HomeMy WebLinkAboutCOM 0355.000 1996-1998 p<r,q.!1
~ ~ William G. Davis
4 • ~`V LLtuU Managing Director
Stephen K. Yamashiro
M°y°T . Henry Cho
,+j•:+pc~~`:'j.~ Deputy Managing Director
~IIllti~~1 D~ ~?S~lltYtt
25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 (808) 961-8211 Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808)329-5226 Fax (808)326-5663
June 5, 1997
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Honorable James Y. Arakaki, Chairman z n 1
and Members of the County Council ° ?
County of Hawaii
25 Aupuni Street -
Hilo, HI 96720 -1 i
T r
Dear Chairman Arakaki and Members: T 1--~
Change of Zone Application (REZ 97-3)
Applicant: K. Taniguchi Ltd.
Request: RS-10 to CN-10
Tax Mai Key: 2-2-40:7
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,
`-1
i ~
i S~phen K.j ~amashiro
ayor 4
AK: syw
LTanigOl.MAY
Enclosures ~ l' o
cc: Planning Commission
REZ 97-3
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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 from Single-Family Residential (RS-10) to
Neighborhood Commercial (CN-10) zoned district would conform to the following
goals, policies and standards of the General Plan:
Land Use Elemen[
* 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.
* The County shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
* Zoning request shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with
adjacent zoned uses, availability of public services and utilities, access, and
public need.
commercial Development 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.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
* The development of commercial facilities should be designed to fit into the
locale with minimal intrusion while providing the desired services. Appropriate
infrastructure and design concerns shall be incorporated into the review of such
developments.
Also, in the General Plan, a Course of Action for commercial development
within the South Hilo District recommends that "Appropriately located commercial
zoned lands shall be allocated as the need arises." The request for the Neighborhood
Commercial (CN-10) zone is to provide additional paved parking stalls in order to
accommodate the employees and customers of the existing KTA Shopping Center. The
subject property is contiguous to the existing KTA Shopping Center and Puainako
Shopping Center which are similarly zoned Neighborhood Commercial (CN-10).
Therefore, the request would be consistent with the foregoing goals, policies, standards
and course of action and the urban form depicted for Hilo in that it would enhance the
residents' convenience while engaging in the existing commercial establishments.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals, policies, standards and
courses of action to guide the coordinated growth and development of the County. It
reflects a graphic depiction of the physical relationships among the various land uses.
The LUPAG Map establishes the basic land use pattern for areas within the County.
The proposed change of zone request conforms to the LUPAG Map, which designates
the area for Medium Density Urban Development. This designation may allow
Neighborhood Commercial uses. This Waiakea region of the City of Hilo has been
designated for Medium Density Urban Development since 1971. The subject property
would provide additional parking area for employees as well as for patrons to the
existing commercial businesses at the KTA Shopping Center.
The Hilo Community Development Plan (CDP), adopted by Resolution in 1975,
is intended to provide short and middle range implementation strategies for the goals,
policies and land use pattern presented in the General Plan. Although the Hilo CDP
and its Zone Guide Map, adopted over 15 years ago, reflect the project site for
residential use, the area adjacent to the KTA and Puainako Shopping Centers is
expanding for development of commercial uses.
The project site is located adjacent to existing commercial areas, in close
proximity to schools, employment centers and public safety services. As previously
noted, the subject property is adjacent to the existing KTA Shopping Center and the
Puainako Shopping Center. The applicant is requesting the change of zone in order to
construct approximately 211 additional paved parking stalls. The subject area would
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
provide continued and additional parking area for the employees and shoppers of the
KTA Shopping Center.
The subject property is located within an area adequately served with essential
services and facilities such as water, transportation systems and other utilities.
