sf Warehouse Uses + 1 empl. @1/1000 = 28.272 stalls 4,000 sf Industrial Uses @ 1/800 = 5.000 stalls 4,728 sf General Business Uses @ 1/400 = 11.820 stalls TOTAL PARKING STALLS RE4UIRED = 45.092 stalls Zone Change appllCdtlOn t0 MCX ZOnlnq parking requirements; Based on Proposed Hawaii County Zoning Code Draft 2-2-96; 27,272 sf Warehouse Uses + 1 empl. @1/1000 = 28.272 stalls 4,000 sf Industrial Uses @ 1/400 = 10.000 stalls 4,728 sf Commercial Uses @ 1/200 = 23.640 stalls 2,500 sf Exterior Warehouse Bldg. @1j1000 = 2.500 stalls TOTAL PARKING REQUIRED ~5 STALLS) = 64.412 STALLS PARKING PROVIDED SUMMARY Handicapped w/1 van accs. = 3.0 stalls Standard stalls 9'x18' = 39.0 stalls Compact stalls 8'X16'(32.3$) = 21.0 stalls 10 Bicycle racks @ 1/5 = 2.0 stalls TOTAL PARKING PROVIDED = 65.0 stalls Plus 5 motorcycle parking stalls GENERAL PLAN DOCUMENTS EXCERPTS THE GENERAL PLAN HAWAII COUNTY November, 1989 COUNTY OF HAWAII STATE OF HAWAII ORDINANCE NO. 89 142 BILL NO. 402 Section 1. Purpose Section 2. Requirements - The most desirable density of population - Be beneficial to the social, economic and government conditions and trends and shall be designed to assure the Coordinated development of the county and to promote the general welfare and prosperity of its people. Section 3. Statement of Assumptions 3. Other basic industries. Section 4. Council Policies, Statement of Development Obiectivest Standards and Principles. A. ECONOMIC GOALS THE ANTICIPATED MIX OF TENANT USES FOR HILO SELF STORAGE & BUSINESS CENTER ARE COMPATIBLE WITH THE GOALS AND POLICIES HIGHLIGHTED BELOW, AND WILL INITIATE IMPLEMENTATION OF THESE GOALS AND POLICIES. * Provide residents with opportunities to improve their quality of life. T Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. F 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 of Hawaii shall strive for an economic climate which provides its residents an opportunity for chpice of occupation. * The County of Hawaii shall strive for diversification of its economy ~ strengthening existing industries and attracting new endeavors. * The County of Hawaii shall study the feasibility of establishing a business development loan program. * The County's capital improvements program should improve the quality of existing commercial and industrial areas. * The County shall strive for full employment. * The County of Hawaii shall encourage the research, development and implementation of advanced technologies and processes in existing and potential economic endeavors. * The County shall identify and encourage primary industries that are consistent with the social, physical and economic goals of the residents of the County. * An active liason between the County and the private sector should be encouraged with respect to the County's requirements for establishing business on the island. STANDARDS * The island of Hawaii should be developed into an unique scientific and cultural model. The island should become a model of living where economic gains are in balance with social and physical amenities. Development should be reviewed on the basis of total impact on the residents pf the Countv. not only in terms of immediate short run economic benefits. * New industries which provide favorable benefit cost relationships tg the people of the County should be encouraged. Benefit-cost relationships as used here include more than fiscal considerations. B. ENERGY POLICIES THE FACILITIES ARE DESIGNED FOR COST EFFECIENCY, USAGE AND CONSERVATION OF ENERGY. * The County shall encourage the expansion of energy research industries. ^ The County shall strive to educate the public on new energy techniques and foster attitudes and activities conducive to energv conservation. * The County shall strive to assure a sufficient supply of energv to support present and future demands. * The County shall provide incentives which will encourage the use of new energy sources and promote energv conservation. The County shall encourage the continuation of studies concerning the development of power which can be distributed at lower costs to consumers. C. ENVIRONMENTAL QUALITY GOAL ~ Maintain and, if feasible, improve the existing environmental quality of the island. POLICIES ^ The County of Hawaii shall take positive action to further maintain the quality of the environment for residents both in the present and in the future. * Encourage the the concept of recvcling agricultural and mUnlClpal Waste mdterldl. RECYCLING BINS WILL BE KEPT ON PREMISES FOR TENANT USE. * The County shall encourage the State to establish air and water quality monitoring stations in areas of existing and potential urban growth. STANDARDS ^ Pollution shall be prevented, abated, and controlled at levels which will protect and preserve the public health and well-being, through the enforcement of appropriate Federal, State and County standards. D. FLOOD CONTROL AND DRAINAGE GOALS * Protect human life. r Prevent damage to man-made improvements. Control pollution. POLICIES The County sha h continue to review land use policy as it relates to flood plain, high surf, and tsunami Yiazard areas. THE OWNER HAS ALREADY COMMITTED AND INSTALLED AN ON SITE DRAINAGE SYSTEi~i FOR THE ENTIRE PROPERTY'. All development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works. It is the responsibility of both government and the private sector to maintain and improve existing drainage svstems and to construct new drainage facilities. E. HISTORIC SITES F. NATURAL BEAUTY POLICIES THE EXISTING BUILDING IS SET BA~.K 4~' FRGi~i THE STREET PROPERTY LINE AND h]AINTAZNS SETBACKS AS REQUIRED BY THE CHANGE IIv ZONE. * The County shall consider structural setback from maior thoroughfares and highways and shall establish development and design guidelines to protect important view planes. G. NATURAL RESOURCES AND SHORELINE GOALS HOOLULU PARK, THE MAJOR RECREATIONAL FACILITY OF OVER 57 ACRES IS DIRECTLY ACROSS THE STREET FROM THE FACILITY, THUS ALLOWING TENANTS THE BENEFITS OF PUBLIC FACILITIES. * Provide opportunities for the public to fulfill recreational, economic, and educational needs without despoiling or endangering natural resources. * Ensure that alterations to existing land forms and vegetation, except crops, and construction of structures cause minimum adverse effect to water resources, and scenic recreational amenities and minimum danger of floods, landslides, erosion, siltation, or failure in the event of earthquake. POLICIES THE BUILDING FRONT YARD IS FULLY LANDSCAPED WITH NATIVE PLANTS. FUTURE DEVELOPMENT OF ADJACENT LOTS WILL ALSO UTILIZE NATIVE PLANTS, MATERIALS AND THEMES. * Encourage the use of native plants for screening and landscaping. H. HOUSING INDIRECTLY RELATED TO THE HOUSING 5UBTOPIC ARE THE BENEFITS GF SELF STORAGE FACILITIES PROVIDED TO RESIDENTS AND VISITORS WHO ARE IN THE PROCESS GF RELOCATION, MOVING, SHIPPING AND STORAGE GF HOUSEHOLD GOODS, THUS ALLOWING AN AFFORDABLE SERVICE TG FACILITATE THEIR HOUSING AND MOVING NEEDS. GOALS * Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background, and income. POLICIES * The County shall encourage a volume of construction and rehabilitation of Housing sufficient to meet growth needs and correct existing deficiencies. F The County shall formulate a program for housing which identifies specific mechanisms to implement housing goals. x The County shall utilize its housing powers to accomplish its housing goals and shall utilize existing programs and seek out new programs and resources to address the housing needs ~ its residents. * Increase rental opportunities and choices in terms of quality, cost, amenity, style and size of housing, especially for low and moderrate income households. I. PUBLIC FACILITIES GOAL * Encourage the provision of public facilities that effectively service community needs and seek ways of improving public service through better and more functional facilities which are in keeping with the environmental and aesthetic concerns of the community. POLICIES COMPREHENSIVE DEVELOPMENT OF THE ENTIRE 3.4 AC PARCEL IS ONE SUCH CONSOLIDATION OF PUBLIC UTILITIES THAT CONCURS WITH THE FOLLOWING STATEMENTS. * The County shall continue to seek ways of improving public service through the coordination of service and ~ maximizing the use of personnel and facilities. STANDARDS Standards have been established in each of the four major groupings of public facilities. For the purpose of clarification, public facilities have categorized into education, protective services, health and sanitation, and government operations. STANDARDS * Police headquarters shall be near the geographic center of the servioce area and near concentrations of commercial and industrial use. (J) PUBLIC UTILITIES GOALS * Ensure that adequate, efficient and dependable public utility services will be available to users. n Maximize efficiency and economy in the provision of public utility services. To have public utility facilities which are designed to fit into their surroundings or concealed from public view. POLICIES * Improvements of existing utility services shall be encouraged to meet the needs of users. T Encourage the clustering of developments in order to reduce the cost of providing utilities. (1) WATER POLICIES A Water system improvements and extensions shall promote the County's desired land use development pattern. ~ Improve and replace inadequate systems. * Water sources shall be adequately protected to prevent depletion and contamination from natural and man-made occurences or events A HIGH CAPACITY BACK FLOW PREVENTOR WAS INSTALLED ON SITE. * A systematic program by the County, State and private interest shall identify sources of additional water supply to ensure the development of sufficient quantities of water for future needs of high growth areas. * The Fire prevention systems shall be coordinated with water distribution systems in order to ensure water supplies for fire protection. (2) TELEPHONE POLICIES * The County shall work closely with the telephone company to provide all users with efficient service. SECTION 5. Courses of Actions. The courses of actions necessary to promote the policies, development objectives, standards and principles as incorporated in Section 3 are hereby set forth for the various elements within the designated districts. B. SOUTH HILO (1) ECONOMIC Courses of Action * The County shall encourage the State to provide the necessary funds for the development of the university complex and airport facilities. The County shall also provide necessary support services and facilities to aid the development of these complexes. F The County shall continue to implement a program to revitalize downtown Hilo. (7) RECREATION T Develop urban commercial area with small landscaped parks for passive recreation. A marginal street or other means of handling ingress and egress, should be developed on the west side of Kanoelehua Avenue between Lanikaula and Piilani Streets to provide access to abutting properties. KALANIKOA STREET AND KUAWA STREET BOTH HELP IN PROVIDING INCREASED ARTERIAL ACCESS IN THIS VICINITY AND WILL ALSO SUPPORT A HIGHEk LEVEL OF TRAFFIC FOR THE PROPOSED COMMERCIAL AND INDUSTRIAL USES. (8) TRANSPORTATION (b) AIRPORTS AND HARBORS * Future land uses in the vicinity of the General Lyman Field Airport should have an adequate open space buffer and or be compatible with the anticipated aircraft noise exposure levels for that vicinity. THE PROPOSED COMMERCIAL INDUSTRIAL FACILITIES ARE WITHIN THE NOISE BOUNDARIES OF THE AIRPORT AND ARE COMPATIBLE WITH USES NOT AFFECTED BY LOW FLYING AIRCRAFT. (9) LAND USE (b) COMMERCIAL DEVELOPMENT Courses of Action * Rehabilitation, renewal, and redevelopment of downtown Hilo must be undertaken. Continual improvement of other existing commercial areas must also be assured. * Controls that discourage speculation shall be established. Appropriately located commercial zoned lands shall be allocated as the need arises. THE ABOVE ITEM PARTICULARLY REFERS TO THE REQUEST FOR CHANGE IN ZONE, AND DUTIFIES THE AGENCY TO AFPROVE NECESSARY REZONING, AS DO A NUMBER OF REFERNCE ITEMS LISTED BELOW. (c) INDUSTRIAL Courses of Action Through its zoning powers, the County shall encourage the centralization of industrial activities in the Kanoelehua Industrial area. Noxious industries shall be located away from residential and related areas. The County shall identify sites suitable for future industrial activities. The County shall allocate appropriately zoned lands. SECTION 6. Amendment Procedures B. Interim Amendments (1) Members of the general public, the Council, and the Planning Director may propose or initiate, as the case may be, amendments to the General Plan at any time other than duririy the comprehensive review period. (2) Members of the general public m~ propose amendment to the General Plan goals, policies, and standards by filing a written petition with the Planning Director. In addition1 the property owner may, by similar petition, propose an amendment to the land use pattern allocation map covering land held ~ what proper owner. KCOM CORP. CONCURS WITH AND UPHOLDS THE PLANS, POLICIES AND GOALS OF THE GENERAL PLAN AND SATISFACTORILY IMPLEMENTS THEM IN THIS REQUEST FOR CHANGE IN ZONE. SECTION 7. Land se Pattern Allocation Guide May• PLEASE SEE REDUCED COLOR COPY OF GUIDE MAP. NOTE THAT THE SUBJECT PROPERTY IS BORDER MCX ZONING BETWEEN SURROUNDING COMMERCIAL PROPERTIES AND THAT THE REQUESTED CHANGE IN ZONE WOULD BRING THIS SITE INTO A COMPREHENSIVELY COMMERCIALLY ZONED REGION. IT WOULD PROMOTE BUSINESSES IN THE VICINITY OF GENERAL LYMAN FIELD, THE HARBOR AND ADJACENT BUSINESS USES. SECTION 9. General Plan Support Document GENERAL PLAN SUPPORT DOCUMENT EXHIBIT "C" INTRODUCTION History of the Plan Section 3-16 of the County Charter states: "The County Council shall adopt by ordinance a general plan which shall set forth the Council's policy for long-range comprehensive physical development of the County. It shall contain a statement of development obiectives, standards and principles with respect to the most desirable use of land within the county for residential, recreational, agricultural, commercial, industrial and other Purposes which shall be consistent with proper conservation of natural resources and the preservation of our natural beauty and historical sites; the most desirable density of population in the several parts of the County, a system of principal thoroughfares.......... Upon adoption of the General Plan in 1971, the Council laid the foundation for establishing a comprehensive planning program for the County of Hawaii. This program consists of three interrelated parts arranged in a heirarcYry described below. The General Plan represents the first level and encompasses long_ ran a goals, policies and standards for the entire Coun The second level consists of short and middle range Plans which further define the lone range coals and policies of the General Plan. These plans are related to specific regions or districts, functions and for specific areas within a region. The third level consists of specific mechanisms ~ implement the two higher levels of the planning hierarchv. These include the Zoning and subdivision codes, and both the operating and capital improvement program budgets. THE FOLLOWING EXCERPTS AND THAT OF PLAN IMPLEMENTATION FOLLOWING THE COURSES OF ACTION SECTION DIRECTLY SUPPORTS THE APPLICANTS REQUEST FOR A CHANGE IN ZONE BASED UPON GROWTH AND NEEDS ENCOUNTERED IN THE COUNTY'S VARIOUS REGIONS; THAT COULD NOT HAVE BEEN MEASURED IN THE COURSE OF THE LAST DECADE BUT THAT ARE NOW NECESSARY TO IMPLEMENT PROPER GROWTH. The Revised General Plan Land Use: Commercial: Comprised of industries in the retail trade and service categories and certain non-noxious enterprises from other industrial classifications. Industrial: Includes uses which may not be compatible with commercial areas such as manufacturing and processing, wholesaling, large storage and transportation facilities, op wer plants and government baseyards) as well as other industrial, manufacturing and wholesaling uses. Courses of Action: The Introduction and the Economic element describe the foundations and factors which generate population and economic opportunities and growth on the island of Hawaii.... The Land Use element describes the distribution, pattern, and location of the various activities addressed in the other elements of the General Plan. Plan Implementation One of the most critical phases of the planning proaram is the implementation of the General Plan.... Implementation of the General Plan requires the development of middle and short range community, functional, and area plans. It also requires a systematic review of implementing ordinances such as the zoning and subdivision codes and the adoption of amendment to these codes in accordance with the policies and standards of the General Plan.... Furthermore, the planning process must be viewed as a continuous non-linear and dynamic process instead of a static and linear one. COUNTY TRENDS EMPLOYMENT AND POPULATION PROJECTIONS In traditional public planning efforts.......this General Plan effort uses the projected levels of population as a guideline in land use planning......Employment and population projections for the County of Hawaii were developed through the analysis of relationships between economic activity, employment and population.... Note that retail trades are second only to agriculture and with the demise of the sugar industry, now account for the greatest percentage of employment by field in the county. Population Distribution This chart shows the district distribution for the year 2005 In all series a-b-c the South Hilo area represents the strongest population growth and expansion on the island of Hawaii. ECONOMIC Secondary- Industries Secondary industries, such as government, construction, trades (retail and wholesale), utilities, financial institutions, and professional services are most often located close to population centers. Population usually locates close to employment centers which, in turn, are based on primary income generators, such as tourism or agriculture. Maior transportation facilities also attract secondary industries.... Hilo's General Lyman Airport has been improved to accomodate inter-continental jets while Kona's....... Employment The following table depicts the shifting of employment between the major sectors of the County's economy. It indicates that the County's economy has shifted from an economy dominated by a riculture in 1969 to a more diversified economy with a significant service-oriented component. Po~lation The South Hilo district still contains over 40~ of the island's population. DISTRICTS SOUTH HILO Profile Hilo also functions as the islands's industrial, commercial, distribution and population core.....Commercial endeavors are bein expanded. The largest project is the recently completed Prince Kuhio Plaza, anchored by Liberty House, Woolworth and Sears. Numerous other office buildings, shops and services are serving the growing needs of the island community. Hilo with its population size, harbor and airport facilities, higher education complex, and new investment has potential for economic growth. New economic base activities in east Hawaii are needed if the city is to continue its role as the island's commercial and service center in the