Although water may not necessarily be required for the proposed parking area, water is
available to the property through a 10-inch waterline along Kilauea Avenue. As
recommended by the Department of Water Supply, daily water usage calculations and
the issuance of a formal water commitment shall be required in accordance with its
Water Commitment Policy. The vehicular access from Kilauea Avenue to the subject
property will be via the existing KTA Shopping Center's private access. The proposed
ingress/egress will be via the existing 50-foot wide private vehicular access roadway
which traverses within the subject property along its northern boundary and which runs
perpendicular to Kilauea Avenue. The Department of Public Works has recommended
that the vehicular access be limited to the existing 50-foot access roadway and that a no
vehicular planting screen easement be established, except for the Kilauea Avenue
access point, along the entire frontage of Kilauea Avenue. The City of Hilo Zone Map
and the General Plan Facilities Map reflect that Kilauea Avenue is planned to be widen
to an 80-foot wide right-of-way. Therefore, the applicant is required to delineate the
10-foot future road widening setback on the project plans. Conditions of approval will
be included to address the foregoing recommendations.
There are existing single family residences to the south and west of the subject
property. To mitigate any potential noise and visual impacts, it is recommended that
the applicant provide a 6-foot wide landscaping buffer along the perimeter of the
western and southern property boundaries upon completion of any construction for any
development on the subject property. In addition, prior to commencing any
construction or land alterations, the applicant shall install construction screen barriers
to mitigate any noise and dust generated from the project. These recommendations
shall be included as a conditions of approval. These mitigative measures will ensure
that the proposed development fits into the locale with minimal intrusion while
providing the desired services.
Finally, due to the previous residential use of [he subject property and
commercial development of the surrounding area, it is not anticipated that endangered
or threatened candidate species of flora or fauna are located within the subject
property, nor has the property been identified as a significant botanical or biological
habitat. It is also not anticipated that the proposed use will have any adverse impact on
cultural or historical resources.
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BKTaniOLAGK-S/IO/97
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
K. TANIGUCHI LTD.
CHANCE OF ZONE APPLICATION (REZ 97-31
K. TANIGUCHI LTD. is requesting for a Change of Zone by changing the district
classification from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10)
for approximately 2.00 acres of land. The property is located along the east side of Kilauea
Avenue adjacent to the existing KTA and Puainako Shopping Centers at Waiakea, South Hilo,
Hawaii, TMK: 2-2-40:7.
~ENERAL• INFORMATION
1. Land Ownership: The applicant is the fee owner of the subject property.
2. Project Area: According to the 1964 Tax Maps on file, the project area consisted of
two separate legal pazcels, each containing 1.00 acre in size and identified as Tax Map
Key: 2-20:7 and 8. According to the Real Property Tax Division, in 1968, the area
of Parcel 8 was dropped into Pazce17, resulting in the 2-acre project area. To date, the
Planning Department has no records on the consolidation of Parcels 7 and 8.
P~OPO,SED REQUEST
3. Request: The applicant is requesting the change of zone in order to construct an
additiona1211 paved parking stalls to accommodate employee and customer parking for
the existing KTA Shopping Center.
4. Reasons: The applicant stated the following:
"The current parking area, fronting the KTA Center, has undergone a few
changes that have affected its capacity. First, a vehicular access connection between
the KTA Center and adjacent Puainako Town Center was made in 1986. This
connection occupies an area that would have provided additional parking for the center.
Secondly, the State Highways Division of the Department of Transportation is planning
to construct an egress/ingress this year on Kancelehua Avenue fronting the shopping
complex. This entry improvement will result in the removal of approximately nine
ATTACHMENT TO C-355/Bill 101
stalls from the center's parking area. Finally, the existing tenant mix at the center
includes businesses that have high parking turnover rates. As a result, the center will
need a larger number of parking stalls than typical business establishments. The KTA
Center currently has a KTA Super Store, Bank of Hawaii, American Savings Bank,
Video Mania, Big Island Bernia Sewing, Jack in the Box, Hiro's Place, Puainako
Travel Service, Sum Leung Chop Sui, Unocal Service Station, Pizza Hut, and Avco
Financial Services."
5. Proposed Site Plan Submitted: The site plan reflects the vehicular access from
Kilauea Avenue to the subject property will be via the existing KTA Shopping Center's
private access. The proposed ingress/egress will be via the existing 50-foot wide
private vehicular access roadway which traverses within the subject property along its
northern boundary and which runs perpendicular to Kilauea Avenue. Landscaping wilt
be provided along the perimeter of the property and within the parking area.