future. ENVIRONMENTAL QUALITY INTRODUCTION AND ANALYSIS Noise Loud noises are known to have adverse physiological and psychological effects on people. Noise that is loud or out of character, especially from low flying aircraft, is becoming critically disturbing to residents. Residential and resort areas near the Hilo Airport are particularly affected. Noise levels will become increasingly more disturbing due to more jet service, vehicular traffic, construction, and the increasing size and density of urban areas. The department of Health is responsible for establishing standards and regulations for noise control. However, there are presently no State noise regulations for the Neighbor Islands. The Federal Aviation Agency has established noise guidelines for determining compatible land uses surrounding airports, however the regulation of surrounding lands are left to the State and County. Increased air transportation activity and changes in aeronautical technology, which could allow service by super-sonic aircraft, could change the "noise contours" that affect lands surroundina the Keahole and Hilo Airports. In order to eliminate the likelihood of surrounding land use development conflicting with future airport activity and or expansion, appropriate easements and or covenenats should be required in coniunction with land use approvals for lands in the vicinity of the County's two maior airports. RECREATION INTRODUCTION AND ANALYSIS SOUTH HILO Profile Hoolulu Park Complex is the maior regional recreational center and consists of 58.7 acres..... TRANSPORTATION THOROUGHFARES & STREETS INTODUCTION & ANALYSIS SOUTH HILO Profile The Hawaii Belt Highway is the primary traffic artery serving the district outside ~ the city of Hilo . In many instances, there is no major surface drainage system to handle the increased runoff brought about as new lands are opened for construction development. TRANSPORTATION TERMINALS: AIRPORTS & HARBORS INTRODUCTION AND ANALYSIS The principal concerns of planning for transportation terminals are location,....... Although the State Department of Transportation is responsible for the actual design, construction and operation of terminals and supporting facilities, the General Plan addresses the location of these facilities in relationship tQ the pattern of overall land uses. ........Overseas flights through General Lyman field have been important to agriculture in East hawall. The facility is underutilized. The statewide need for a second gateway, especially for cargo, still exists. The proximity of Hilo's airport and harbor offer a number of opportunities for centralized distribution........ SOUTH HILO Profile The island's maior harbor and airport are located in Hilo....... There is also limited land area for the expansion of harbor oriented industrial space. There may be an opportunity for the development of a centralized cargo distribution center within Hilo that could eventually alleviate congested conditions on Oahu...... Such a distribution center could eventually serve other neighbor a islands by distributing and marshalling cargo both from and to the mainland...... LAND USE INTRODUCTION AND ANALYSIS The General Plan expresses both the integrated and specified concerns and problems as well as alternate solutions and guidance regarding the use of County resources. Land use is one of the focal points of public concern and policy. The other study elements of the General Plan, which depict the various aspects of the County, directly involve land use in varying degrees. The land use element provides the basis for direct control and guidance of publicly and privately owned resources. The land use element sets forth goals, policiesl and standards to uide the location and density, and building intensities of land uses in particular areas. From these, other implementive area lans designate detailed land use patterns and are the most appropriate and convenient references for the County Administration and the Countv Council in their consideration of routine land use, zoning, subdivision and development matters. They are also a source of information to the public as to the anticipated use of private and public properties and the future form and nature of their communities. The land use element is intended to be used as a policy guide for the coordinated growth and development of all sectors of the Countv. It seeks to accomodate 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 County planning Department has maintained its land use inventory to keep current account of the physical status of the land use patterns in Hawaii County. As a result ~f the parcel by parcel inventory, some of the potential land needs have become evident. According to findings, the total area of the island of Hawaii is approximately 2 1;2 million acres or 4,038 square miles: 4,037 square miles of land and one square mile of inland water. All of these lands are divided into approximately 120,353 parcels. State Land Use The Urban District is generally defined as lands in urban use with sufficient reserve to accomodate foreseeable growth........ County Zoning The Zoning Code for the County of Hawaii is the legal instrument which regulates the use of land. The Zoning Code implements the General Plan and is a document dealing with the existing conditions and shorter range needs. Besides the General Plan, several other factors contribute to the basis for changing zoning districts. These include the State lan use Regulations, existing land use distribution, existing public facilities, utilities and services, and public concern and changing needs of the community. The tabulation of zoned lands based on the County zoning as of 1985 is as follows: Commercial: 1,173 acres, 428 acres or 36~, vacant. Industrial: 4,158 acres, 1,091 acres or ~ vacant. Existing Land Use and Acreage Distribution The following summarizes the distribution of land uses based on actual uses• Manufacturing, manufacturing services, and warehousing: 4,430 acres. Includes areas used for the manufacturing of durable and non-durable goods, as well as for construction services and industrial utilities and storage. Commercial: 520 acres. includes uses in the retail and wholesale trades. Services: 32 950 acres. Includes are s used for consumer, professionals governmental (including military installations), husiness, and health and welfare services. LAND USE CONCEPTS Proposed Land Use Pattern A well balanced land use pattern capable of meeting the future needs of the County is an essential part of the General Plan. There are no universal standards for determining the amounts of land needed in the future for each land use or activity located within an area. Estimates can be made, however, of the future land use acreage allocation for each use. The land use pattern is a broad, flexible design intended to guide the direction and quality of future developments in a coordinated and rational manner. The General Plan Land Use Pattern Allocation Guide Map indicates the general location of various land uses in relation to each other. Land uses are designated generally on the map in reference to the following categories: Urban and Rural Designations High Density: Commercial, multiple, residential and related services (general and office commercial; multiple residential = ~ to 87 units per acre . Medium Density: Village and neighborhood commercial and residential and related functions (3-story ~mmercial; residential = u~ to 35 units er ac. Urban expansion Area; Allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined....... Industrial Area: These areas include uses such as manufacturing and processingt wholesaling, lar a storage and transportation facilities, and livht industrial uses. Other Designations: Commercial centers in urban areas include high, medium and low density designations and in rural areas, includes medium and low density designations. These centers and clusters provide physical, social, governmental; and economic concentrations so that the total activities of the community can be more readily and easily conducted. In the County of Hawaii several of these centers have political and social antecedents, while others have been influenced by economic practices...... Growth should be encouraged in terms of renewing older areas or as extensions of existing ones. The creation of new urban and rural centers should be initiated only when it is in the public interest and they must be accompanied by commitments by both governmenet and the private sector for the current development of basic community and public facilities and services. The location of urban and rural uses should be evaluated from the the standpoint of how each use services existing and future land uses of the surrounding area. The direction and form of growth in accord with future demand will be influenced by many factors. The General Land Use Pattern Allocation Guide Map shall also designate areas for urban expansion. In addition, a "floating zone" concept may be effected for industrial and retreat resort uses. Thre "floating zone" concept for industrial and retreat resort areas will enable their locating in areas so as to take advantage of new concepts and trends, economic influences, unique resources and other situations which m~ occur. Compliance and compatibility with other pertinent elements of the General Plan and with the objectives and standards of the industrial and retreat resort land use classifications shall be required. The methodology used to develop the land use pattern reflects estimates of future population based on economic and employment evaluations, existing land uses and zoned areas, determination of community facility needs, and transportation demands for the entire island........ T The General Plan Land Use Pattern Acreage Allocation should be reviewed at ten near intervals. This review should re-examine the elements of the General Plan, and as certain substantial r n chanaes or trends occur, new levels of community needs would be estimated and the land use pattern restablished. Proposed Land Use Pattern Acreage District Residential Commercial Industrial Resort Total Ac. S. Hilo 29,045 2,405 6,259 293 33,002 Zoning Guide Md~ In the implementation of the General Plan land use pattern concerning the allocation of acreaae for zonina, the Planning Department shall preQare zonina uide mans which delineate specific uses in conformance to the designated uses in the land use pattern. Taking into consideration all elements of the General Plan, the zonina guide maps shall also indicate alternative or appropriate sites. At a mininmum every five years, these zoning guide maps shall be reviewed by the Planning Commission and adopted by Council resolution. During the preparation period of the zonina uide mays, zonina chanaes may be granted, as long as they conform to the General Plan. Land Zonina Bank In coniunction with the development of the Zone Guide Map, a Land Zonina Bank will also be developed. Of the estimated total acreage for the County, an appropriate proportion will be allocated through the districts in a "district bank" and the remainder will be retained in a county zone bank. The district bank totals will be further allocated to the urban and rural centers, industrial and resort areas. The allocations serve as a guide and shall not be construed to be the absolute desired acreage allowed. Acreage allocation m~ be shifted from one area to another if the needs increase or accelerate within the initial allocation period. Similarly, land use may be reallocated within a district without chance in the total allocated acreaae for a iven land use if no appreciable development or change is evidenced or indicated within the initial allocation period. In the event that the allocated acreage is absorbed within the districts, additional allocation may be made from the County "Land Zoning Bank." The following table illustrates the Proposed Zoning Acreage Allocation for all districts and may be used during the preparation period of the zone guide map and land zoning bank. The allocated residential areas are to include those areas set aside within the resort complexes. Zone of Mix Proposed Zoning Acreage Aliocaation (in Acres Residential Commercial Industrial Resort South Hilo 9,618 962 2,504 195 9' Mixed Use Zones The Zoning Code shall be re-evaluated to incorporate the concept of mixed use zones to allow compatible commercial uses to mix with light industrial uses, and to allow the mixing of residential and commercial uses. Mixed use light industrial and commercial zones may include, but are not limited to wholesale, retail, office uses and personal and business services. Mixed use zones are appropriate in areas of economic transition, such as light industrial areas which are in demand as sites for commercial uses, and older residential areas which are needed as sites for for more intensive development. COMMERCIAL DEVELOPMENT INTRODUCTION AND ANALYSIS Commercial development is basically comprised of businesses in the retail trade and service categories. Commercial areas are generally located in concentrated areas where pods and services may be conveniently sold. Examples are shaping centers, central business districts, and community & neighborhood business areas. The extent of commercial development is influenced ~ the number of both resident and transient populations1 incomes, mobility and lifestyles........ According to the Census of Business for 1977 and 1982, the County's commercial establishments increased both in number and in the value of sales generated. In 1977, there were 593 retail and 257 service establishments with payrolls, excluding hotels. By 1982, retail trade was conducted in 738 establishments, while services accounted for 520 businesses. Sales for commercial activities in 1982 was about $598 million, compared to $303 million in 1977. Retail trade accounts for 81y of the sales. The increase in sales in almost every category of commercial activities, executed the growth in the number of establishments.. There are two distinct markets for commercial development on the island of Hawaii: the resident and visitor markets. Adequate planning for commercial establishments in both markets is equally important. Recent trends reflect commercial development outside of Hilo's older core and a more decentralized pattern. This decentralization is reflective of the growing markets outside of the immediate environs of Hilo proper and the general trend toward multi-centered urban areas. Some of the problems of man of the existing commercial developments are the pOOr or dilapidated conditions of the older facilities and the inadeguacv of vehicular and pedestrian systems. Pedestrian and vehicular circulation patterns are not continuous in all cases making repeated on and off street movements necessary. Such movements serve to congest the streets providing access to these commercial areas and create congestion problems for the entire area. Strip development of commercial facilities has occurred and commercial zoned lands have not always been utilized for their intended purpose. C" The following analysis by district of commercial development is intended to bring into focus the relationship of each district to tYie County as a whole. SOUTH HILO Profile The island's major commercial center is located in South Hilo district. The City of Hilo contains a downtown business district, several shopping center complexes, and neighborhood commercial facilities. The rural communities, primarily plantation settlements, located along the coastal areas have limited commercial facilities. Commercial activity in Hilo is undercoinc rapid chance. A new shopping complex has been recently completed........ In addition, neighborhood shoppinc areas are located throuchout the city...... Multiple ownership of conticuous properties and speculative practices on commercially zoned lands have created problems which make orderly development in ~ one area difficult. Incompatible land uses also create an undesirable climate for commercial development. Expansion of the University of Hawaii facilities and community will induce a need for commercial services in proximity to the campus. INDUSTRIAL INTRODUCTION AND ANALYSIS Industrial development includes manufacturing and processing) wholesalinc, larce storacxe and transporation facilities, power plants, and government baseyards. There are two distinct tomes of industrial development. One sector is service-oriented and is affected ~ population and the level of activity of other business activities. The other sector, basic industries, is mostly influenced by outside markets. The location of industrial development is important for many reasons. In the case of service tunes of industrial development (non-basic), areas designated for industrial uses must be close enough to population and or commercial areas for efficiencies, but still distant enough to avoid traffic problems. Some industrial districts consist of enterprises and facilities which are not necessarily compatible with commercial areas. Businesses included in this district are generally more noxious than those in general commercial areas. Presently, industrial developments in many communities are located adiacent to these areas and result in environmental problems such as noise, air and water pollution........ Service-oriented industries, such as wholesalinc, government facilities, printinc, and bakeries, are located close to population centers. South Hilo contains more than half of the island's population, and the maiority of such facilities are located within this district. n There are 3,858 acres of industrially zoned lands in the County, 1,107 acres of which are vacant. The County's land use inventory indicated that in 1985 there were 2,099 acres used for manufactureinhg, manufacturing services, and wholesaling. These exclude lands zoned for agricultural, commercial, and other uses. The existence of non-conforming uses which are incompatible with industry creates an undesirable land use pattern. In fact, the physical appearance of many of the island's industrial areas needs improvement. The following is an analysis by district with reference to industrial development. The brief analysis of each district is intended to bring into focus the relationship of the district to the County as a whole. SOUTH HILO Profile With almost 7>~ of the island's industrially zoned lands, South Hilo is the major industrial center on the island of Hawaii. The principal industrial areas are the Kanoelehua area, Hilo port and the surrounding area....... Industrial development in the city of Hilo is primarily due to its available transportation facilities, the harbor and airport, and its concentration of population. The harbor facility is the primary shipping point for the island's sugar industry. Numerous businesses which service the sugar industry, such as industrial equipment manufacturing, fertilizer plant, and machine shops, are located in the city. There are also industries involved with the processing and packaging of locally grown products. Severeal plants process tropical fruits into puree, juices, jams and jellies. Fapaya grown in Puna is inspected, fumigated, and packaged in the city. Major procesdsors of livestock products are located in South Hilo. Other industrial activiites include quarrying, garment manufacturing, storage, wholesaling facilities and numerous other population oriented activities. Besides transportation facilities, major advantages of the city of Hilo include the availabillity of labor, a full range of community facilities and the avaialability of utilities and land. Industrial activities in both service and non-service categories is expected to expand in the city of Hilo. R LAND USE PATTERN ALLOCATION GUIDE MAP Hilo / ,� ®®y oconut ,, 11i //". 