Specifically, the subject property is adjacent to the existing employees parking area for
the KTA Shopping Center and adjacent to Sack-N-Save Supermarket, which is a
portion of the Puainako Shopping Center.
6. Additional Information: In support of the request, the applicant has submitted a
Change of Zone Application. (See Exhibit A -Change of Zone Application)
STATE AND COUNTY PLANS
7. State Land Use District: Urban
8. General Plan: Consistent with the goals, policies, standards and courses of action of
the Land Use and Commercial Development Elements.
9. General Plan LUPAG Map: Since 1971, the area has been designated as Medium
Density Urban Development, which allows for village and neighborhood commercial
and residential and related functions (3-story commercial; residential up to 35 units per
acre).
10.. Hilo Community Development Plan: Adopted in 1975, [he Plan reflects the subject
property as existing residential use.
-2-
11. County Zoning: Single Family Residential-10,000 square feet (RS-10)
12. Special Management Area (SMA): The property is not within the SMA boundary.
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
13. Subject Property: The subject property is a two-acre rectangular-shaped property.
The property is primarily vacant but a small portion is utilized for temporary
unirnproved parking area for the employees of the KTA Shopping Center. The
property is level with no severe topographic or geologic constraints. As previously,
noted, an existing 50-foot wide vehicular access traverses within the subject property,
along its northern boundary, and has been utilized by the general public for
ingress/egress purposes from both the KTA Shopping Center and Puainako Shopping
Center.
14. USDA Soil Survey Report: Olaa Series which consists of well-drained, silty clay
loams that formed in volcanic ash, 0 to 20 percent slopes. This soil is underlain by
A'a lava. In representative profile, the surface layer is very dark brown extremely
stony silty clay loam about 16 inches thick. The subsoil is dark brown extremely silty
clay loam about 9 inches thick. Permeability is rapid, runoff is slow and the erosion
hazard is slight.
15. Land Study Bureau Soil Ratings: Urban
16. Agricultural Land Of Importance to the State of Iiawali (ALISI~ Map: Existing
urban development
17. Flood Insurance Rate Map (FIRM): Flood Zone 7S, areas determined to be outside
the 500-year flood plain. The property is also located outside of the tsunaani
inundation area.
18. Flora/Fauna Resources: The property was previously occupied with a residence and
is presently vacant of any structures. The subject area is covered with common wild
grass and weeds. Therefore, it is anticipated that [hers are no endangered or threatened
species of plant or animal situated on the subject propsrty. In addition, the
surrounding area has been improved with residencssaad commercial developments.
-3-
19. Archaeological/Cultural Resources: As previously stated, the property was improved
with a residence and therefore, it is anticipated that there are no known historic sites on
the property as listed on the State or National Register of Historic Places.
20. Surrounding Zoning/[Jses: Lands to the north, west and south are zoned Single
Family Residential (RS-10) with existing dwellings. The adjoining properties to the
east are the existing KTA Shopping- Center and Puainako Shopping Center and are
similarly zoned Neighborhood Commercial (CN-10). Lands further to the northeast
are the existing Maebo Noodle factory and Kai Store, respectively. These two areas
have been zoned as Neighborhood Commercial (CN-10) since 1967.
21. Historical Existing Commercial Areas: In 1947 and 1962, respectively, the Planning
and Traffic Commission approved Variance Nos. 10 and 79 to allow the Kai Store
commercial use and Variance No. 135 to allow the Maebo Noodle factory use. Those
areas were approved by the County as Business Zone in 1953. The area of the existing
KTA Shopping Center and Puainako Shopping Center were approved by the County as
Business Zones in 1961 and 1965, respectively.
~[JBLIC FACILITIES AND UTILITIES
22. Access: The subject property fronts Kilauea Avenue which has a 36-foot wide
pavement within a 60-foot wide right-of-way. The proposed ingress/egress to the
subject property will be via the existing 50-foot wide private vehicular access roadway
which runs perpendicular to Kilauea Avenue. This private access roadway has a 28-
foot wide pavement. Accordang to the City of Hilo Zone Map and the General Plan
Facilities Map, Kilauea Avenue is reflected to be widen to an 80-foot wide
right-of--way.