11".."4 140:040,4111 " "".111111a1100111411ri ) 1V/A : \s„,, i 4• A )\'',..; 44.%.11rpoo ll#:, . . \ ,,„ .�• 70;40'� ��" �Lea General L Fi•ld ,� T: � r31/p *+Iwwui .nr.�•ww. .rri t, ~ FACILITIES MAP n ~ °m w_ o- z wa _ p ~a Q ' ~ a" Q Q Q a 0 n ~ f S J a 4- z20 N~ W W O Q 8~: Z 2 w ~ ~ ~ e .w/ a W z J F Z Z R G U Z boo IL pO ~ ~ F C) JO Q <W o u ~ WU • ~ 6% ` WW O ~ 6 ~ zZi O~ - ~ , r ~ V~ l O y (~J ~~Upp O ~ J 4 _J _V ~ ~M~+ ~ ~ G / i 1 ~ 1p V ,a .1 ~ 9 Y J; r 0- e•ss r ri ~ ` a c i ~ Mapti~a ~ l~~' ~ ~ J .~,./Ci e o ~ ~ ~i ~C r .f+/° w ~ ~ . a a i ~ ¢ (iii ® s B ~ ~ !il a ~G E 3 ~ ~ ~ ~ og~` E s 'III a ~ a f ' i, e ~ i Y G 5 2 f: i ~ at~' a ~ n a i e~ S S ~ pp e 55 tpp - Qv j a F P I~~ i 1 Q a$? g e e i~ ~L F ~ ~ ~ I ~ i ~g ~ ii Y DEPARTIIIENTAL ZONING QUESTIONAIRE " ATTACHMENT Commercial, RM, Resort, 8 Industrial PLANNING DEPARTMENT COUNTY OF HAWAII Please see attached additional response sheets. 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 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 3.39 ac b. Into WhatIOtSIZBS? 3 @ 20,200 sf, 1 @ 28,800 sf, 1 @ 58,336 sf c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the tots to remain as to the Planning Department for preliminary approval? above in Mcx zone If you intend to subdivide, please submit o preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone whc has firm plans? rro 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) see attached f It you intend to do erthe, b, or c, please elaborate on the ti„ ~d of plans the other party has. Please, also, include rn your answer approximately how soon aher approval of your rezoning do you expect to transfer the subfect land to another party. see attached 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. see attached Have you performed any study which would demonstrate a need for your proposed buildino and ! or development? If so, please elaborate on your findings in the space provided below. see attached -2- 5 Have you performed any s._,iy which discusses the environmei „al impacts your request would have on the surrounding area and / or the County? No see attached If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? see attached If so, what kind? What do you intend to do with those buildings if your request is approved? 7. Is the subject land currently being used for any agricultural activity? tvo If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has tr,,.re been any flooding and / or drainage problem _ on the subtect area? No If so, please describe the problem. see attached 9. Do you think that the roads leading to the subject area needs improvement? No If so, what kind? see attached 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. SCh0015 Existing b. Roads Existing c. Sewer Ex}stingy d. Drainage Existing___ e. Police Protection Existinp~__ _ f. Fire Protection Existin~~ g. Recreational Facilities Existing h. Public Utilities Existing i. Other None -4- For those checked "yes", :ase elaborate what type or krnds . improvements and / or assistance are needed. All utilities, services and facilities are existing. The proposed change in zone will not require improvements to existing services and will not create a higher demand upon these facilities. 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 historic sites were encountered during construction. See attached. Signature: x KCOM Cor Address: 99-1379 Koaha Place Aiea, Hawaii 96701 Telephone: 808 487 1445 Date: September 16, 1996 -5- PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE From: ML-20 Limited Industrial District - 20,000 sf. To: MCX-20 Industrial - Commercial Mixed District DEPARTMENTAL ZONING QUESTIONARE ADDITIONAL AND EXPLANATORY RESPONSES TO QUESTIONS 1-11 1. NO. The subject property of 3.39 ac. has already been subdivided into 6 lots, currently zoned ML-20. Lots 1,2,& 3 are 20,200 sf. each, lot 4 is 28,800 sf. with drainage improvements in place and all four are vacant. Lots 5 & 6, have been joined, totalling 58,336 sf. and have a completed new 2-story building of 36,000 sf. and 65 parking stalls upon them. The new Hilo Self Storage & Business Center is fully improved with parking areas, loading zones, trash enclosures, landscaping, security fencing, signage, lighting and will soon be providing a full range of business and service opportunities for the community. 1(a) 2.05 ac. have been subdivided into l(b( 3 X 20,200 sf. lots and 1 x 28,800 sf, and it is 1(c) intended to keep these 4 lots at the same sizes in the new MCX zoning. These lots 1-4 & 5-6 comply with all of the lot subdivision criteria for the new proposed MCX zoning as outlined in the new draft zoning ordinance. 2(a) NO; Although there is a possibility of leasing lots 1,2,3 & 4 to a qualified tenant, individually or entirely. There is a partial YES answer to question 2(a),, as KCOM Corp. has joint ventured with the owner to develop the existing building on lots 5 & 6 into Hilo Seif Storage & Business Center. 2(b) NO; No prospective tenants have been solicited nor inquired, nor have any tentative plans been prepared. 2(c) NG. 2(d) The Owner intends to keep all lots. 2(e) The Owner intends to develop the entire property with the MCX zoning into a neighborhood commercial industrial facility. 2(f) No definite plans are being considered at this time for the future development of the 2.05 ac., and the 1.34 ac. of lots 5 & 6 and the existing building are presently under construction, scheduled for completion in mid October, 1996. 3. A new building was constructed on the subject property in 1994. The building is 80' x 225' with 65 parking stalls. Originally designed with 9 - 25' bay storefronts along one side and 9 - 25' bays witki roll-up doors and a man door on the opposite side. The building is currently undergoing renovation; building permit # 960632, dated May 13, 1996. The renovation includes addition of a second floor intended as a self storage facility and the ground floor is being demised as 17 - 500 sf tenant spaces with storefronts and roll-up doors, and the interior core of 40' x 225' as a self storage facility and office showroom. The renovated building provides public bathrooms, public amenities, fully secured perimeters and access gate systems, exterior lighting, signage, trash recycling, etc. Each of the tenant spaces are fully improved with metal and drywall demising walls, interior lighting, telephone outlets, electrical power, most with AC units and some with separate private bathrooms. Private financing has fully implemented the project and the scheduled completion date of the renovation is mid October, 1996, and tenants and storage uses will be occupied soon thereafter. These facilities comply with all applicable Hawaii County codes, electrical, plumbing, fire, energy, etc., and with approval of the Planning Department, Building Department, Fire Department, Police Department, is fully ADA compliant and has been reviewed by USPS. A separate exterior storage building is proposed on the original plan set and will be a separate permit application. 4. An in-house leasing analysis of the existing building warranted the proposed renovation now under construction to provide 500 sf small business lease spaces and self storage facilities in Waiakea, South Hilo. The analysis determined that available tenant spaces in the area were too large and thus too expensive to accomodate new start-up business and that "Hilo Self Storage & Business Center" would provide affordable lease spaces with complete facilities for new and existing business relocation that would promote jobs, business interactivity, improved GET tax base and provide a core of businesses and services for current and future needs of the community. Ail of these factors are in support of the goals, policies and objectives of the General Plan to promote businesses and services in the County's most active population, growth and business district of South Hilo, Hawaii. 5. There are no substantial environmental impacts. The area is already provided with electrical power lines, telephone service, sewer and water, drainage facilities are in place, all utilities kiave adequate capacity for future development. There are no endangereed species or historic artifacts or sites within the project site and there are no significant impacts upon adjacent properties, infrastructure or unanticipated demands upon utility services. All these factors support the proposed zone change and allow the future development of the entire parcel without significant impacts upon the environment. 6. There are no buildings on the site other than the existing new building currently undergoing renovation. The history of the site suggested usage as a wood storage area, and that there were some minor buildings or shacks used for wood storage in the period 30-40 years ago that have been removed quite some time ago. At present there are no aged buildings, structures or facilities upon the site. 7. The site is not being used for any agricultural activity. 8. No flooding or drainage problems have been observed and the entire site has been improved with drywells. 