23. Water: Water is available to the subject property from an existing 10-inch waterline
along Kilauea Avenue. However, prior to issuance of a water commitment, the
Department of Water Supply has requested the submittal of the anticipated maximum
daily water usage for the proposed project.
24. Other Utilities and Services are available for the proposed development.
-4-
A ~ N IES' -COMMENTS
25. Polace Department (March 7, 1997 Memo):
"We have reviewed the change of zone application and have no continents or objections
to offer at this time."
26. Fire Department (February 25, 1997 Memo):
"We have no comments on the above-referenced Change of Zone Application."
27. Real Property Tax Division (March 5, 1997 Memo):
"There are no comments at this time.
"Current Real Property taxes are paid through June 30, 1997."
28. Department of Transportation-Honolulu (March 24, 1997 Letter):
"Thank you for your transmittal of February 21, 1997, requesting our comments on the
subject application.
"The proposed zone change is not anticipated to have an adverse impact on our State
transportation facilities.
"We appreciate the opportunity to provide comments."
29. Department of Transportation-Hilo (March 21, 1997 Memo):
"We have no objections to this application."
30. Department of Public Works: (See Exhibit B -February 28, 1997 Memo and
Applicant's Response -March 27, 1997 Letter)
31. Department of Water Supply: (See Exhibi4 C -March 4, 1997 Letter and
Applicant's Response -March 27, 1997 Letter)
32. Departrtten4 of Health: (See Exhibit D -February 26, 1997 Memo and Applicant's
Response -March 27, 1997 Letter)
AGE)yCIES - NO F PONSE
33. HELCO
-5-
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
APPLICANT: .C. Taniguchi Ltd.
APPLICANT'S SIGNATURE:
ADDRESS: 50 E. Puainak0 Street
Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT OWNER
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
Barry K.• Taniguchi, President.
Lon T. Taniguchi, Corporation Secretary
TELEPHONE-BUSINESS: 959-4575 ext. 317 RESIDENCE:
-,QUEST: RS-10 TO CN-10
(Existing zoning Proposed zoning)
.e~X MAP KEY: 2-2-40: 7
AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 2.0 acres
LANDOWNER(S): K. Taniguchi Ltd.
OWNER'(S) SIGNATORY AUTHORIZATION
(May be by letter)
AGENT: Belt Collins Hawaii
ADDRESS: 680 Ala Moana Boulevard, First Floor
Honolulu, HI 96813-5406
TELEPHONE-BUSINESS: (808) 521-5361 RESIDENCE:
Please indicate to whom original correspondeoze and copies should be
sent. ORIGINAL Belt Collins Hawaii COPIES K. Taniguchi Ltd.
ataymond Suefuji
Exhibit A
ATTACHMENT
Commercial, RM, Resort, & Industrial
PLANNING DEPARThENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to suodiviae
the subject land in accordance with the approved change
of zone? ~L.A_
If yes, please answer the rest of question 1 and then to
question 3.
a. How many acres of the requested area do you intend to
subdivide?
b. Into what lot sizes?
c. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department
for preliminary approval?
If you intend to subdivide, please submit a preliminary
schematic subdivision plan together with your change of
zone application form.
2. If you nave no firm plans of suodividing the subject area,
do you intend to:
a. Sell or lease the land to someone who has firm
plans? No
b. Sell or lease the land to someone wno has tentative
plans? No
c. Sell or lease the land to someone wno has no plans? No
rJ. Keep it? Yes
~ Other (please state)
f. If you intend to do either a, o, or c, please elaoorate
on the kind of plans the other party nas. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. What specific building plans do you have for the subject land?
Include in your answer the following: type of building
(apartment, office, launderette, etc.); financing arrangement;
timetable for construction; and any other information which you
feel might help us in evaluating your request.
The applicant intends to develop a parking area for employees
to supplement the existing parking at the adjacent shopping
center. Construction is expected to begin in the first half
of 1997 and be completed within 3 to 4 months thereafter.
Financing for the project will be with a financial institution.
See attachment for further information on the project.
4. Have you performed any study whicn would demonstrate a need for
your proposed building and/or development?
If so, please elaborate on your findings in the space provided
oelow.