9. N0. Both Kalanikoa and Kuawa Streets are fully paved, although there are no public sidewalks or curb & gutter. Traffic organization is fully adequate to handle the capacity generated for current and future development of ail parcels for the proposed change of zone. lu. Ail utilities, protective services and facilities are in close proximity to the site and provide full service support and protection for the proposed businesses, facilities and employees. The proposed change in zone and future development will not require any improvement to these existing facilities and will not create a higher or unusual demand upon these facilities. 11. The soils report indicates a hardened lava rock base with no fill or excavated areas; therefore no distinctive features of the site were encountered or altered. No historic sites or artifacts were encountered during the previous and current phase of construction, land clearing and drainage easement facilities improvemerrts and no irnpacts are anticipated. COUNTY ENVIRONMENTAL REPORT HAWAII COUNTY COUNTY ENVIRONMENTAL REPORT Applicant: KCOM Corporation 99-1379 Koaha Place Aiea, Hawaii 96701 Tel: 808 487 1445 Agent: Karyl Franks 76 Kamehameha Ave. Hilo, Hawaii 96720 Tel: 808 961 4725 Agency: County of Hawaii Planning Department 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Tel: 808 961 8288 Request: Change of Zone Application From ML-20 to MCX-20 TMK: 2-2-32:23 Area: Lots 1-2-3-4-5&6 147,736 sf 3.39 ac i. General description of the project site. The subject property is comprised of 6 lots totaling 3.39 ac. The site is completely flat, completey devoid of vegetation, shrubs, trees and is 90$ covered in asphalt and gravel surfaces. There are 4 drywalls upon joined lots 5 & 6 where Hilo Self Storage & Business Center is situated and another 7 drywalls and 2 drainage easements upon the vacant 2.05 ac. ensuring proper drainage. Hilo Self Storage & Business Center's original tilt-up building was constructed in 1994 and under building permit #960632 was remodelled in 1996, adding a second floor storage facility and ground floor industrial and commercial lease spaces. The new building provides public bathrooms, fully secured perimeter fencing, security gate entry systems, exterior lighting, signage, trash enclosures and parking. The exterior storage building originally proposed will be applied for under a separate building permit and is qualified for parking requirements based on the parking summary presented in Chapter 14 of the application booklet. 2. General description of the action's technical, economic, social, and environmental characteristics. The proposed change in zone will implement the future development of the remaining 4 parcels as exemplified by the quality and retail-industrial utility of the existing building renovation. The existing facility and future tenants will be the nucleii of social and business endeavors in the vicinity; providing incubator start-up business opportunities, service outlets and employment opportunities as well as support industries and business services. 3. Summary description of the affected environment, including suitable regional, location and site maps. Throughout this report, mention is made of the physical characteristics of the site as being vacant, 90% asphalt covered and the lack of any significant flora or fauna upon the site, to the degree that many environmental questions have become mute points under the conditions prevailing upon the site. KCOM Corp. needs mention here that the applicant is aware of the statutes and administrative regulations that state; "11-200-14 General provisions. Chapter 343, HRS, directs that in both agency and applicant actions where statements are required, the preparing party shall prepare the 'County Environmental Report', submit it for review and comments, and revise it, taking into account all critiques and responses. Consequently the process involves more than the preparation of a document; it involves the entire process of research, discussion, preparation of a statement, and review. The process shall involve at a minimum: identifying environmental concerns, obtaining various relevant data, conducting necessary studies, receiving public and agency input, evaluating alternatives, and proposing measures for avoiding, minimizing, rectifying or reducing adverse impacts. A "County Environmental Report' is meaningless without the conscientious application of the 'County Environmental Report' process as a whole, and shall not merely be a self-serving recitation of benefits and a rationalization of the proposed action." The subject property characteristics and land use history allow little else than to disclaim many aspects of the questions posed and unfortunately this report appears to be similar to a recitation of self-serving answers as stated above, but KCOM Corp. wishes to assure Staff that conscientious research and review uncovered only a few comments relative to the proposed action, and that KCOM Corp. is ready to respond to Agency Staff comments and requests, to the best of their ability and to the best available demographic and agency data. Y 4. Identification and summary of impacts and alternatives considered. It was possible to apply for a higher zoning designation, CG, general commercial for example, but the intent of our particular leasing concept with 2nd. flr. storage uses, as permitted under MCX zoning and with the industrial and commercial sides to the renovated building, and the particular site location, within an already established commercial/industrial corridor, it seemed that MCX zoning was the appropriate choice of zone to implement a more integrated mix of retail, manufacturing and service businesses that would not have been possible under the previous ML-20 zoning. 5. Analysis of the secondary impacts of the proposed uses? The remaining 4 lots or total 2.05 ac is a relatively small commercial/industrial parcel that would add nominal future building area, depending on the types of uses. The cumulative effects of the entire development is still a relatively minor impact upon roads, utilities and public services. Development standards of the new code would be in effect and thus all future development is already under the control and compliance of a new and more stringent application of development standards designed specifically for Hawaii County. 6. Comments and responses to early consultation review. The draft County Environmental Report was submitted for preliminary review on Jan. 16, 1997, as requested; and KCOM Corp. was directed to resubmit the application including the County Environmental Report inserted in the application booklets, with no further comments. 7. Detailed land use history of the parcel. The property was a wood storage yard in the 40's & 50's, since then the wood shacks have been demolished and the site has been vacant through the years. The property was vacant when purchased and has remained vacant through 1997. Kuawa Street has been improved and connected through the property to the main highway. 8. Preliminary archeological and historical data. The subsurface strata is rock and the the asphalt and gravel surfaces have weathered well; for these two reasons there are no cultural resources of any archeological or historical signifigance upon the site. 9. Identification of environmentally sensitive areas, habitat, and botanical features which includes, but which is not limited to, wetlands, streams, M rock outcroppings, endangered plants and animals, and exceptional trees. Similarly there are no fauna or flora existing upon the site that are an endangered species or any that is in danger of being dislocated. Further there are no trees upon the site nor any areas of vegetation except along the fence lines and upon the County R.O.W. Perhaps the close proximity of the airport is another reason for the lack of animal life signs. 10. Traffic impact analysis, if any? No Traffic Impact report was prepared. The streets in the area have recently been improved; they are paved, have street lights and adequate future R.O.W., although they do not have curb, gutter and sidewalks. Visual reconnaissance of the traffic pattern at the intersection of Kalanikoa & Kuawa Streets indicated nominal traffic turning movement counts in all directions; therefore levels of service were acceptable for this phase and would support future development of the remaining 2 ac. without any street widening. 11. Agricultural uses impact, if any? To the best of our knowledge the site was never used for agricultural uses, nor will it be used for farming or livestock grazing. 12. Water source, irrigation, applications if any? There is a large water main beneath Kalanikoa Street which is the public water source. The main areas of landscaping for Hilo Self Storage & Business Center is the 15' wide landscaped strip along Kalanikoa Street and the future landscaped areas will be the street frontages of Kalanikoa and Kuawa streets. Regardless of where the future buildings are placed in plan, the landscaped strip will be along both street frontages and will be maintained with xeriscape and native species that will present a uniform and beautifying scenic sense of place along Kalanikoa Street, exemplifying development standards in the vicinity of the regional park facilities and civic center. 13. Sewage disposal analysis, if any? There is a main sewer line beneath Kalanikoa Street which is the point of connection to the public sewer system. 