-2-
5. Have you performed any study which discusses the
environmental impacts your request would nave on the
surrounding area and/or the County? Yes
If so, please elaborate on your findings in the space
provided oelow.
See Attachment.
6. Are tnere any buildings on the subject area? No
If so, wnat kind?
what do you intend to do with those buildings if your
request is approved?
7. Is the subject land currently being used far any
agricultural activitity? No
1f so, please list the kinds of products grown ana on
tow many square feet or acres of land per product.
8. To your knowledge, has there been any flooding ana/or
drainage problem on the subject area? No
If so, please describe the problem.
9. Do you think that the roads leading to the subject area
needs improvement? No
If so, what kind?
Is the road adequate for the proposed traffic volume
or load? Yes
10. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools X
b. Roads X
c. Sewer x
d. Drainage X
e. Police Protection X
f. Fire Protection X
g. Recreational FaciliY3~s X
h. PUb11C Uti.lltle5
i. Other
a.4-
For those checked "yes," please elaborate what type or kinds of
improvements and/or assistance are needed-
11. Have you performed any historic sites study and/or survey of the
subject area? If so, what were the results? Please, also,
submit a copy of the study together with tnis change of zone
supplement.
The site is currently vacant but had been formerly used for a
single-family residential home. Because the site had been
previously developed, it is not expected that archaeological
sites occur on the property. Further investigation of the site
also shows that the State Historic Preservation Division does
not have any records of archaeological features or specific
studies in the area.
Signature:
Address: P(~i4-/~(/1~-~0/,/ST, ~-~1 c.o ,
Telephone: _ q~-~/S7S l~ 3-~7~
Date: l~-~ 8197
-s-
~-s-sanisriA
BACKGROUND AND ENVIRONMENTAL REPORT
CHANGE OF ZONE APPLICATION
KTA Parking Expansion
Hilo, Hawaii
A~vlicant
The applicant is K. Taniguchi Ltd. who is the owner of the 2.0-ac. project site
and adjacent 8.4-acre commercial property.
Change of Zone Request
The applicant is requesting a change of zone from RS-10 Single Family
Residential to CN-10 Neighborhood Commercial to allow the development of an
off-street employee parking lot on the subject property.
Apvrovine A¢ency
The County Council of the County of Hawaii is the approving authority for
the Change of Zone Request.
Location
The subject property is located on Kilauea Avenue between Puainako Street
and Kahaopea Street. It is adjacent to the owner's existing commercial facility, KTA
Center, and is shown on Figures 1 and 2 of this document. The Tax Map Key (TMK}
for the property is 2-2-40: 7, Third Division.
Objective and Reason fo;Change of Zone Request
The objective of this project is to develop additional parking in the existing
KTA Center for employee use. Existing parking is insufficient to accommodate
customer and employee pazking demand .in the same area. Notably, vacant space
exists within the applicant's property, adjacent to the shopping complex, and is
accessible and suitable for employee use. The applicant desires to use this site for the
proposed parking addition.
The current parking area, fronting the KTA Cer~x•, has undergone a few
changes that have affected its capacity. First, a vehiwlar access connection between
the KTA Center and adjacent Puainako Town Centel sons made in 1986. This
II-1
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0 500 tII00 2000 4000 Hilo, Hawaii
Prepared i~$eyt Collins Howell
NORTH SCALE IN FEET JanlraoY 7997
saa.zsoo~oo+.i n.2asr
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VICINITY MAP
® KTA Parking Expansion
0 50 100 200 400 Hilo, Hawal
?iagaed by Belt Collins Hawaii
NORTH SCALE IN FEET January 1997
connection occupies an area that would have provided additional parking for the
center. Secondly, the State Highways Division of the Department of Transportation
is planning to construct an egress/ingress this year on Kanoelehua Avenue fronting
the shopping complex. This entry improvement will result in the removal of
approximately nine stalls from the center's parking area. Finally, the existing tenant
mix at the center includes businesses that have high parking turnover rates. As a
result, the center will need a larger number of pazking stalls than typical business
establishments. The KTA Center currently has a KTA Super Store, Bank of Hawaii,
American Savings Bank, Video Mania, Big Island Bernia Sewing, Jack in the Box,
Hiro's Place, Puainako Travel Service, Sum Leung Chop Sui, Unocal Service
Station, Pizza Hut, and Avco Financial Services.
The overall traffic volume is high within the shopping center which has
created a premium for parking space especially in front of the main commercial
structure where KTA Super Store is located. The demand for parking has placed
pressure on employees, who currently park in this area, to park elsewhere especially
during peak shopping periods.
Description of the Proposed Action's Technical Characteristics
The proposed parking site will allow the development of approximately 211
additional paved parking stalls for the shopping center (See Figure 3). These stalls
will be used by employees and may serve as overflow parking for customers during
special sale events.
The parking will have access onto a rear access driveway to Kilauea Avenue.
It will include an automatic gate operated by a card key, landscaping on the
perimeter and interior of the facility, and lighting. The electronic gate and lighting
will provide needed security for employee vehicles during long, unattended,
parking periods.
The proposed pazking addition is not expected to be a traffic generator. It is
intended to meet current parking demands generated by existing commercial uses at
the KTA Center. Vehiculaz access to the proposed parking is expected to occur over
existing streets and ingresses/egresses for the shopping complex.
Description of the Affected~nvironment
Although there is only one TMK parcel number for the property, there are
two lots shown on the TMK map. These lots were originally separate properties
when the area was first subdivided but are now consolidated in the current TMK
maps. They still maintain, however, separate identities as part of the original
property records or subdivisi~. Each lot is comprised of 1.0-acre and is rectangular
in configuration. Each has ~m access onto Kilauea Avenue.
II-4
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The project site is currently vacant, but is partially used as a temporary
unimproved parking area. Its elevation is about 107' above mean sea level, and its
terrain slopes (approximately 2 to 3.5 percent gradient) generally from Kilauea
Avenue to Kanoelehua Avenue. Overall drainage sheetflows in the same direction.
The Federal Emergency Management Agency's Flood Insurance Rate Map (FIRM)
Panel 880-C shows the property in Zone X which has been determined to be outside
any 500-year flood plain.
Soil on the property is classified by the U.S. Soil Conservation Service as Olaa
extremely stony silty clay loam, 0 to 20 percent slopes. This soil has a permeability
characteristic that is rapid and runoff characteristic that is slow. Its susceptibility to
erosion is slight.
There are no trees on the site. Previously occupied by a residence, the site has
been cleared and is now inhabited by common wild grass and weeds.
There are no unique or endangered wildlife species that occupy the site. The
predominant species are lowland =.zrban faunal species such as common myna, zebra
dove, house sparrow, barred dove, rice finch, Japanese white eye, and cardanal.
Since the property has undergone previous land alteration and
improvements, no archaeological features are expected to exist on the property. A
review of archaeological studies on file at the Historic Preservation Division of the
State Department of Land and Natural Resources reveals no references to
archaeological sites in the area.
The property is not subject to severe natural hazards such as tsunami
inundation, forest fire, or riverine flooding. It is, however, located in Lava Flow
Hazard Zone 3 which encompasses the entire town of Hilo. There are nine zones
on the Lava Flow Hazard Map for. the Big Island with Zone 1 being the most
hazardous area and zone 9 being the least hazardous.
Adjacgnt Land Uses
Across Kilauea Avenue from the property are primarily single-family
residences and some offices and commercial businesses. On the same side of ifre
street to the south are single-family residences To the north is a vacant paacra,
owned by the applicant, and immediately to the east is the KTA Center and
Puainako Town Center.
II-b
Roadways
During 1996, 24-hour traffic counts of the adjacent streets were taken by the
State Department of Transportation. The dates of the surveys and the peak morning
and afternoon traffic periods are identified below:
Kanoelehua Avenue:
This is a major right-of-way that connects Hilo with the Puna District and
Hawaii Volcanoes National Park. At the project site, it is a four-lane highway with a
median strip and traffic lights/turning lanes at the major intersections.
This right-of-way has a 24-hour traffic volume of 28,078 vehicles (counted on
June 17-18, 1996) with a peak hour morning traffic of 2,002 vehicles occurring
between 7:00 AM and 8:00 AM and a peak hour afternoon traffic of 2,342 vehicles
occurring between 4:15 PM and 5:15 PM.