14. Solid waste disposal analysis? A new 400 sf trash enclosure with CMU walls and solid gates was built in addition to the existing trash enclosure at the rear of the property. These two are to provide recycling opportunities and provide ease of use for both sides of the building. Trash removal is by a private disposal company and ultimately may be required several times a week. 15. Identification and assessment of of chemicals and fertilizers used, and effects upon surface, underground and marine water resources and upon neighboring properties, if any? The site is currently drained by drywells and there is no dumping, or materials buildup on the site of any kind, and as the site has not been used for agricultural purposes there are no fertilizers or chemicals used, nor did the previous uses such as a wood storage yard or being vacant for numerous years contribute any chemical agents, and the fact that the subsurface material is rock, warrant any technical investigation of the surface. 16. Identification of the topographical and drainage patterns existing on the subject parcel and any proposed alterations to these patterns. The Hilo Self Storage & Business Center building siting gives a a good example of how the existing topography and soil material prohibit excavation and that most buildings are situated atop the rock subsurface. Towards the rear of the property, the building is situated directly on top of rock, while at the front, near Kalanikoa Street, there is approximately and only 15" of fill rock, so that overall cross slope is in the range of 1/2% slope. This is typical across the entire site and allows future buildings to be situated in any direction and ensuring that the on-site drainage system will collect all the storm drain water. The soils report and the existing drainage system justifies no future alteration to the existing topography. 17. Are there any effects upon noise quality? There will not be a significant effect upon noise quality, as the vicinity has already been identified by the County as a high aircraft noise zone and that uses conducive to that noise characteristic are recommended for these areas. MCX zoning and industrial and commercial uses will not increase future noise levels while being uses that can function under the powerful din of low flying aircraft. 18. Are there any effects upon soil erosion? The site subsurface is rock. There will not be a need for soil erosion control measures during construction. Y 19. Are there any endangered or unique native species of fauna or flora upon the subject property? NO, there are no native species upon the site. 20. Are there any detrimental effects upon air, water or noise quality? NO; there are no significant detrimental effects upon air quality, water quality nor noise quality. On the other hand, the site is directly in the Hilo Airport flight path and is constantly subjected to low flying aircraft noise. 21. Is the subject property located in an environmentally sensitive area such as a flood plain or tsunami zone? NO; the subject property is not located in a flood plain or, tsunami zone and is located in siesmic zone 3. 22. Does the proposed change in zone substantially affect the economic or social welfare of the community? Yes; the zone change will improve the economic prosperity of the community by increasing employment and business opportunities as well as direct services that benefit the welfare of residents in increased retail service outlets. 23. Does the proposed change in zone substantially affect changes in population, effects upon public facilities? Changes in population will not be a significant effect of the proposed zone change. 24. Does the proposed change in zone substantially involve an irrevocable loss or destruction of any natural or cultural resource? NO, there are no cultural or natural resources affected by this application. 25. Does the proposed change in zone substantially effect scenic vistas, viewplanes or traditional beach/mountain access trails? NO; The subject property is in an existing commercial industrial corridor on an interior street and is not located along any traditional beach mountain access trail nor does the site have any ocean viewplanes. 26. Does the proposed change in zone affect energy consumption? Yes; The new commercial industrial storage facility has been designed and built with energy efficient lighting, ballasts, HVAC and Title 24 energy design parameters and typifies the energy efficient buildings of the future today. 27. Identification of any meetings held between the applicant and any community or residential group which may be impacted by the applicant's request. No area representative groups are known to exist, and no meetings were held. However the developer did meet with adjacent property owners to discuss fencing improvements that were to be mutually beneficial security features and agreement was reached to increase the fence heights to eight foot high. 28. Operations and management of the proposed use which includes, but is not limited to, number of employees, hours of operation, provisions for off street parking? Hilo Self Storage office hours of operation are; M-F Sam-5pm and Sat. Sam-12pm with self storage access hours Gam - 8pm, 7 days a week, and there are 2 employees. The industrial and commercial tenants are free to regulate their own hours of operation and permit their designees access through the security gates. The future exterior storage building will have 24 hour access keycards. 29. Development schedule. The Self Storage and Business Center opened for daily business in October of 1996. There are no plans for the future development of the remaining 4 lots. 30. Identify policies and objectives of the General Plan, the provisions of the community plan applicable to the applicationand an analysis of the extent to which the application, if granted, conforms to these policies, objectives, and provisions. The entire application booklet package is devoted to these issues and contains further references and explanatory material such as photographs, site location maps, TMK maps, site plans, lease plans, parking analysis, general plan excerpts, land use pattern allocation guide map, facilities map, legal description, etc for your review. r $500.00 PROCESSING FEE ORIGINAL ONLY FULL SIZE COLORED SITE PLAN ORIGINAL ONLY LEGAL DESCRIPTION E7(HIBIT "A" All of that certain parcel oP land (being portion(s) of the land(s) deaesibed in and covered by Land Patent Grant Number 11,766 issued to AmeTioan Factoss, Limited) situate, lying and being at Waiakea, District o! Souch Hilo, Island and County of Hawaii, Stnte of Hawaii, being LOT NUMHER S, and thus bounded and deaC:ibsd ae pee survey of You [tee Ching, Registered Professional Surveyor, dated May 20, 1976, to-wit: of land and on theieaatgaidetof Kalanikoa Avenue,othehia parcel coordinates of said point of beginning referred to Government Burvep Tzinnqulation Station "RALAI" being 1,129.15 lest north and 10,633.00 lest enat, and thence tuartinq by a:imutha measured clockwise lrom true booth: 1. 180• 00' 449.76 feet along the vast side of dtalanikoa Avenusr 2. 27D• OD' 298.00 feat along Kuswa btzeet~ 3. 360• 00' d95.76 tsat along the remainder of Crant 11,766, Passel 2 to Amtac, Inc.t d. 90• 00' 298.00 feat along the cemainder of Grant 11,766, parcel 2 to Amfac, Inc., to the point of bsgianinq and oontaininq an area of 147,736 square feet, more as lces. TOGETHER WITH and SUBJECT TO th:t enrtain Commercinl Lenee and Deposit Receipt dated January 1, 1989 made by Yamanaka Enterprises, as ngent fos the Lseeor and L a J Enterprises, 2ne., as I,eseee, whieh Commercial, as Lsase and Deposit Receipt vas amended by that certaln unrecorded Pirat Amendment dated 6eptembes 23, 1991, mode by kuawa Street Associates, na Lesaoz and L t J Enterprises, Ins., ae Lasses. SUBJECT, xow8vra, to the lollorinq: 1' GRANT TO r STATE OF HANAIZ DATED July 16, 1963 AECORDYD r Liber 4611 Pape 30d GsZANTING a clear sons ensement over and aeross Area Numbsr 35: subject to the covannnts and agreements contained therein BEING THE PREMISES DESCRIBER IN EXCHANGE WARRANTY DEED GRANTOR KUAWA STREET ASSOCIATES, a Hawaii limited partneretiip GRANTEE T.G. Exchange, Ine., n Hawaii eorporntion DATED , APR 2 4 1991 , 1992 RECORDED Document No. RECORDA?ION REQUL~TED BY, A2THR ALCOADATION~ Addressee xhen Completed Hail ( ) Pick Uo ( 1 Prtone, A22IDAVIT STATE OF HAWASS ) ) 88, COUNTY 02 HAWAII ) AODNEY H. KANAHUAA, being list duly sworn on oath, deposes and •aye~ Thnt be ie n Licensed Prolaational Land 8urvayor, Certificate Number 2671, for th• lirm o! Hilo tnginaerinq, Zne., xhoa• principal place o! Dualness and poet o!lioe address Se sea Ralanikoe street, H11e, Hawnii 96720-1339. That a modern metes and bound¦ survey was Drepared Dy Aim en April 19, 1991, !or the pared o! land altuata at Malakea, Bouth Hila, island of Hevaii, Hawaii, more fully described in Exhibit 'A' attached hereto and mad• a part hero!, a survey mnp o! which is attached hereto ae Lxhibit "8" and made a part hereof. Dated, at Hilo, Hawaii, thin 25th day e! June 1992. RODNEY H~KA~ Subscribed and axorn to before me thi• 25Lh day o! JunC ,19P2. L . S . //~j~~~ Notary P lic, Btat• o! Hawaii Hv commlaalon exDlrea~ 7/7/93 r~•~-a---•.. s STi.Ar---_.... . _KGVV~ a ~ W~ Ixwby ceAi .ny 9his is a true Mpy oI the orioirrol filed ae land Court Documsrrt Nv. and / or rowrdod .n tl~o Bvrwv of Camsyenee: oe DoeuJgy}o,M No. Q}' (~4'.A~i on TITIE GUARANTY OF HAWAII, ING04POAATiD DT L D RT SYS?E!1 REOULRR 9YSTEF{ eturn y a (x o up ( ) Tot (~r• I~,,d, pmat.~ ~ l}rcovti I~IO}g ~~,Is~ p Boo ISowolu,lµ., N'1 a(<~~3 ~rvls) r I ~ 1R•"f Itl~~, •."CSl , zC6 " Yil P KUA11A / ~ ,t~~ 9TRLET f/ aw ao .oo . S . ~ :t .fit` s 4 4 4 ~ ~ 4 r Qd (~u.w.~ss n ~ ~ e e y~ a v m '''Shoo zesro ~ ~ . ~ v ~ j ~ NLO{ q ~ a ~ ua ~ ~ aiva•sr.aa J e . e a °4 ~ >ar . ° ~ z ~ ARLA•88.I~a J : c G7 ~ ~ t ? ~ p im ~ ~ ~ s z m e Q d z gar o-e ~ ~ 0 " y . _ I f I ; t ~y M K^y, SUBDIVISION OF A PORTION OF ~a GRANT 11788, PARCEL 2 ~ auR.