Puainako Street:
This four-lane street connects Kilauea Avenue with Kanoelehua Avenue. It
has a 24-hour traffic volume of 23,093 vehicles (June 17-18, 1996) with a peak hour
morning traffic of 1,128 vehicles occurring between 8:00 AM and 9:00 AM and a peak
hour afternoon traffic of 1,984 vehicles occurring between 4:15 PM and 5:15 PM. The
morning traffic steadily increases to a mid-day peak hour traffic of 1,960
vehicleswhich occurs between 11:45 AM and 12:45 PM. Traffic volumes then
steadily decreases in the afternoon and again increases dramatically at the afternoon
peak hour.
Kilauea Avenue:
Kilauea Avenue is a four-mile major collector road that extends from
downtown Hilo to the Waiakea Homesteads At the project site, Kilauea Avenue is
a two lane right-of-way with a center tumaag lane.
The 24-hour traffic volume for this stx~et is 11,471 vehicles (July 10-11, 1996)
with a peak hour morning traffic of 759 vesicles occurring between 7:15 AM and
8:15 AM and a peak hour afternoon traffic of 981 vehicles occurring between 4:15 PM
and 5:15 PM. The highest peak traffic of ~ day, however, occurs between 12:00
noon and 1:00 PM with a volume of 1,ODb vr3~icles.
Kahaopea Street:
This two-lane street is located on t3~ south border of the Puainako
Town Censer and connects Kilauea Av~aueand Kanoelehua Avenue. It ns a major
]1F3
access for the Puainako Town Center for traffic on Kanoelehua Avenue. No traffic
counts were taken on this road by the State DOT.
The traffic counts on the three adjacent streets indicate that the morning peak
hour generally occurs between 7:00 AM and 8:00 AM while the afternoon peak hour
occurs between 4:15 PM and 5:15 PM. Notably, these peak periods describe the
commuting pattern in the community which interestingly has also amid-day peak
period. This mid-day peak apparently denotes the shopping pattern in the vicinity.
The increased traffic is especially noticeable on Puainako Street and Kilauea Avenue
where traffic volumes are about as high or higher than the morning or afternoon
peak hour volumes.
Identification and Summary of Major Project-Generated Impacts and Proposed
Mit~ative Measures -
Topography and Drainage:
The proposed parking addition site will require minimum grading. It is
already rough graded to a final site gradient, and no new drainage structures will be
required accept drywalls to accommodate on-site runoff. The drywalls are expected
to maintain a zero net gain in runoff discharges from the site to comply with
County of Hawaii drainage regulations. Drainage plans will be submitted to the
County Public Works Department for review and approval before construction
work commences.
Flora and Fauna:
No rare or endangered plant or wildlife species will be affected by the
proposed parking addition. With the proposed improvements, there would be,
however, less vegetative cover and somewhat less local urban faunal species.
New landscaping will be provided, however, on the perimeter and possibly
within the parking area. No irrigation is beang planned for the facility. The new
landscaping will include some fees and hedges, but mostly groundcover.
Archaeological Sites:
The project site is not exerted to have any archaeological sites. It was
previously used for asingle-family residence and is currently vacant. The State
Historic Preservation Division does not have any records of archaeological sites on
the property (research condut~ nn November 19, 1996).
During construction, if arty archaeological site is uncovered, all work in the
immediate area will cease and ap~opriate mitigation measures as approved by the
II-8
State or County agency will lie taken. No construction work will resume until the
site is assessed and administratively cleared by the agency.
Visual Impact:
The proposed parking addition will involve primarily ground
improvements that will not obstruct view corridors of adjacent residential homes or
business establishments. The homes across Kilauea Avenue from the parking
addition will look over the project site. Their views, therefore, will not be
negatively impacted. Landscape plants within the parking area, however, may
obstruct makai or eastward views, but the landscaping will provide a positive visual
effect.
The overall visual character of the parking will be compatible with the
adjacent shopping center which the parking will serve. Landscaping within the
parking addition will help soften the large appearance of the facility's pavement
area.