[rae 'TO Ab1ERYCAN FACTORS, LIMITED ~p~~~ INTO L~TOvTS~.~T1 TO ?8~,`*^IN^CpLUSIlV1E ~9w4j U 6 P I~Ari~~.1~ V V V .ZL 'StfNV 1JLl~\ll Jr f~RI4~~ iY. -IV• TAX 1SA.P KEY 9rd DN. 2-2-32:23 DATffi JANlll,RY P1. 1001 AE1'SSED APRD. 18, 1881 ns vma a.. aoaN~ n b6 SI 4000 n 7Y!'E~~,CM ?RCIRRIA to masa ~~$RtTST$ HIIA ENGINEERIP7Q, INC. ' www•oi n, w~.o wean w71o wworr. was A m. ly..~yr GW +s. ~~MtY Lot 1 BDZNG A PORTSON 0! OAAIfT 117!4, PARCEL 2 TO AHERICAN rACT0A8, LIKZTDD WASAXLA, 80VTH HILO, IBLAHD O! HAWAII, HAWAII 8e91nninq at the northwest corner of this parcel of land on the southeast Lerner oL Lhe 1nLezaeetion of xuaaa 8Lr0aL and K81an1k0a Street, the coordinates of said point of beginning raiarred to Government 9urvay Trianqulatlon 9tatioa •HALAZ• bslnq 1,626.91 last north and 10,633.00 EeeL east and running by azimuths measured clockwise Lrom true south, 1. 270• 00' 101.00 lest alOnq Xtiaaa Siraati 1. 360• 00' 200.00 fast along Lot 2i 3. 90• 00' 101.00 feet along Lot 3i 6. 18D• 00' 200.00 laeL alOnq xalanik0a SLreeL LO Lhs point of beginning and eontalAinq an area e! 20,200 9QVAAD !EDT. 8V8JECY, HOWEVER, to a drainage easement being more pnrtieulnrly deseslbad as follows EASEHLNT A (FOR DRAINAGE pUApO8E9} 8eginninq at the nozthveat corner of this percel o! land, nnid DDint of beginning also belnq the initial Doint of the above- daseribed parcel of land and running by azimuths measured clockwise from true ¦outh~ 1. 270• 00' 14.00 lost alomq Kuawa Btreet~ 2. 360• 00' 200.00 feet i of 2 r 3. 90• 00' 15.00 lest along Lot 3. 4. SBO• 00' 200.00 lest along Kalanikoa Street to tl~e Doint of beginning and oonLainlnQ an area of x,000 S7QUARE FEET. ~~1^"\ RO NLY K. KAMAMURA Llceneed Proiesalonal Land Surveyor Certificate No. 2671 ADfil 19, 1991 !SILO ENGINEERING, IHC. 484 Kalanikoa street Ai1o, liavali 96720 Tax Ksp Key. 3rd Div. 2-2-32.Portion 23 2 of 2 LOT 2 HEIYG A POATIOY Ot GRANT 11766, PARCDL 2 TO AHDRZCAN FACTDR9, LSHITED NAIAKLA, SOUTH Y.Z~O, 28LAYD OY HANAIZ, HANAZI ecginninq at Lhe z:ortheaet corner oL this parcel of land, also being the northwest oorner oL Lot 4 on the south Bide of Kuawa 8treat, the eeerdinates of said point of Daginning referred to Government Survey Trinnqulation Station 'tlALAS' be1n9 1,624.!1 Leet north and 10,835.0 lest east and running by azisutha aeaeurad clockwise fro® true south, 1. 760• 00' 700.00 last along Lot 4, 2. 90• DO' 101.00 Leat along Lot 3, 3. 180• OD' 3D0.00 feet along LoL 1, 4. 370• 00' 101.00 last along Kuawa 8treat to the point of Daginning and oontalnin0 an area of 20,200 SQUARE EDDY. A DNEY bAWAHURA Lieensed Prolaasional Land Surveyor Certilieate No. 2671 April 19, 1991 HILO ENOINEERZND, SNC. a86 Kalanikoa Street Hilo, Haxaii 96720 Tax A4aD Kay, 3rd Div. 2-3-32,Portion 23 Lor ~ BEING A PORTION OP GRANT 11766, PARCEL 2 TO AHLAZCAH PACTORB, LINITLD NAIAKLA, BOVTH HZLO, ISLAND OF HAHAZZ, HAHAII Beginning nt the aouthxest oorner o! this paroel o! lnnd, oleo being the northaeet corner of Lot S on the east Bide of Ralanikoa Street, the ooordinatee o1 said Doint oL beglnnin4 retarrod to Government Survey ?rianqulntion Station "HALM" being 1,324.91 lest north nod 10,633.00 Leet east and running by azimuths measured elockriae from true south. 1. 160• DO' 100.00 lest along Kalanikea Streets 2. 270• 00' 202.00 lest along Lot 1 and Lot 2s 3. 360• 00' 100.00 feet alon4 Lot 4s 4. 90• OD' 202.00 lest along Lot 5 to the point of Deglnnlnq and containing as area o1 20,200 BQUARD TEDT. BVBJDCT, HONEVEA, to a drainage ensemant bainq mere particularly described as lolloxs~ LABDHLNT 8 (FOR DRAINAGE PVRP08LB1 Beginning at the aouthrest oorner o! this parcel oL land, Bald polnt of beginning also belnq the initial peint e! the above- deseribed parcel of land and running by azimuths meteured el0ekxisa from true south 1. 180• 00' 100.00 teat along Ralanikoa BLTeais 2. 270• 00' 16.00 feet along Lot is 1 of 2 n 3. ]60• 00' 100.00 Saat~ a. 90• oD' 15.00 Leal along Lot S to tns point of beginning and aontaininp an area o! 1,500 SQUAAD FEET. ROptItY~H. EANAHURA~ Licensed Professional Land surveyor Certificate No. 2171 April 19, 1991 IiZLO ENGINEERING, INC. Q8• Kalanikoe Street Ailo, $nwn11 96720 Tax Map EeYi 3rd Div. 2-2-32~Tortion 23 2 of 2 r LOT 4 SLING A POATZON OI GRANT 11766, PARCDL 2 TO ANLRICAN PACTORB, LIHZTED NAIAKLA, 90UTN KILO, ZSLAND OP HANAIS, HAilAII Beginning at the aorthvest corner e! this parcel of land, also being the northeast corner of Lot Z on iha south ¦ida o1 Euawa dtreat, the eoordinatee of said point o! beginning reierred to Government survey Triangulation Station 'HALAZ' being 1,626.91 leer north and 10,835.00 Laat east and running by nzimutha measured cloekwiae Srom true aouthr 1. Z70• 00' 96.00 Legit along Kuawa dtreetr 2. 360• 00' 300.00 leer along Lot 1-Ar 90• DO' 96.00 legit along LoL 6r t. 180• 00' 300.00 Legit along Lot 3 and Lot 2 to the point of beginning and containing an area of 28,800 SQUARE YEET. SUBJECT, HONEVER, t0 a drainage easement Deing more particularly described as lollowa, EA5ENENT C (PGA DRAINAGE PURPOSD9) 8eginninq nt the sousheaet corner of thi¦ paroel o! land, also being the northeast eernez of Lot the eoordinataa of said Doint OL Deglnninq referred to Government Survey Triangulntion etatlon 'HALAI' being 3,324.91 Leer north and 10,931.00 leer east and running by azimuths measured clockwise from tru! aotithi 1. 90• DO' 35.00 lest along Lot 5~ 2. 180• 00' 190.00 leetr 1 Oi 2 s. z7o• oo• as.oo feet, 4. 9C0• 00' 190.00 lset along Los 1-A to the point eL beginning pnd containing an area of 6,650 BQVARD TDDT. AODN~K~HURA Lieanaed Proleesional Land Surveyor CertiLloate No. 2671 April 19, 1991 HILO LNGINEEAIN6, INC. 460 7Calanikoa Street Hilo, Hawaii 96720 Tax Hap Key, 3rd Div. 2-2•S2~iortion 2S 2 01 2 r LOT S iTZNC A POATIOA OP CRAITT 11766, PAACTL ] TO AHDAZCA)I PACTORB, LZHITDD NAIAKSA, SDUTH HILO, IBLAIiD OP HAMAIZ, HAWAII Bepinnlnq at the nozthwest corner of thia paroal of land, also bainp the southwest corner of Lot 3 on the east aids of Kslanikoa etrsat, tha eeordinatss of said point of bsginainq salsszad to Oove=AIDeDi 8llrvsy TrlanplYlaL10D 8tatloD 'HALM ' Dslnq 1,324.91 feet north and 10,633.00 Lest east and running Dy azimuths asasurad eleekwiso fro¦ true south. 1. 270• Op' 298.00 feet along Lot 3 and Lot 4. 2. 360' DO' 98.00 lsst along Los i-A~ 3. 90' 00' 298.00 lsst aloaq Lot 4~ 180• 00' 98.00 lent along Kalanikoa Dtrast to iha point of baginninq and containing an area of 29,204 8QUARII PBIIT. RODNCYr. KAWAHUAA Liosneed Professional Land 8urvsyor Cartilieate Wo. 2671 April 19, 1991 HZLO LNGIHECRIIiG, IAC. ?94 Kalanikea etreet Hilo, Hawaii 96720 Tax Hap Ksy, 3rd Div. 2-2-32,Portien 23 LDT s SLZHO A PORTIOq Or GAANT 11768, PARCEL 7 TO AMERICAN TACTORB, LIMITED HAIAKnA, SOUTH HILO, ISLAXD Ot HAWAII, HAWAII iepinninp at the southeast corner o1 this pascal o! land, also being the aorthreat eoraes o1 Lot 8-A on the oast side of Kalanikos Street, the ooerdiaatee e! said Point o! beginning referred to Government 6urvey Triangulation Station 'HALAI' being 1,179.16 leer north and 10,633.00 Leot seer and running by azimuths measured cloekvisa lros true eeuth~ i. 180• 00' 97.76 feet along balaaikoa etreeti 7. 770• 00' 295.00 leaf alenq Let 3. 780• Op' 97.76 feet along Loi 1-A~ 4. 90• 00' 298.00 Leat alon4 Lot a-A to the Point of boginaiaq and oontaininp an area of 29,137 SQUARE YSET. RODHnY'H. KAH MURA Licensed Professional Land Surveyor Certificate Yo. 7c71 ADril 19, 1991 HILO ERGIAEERIRO, IBC. 888 xalenikea Street MSlo, Haweli 96720 T!Y Map Keys 3rd Div. 2-2-32,Postion 73 LIST OF TAX MAP KEYS & LANDOWNERS 300' RADIUS MAP OF ADJACE. PROPIERTIES ` .N~ _ of i . .c 'a V~_~ h ~ c',~ .J !1` / / J? ~Y. _ a ~ ~ ti%_ ~ v ~ Y'WYtl 9D[ 1 ~ C 1~1; ~ w ~ rim ~'j+. M ~ ' 1 -ice % 1 .Y~ ~ ~ {f ~ ~ , _ a _ ~ ,R ' D'. ~A _ A fh - . . Y_ ~ L- - Y ~ ~ TMK N1;TMBER OWNER'S NAME & ADDRESS 2-2-32-60 State of Hawaii (Waiakea Health Center) 2-2-32-33 County of Hawaii (Waiakea Recreation Center) 2-2-32-24 American Trading Company 113 Kuawa Street Hilo, Hawaii 96720 2-2-32-93 American Trading Company 113 Kuawa Street Hilo, Hawaii 96720 2-2-32-95 B. O. Choy Trust do Ala Kai Realty 688 Kinoole Street Hilo, Hawaii 96720 2-2-32-97 Jack J. Miyashiro 7 Iwalani Street Hilo, Hawaii 96720 2-2-32-73 George R. Madden, Jr. 154 Holomua Street Hilo, Hawaii 96720 Hoolulu Park County of Hawaii 2-2-32-84 State of Hawaii 2-2-32-85 State of Hawaii 2-2-32-86 State of Hawaii 2-2-32-88 State of Hawaii 2-2-32-11 State of Hawaii 2-2-32-20 Bryson Saiki & Colin Y. Yoshimura 2-2-32-93 WKSP Limited Partnership c/o Sofos Realty 600 Kapiolani Blvd., Suite 200 Honolulu, Hawaii 96713 2-2-32-98 Maui Varieties Investment Inc. 7142 Kalanianaole Hwy Honolulu, Hawad 96825 2-2-32-99 & 100 Ken B & Donna P K Trust 1703-C Ainaloa Drive Hilo, Hawaii 96720 BIBLIOGRAPHY REFERENCE BIBLIOGRAPHY County of Hawaii, State of Hawaii Chapter 25,_ Zoninc7 Various Revisions 12-84, 10-85, 12-89 County of Hawaii, State of Hawaii Zoning Code Revision, Draft 2-2-96 An ordinance amending chapter 25 of the Hawaii County code relating to zoning. Pending adoption. County of Hawaii, State of Hawaii Zoning Code Revision, Draft 4-28-95 An ordinance amending chapter 25 of the Hawaii County code relating to zoning. THE GENERAL PLAN, HAWAII COUNTY November, 1989 Ordinance No. 89 142, Bill No. 402 An ordinance adopting the County of Hawaii General Plan and repealing ordinance No. 439, as amended. GENERAL PLAN SUPPORT DOCUMENT EXHIBIT 'C' LAND USE PATTERN ALLOCATION GUIDE MAP EXHIBIT 'D' The State of Hawaii, DATA BOOK 1992 A Statistical Abstract DBEDT The Department of Business, Economic Development & Tourism March, 1993