Traffic:
The proposed parking addition is intended to raise the existing inventory of
parking to a level that would adequately serve the current retail businesses in the
KTA Center. it is also intended to accommodate a reallocation of parking stalls so
more space will be available for customer use in front of the main shopping
complex. Employees, who are presently parking in this premium location will be
reassigned to the side of the shopping complex. Thus, traffic movement within the
center will undertake a different pattern and customers may enter and exit the
center from different points.
There are five ingress/egress points around the KTA Center and Puainako
Town Center. There are two located on Puainako Street, two on Kilauea Avenue,
and one on Kahaopea Street. A .sixth access point will be installed on Kanoelehua
Avenue this year as part of the State's planned highway improvement. When this
access is completed, it will provide another major ingress for the two shopping
complexes. The major egresses will continue to be on Puainako Street, Kilauea
Avenue, and Kahaopea Street.
The proposed parking addition is not expected to berate additional traffic to
the center. It is expected to free up more pazking space for customers and reduce
internal parking circulation for patrons looking for an oprning. No mitigative
measures will be necessary_
II-9
Infrastructure:
Landscaping for the proposed parking will require watering by hand during
the initial growing period. Thereafter, watering will depend on hosed water and
then natural rainfall since no automatic irrigation system is being planned. Low
electrical usage will be required for night lighting. The light fixtures will be
directional toward the ground and will not result in glare toward adjacent
residential properties. Water and electricity usage will be small and will not
significantly affect existing supplaes in the area. Wastewater disposal systems and
telephone services are not required for the project.
A stormwater disposal system will be required to collect and discharge on-site
surface runoff. This would involve the installation of drywells on the makai
perimeter of the parking for effective collection of runoff and discharge into the
ground. No net increase in runoff will result from the proposed drainage system.
Construction plans on drainage improvements will be submitted to the County
Public Works for review and approval.
Noise:
There will be temporary noise during the project's construction period.
Heavy equipment, such as a scraper; paver/loader, and roller, will be required for
minor grading and the installation of the parking's foundation and pavement.
Mitigative measures including mufflers or other noise suppressant devices will be
used on the equipment if noise is too audible at the site boundaries. There will be
no heavy excavation or demolition involving jackhammers or blasting.
Construction is expected to be completed within three months of project
commencement.
Long-term noise is expected to be generated by facility area users. Notably, the
highest level of noise will be generated in the early rooming and late afternoon
when shopping center employees report to work and leave for home. The proposed
parking addition will be used mostly by employees but will also be available to
customers on special events or sales days. The proposed parking, thus, will not
have a high turnover rate which is characteristic of retail operations.
Air Quality:
Similar to noise, there will be temporary dust generated during the project
construction stage. The primary source of this dust would be the grading activity
during site preparation. Mitigative measures, such as sprinkling with water over
exposed dirt areas and immediate landscaping after site grading, will be emplriy~ed if
necessary. Installation of dust screens is another option that can be effective
especially on light windy days. Dust generated during the construction perioai
II-10
would be very short-term since it would occur only during the site preparation and
landscaping stage.
Exhaust from automotive emissions generated during parking operations
will be minor and will not be a cause of concern. The number of parking and
frequency of use would be small and have insignificant consequences.
Alternatives Considered
One alternative that was considered by the applicant was to do nothing. This
alternative would have resulted in sustaining the current parking problem at the
KTA Center. Undez this no action alternative, employees would continue to
compete with customers for parking within the shopping center. Some employees
would have to resort to parking on neighboring streets at very inconvenient and
distant locations. Notably, the applicant is concerned that if parking continues to be
a problem for customers, they would go elsewhere for their shopping needs.
Another alternative that was consider was the provision of off-site employee
parking near the center. This would have been very costly (land acquisition and
development cost would be substantial) and would have result in an inconvience to
employees if the site were too far.
Public Policies
State Land Use:
The project site is located in the Urban District, as classified by the State Land
Use Commission, and is a permitted use
Hawaii State Plan:
The proposed project is consistent mith the following objectives and policies
of The Hawaii State Plan, Chapter 226,1"iawaii Revised Statutes, 1995, particularly
those that relate to planning with the eavironment.
Section 226-11 Objectives and policies the physical environment -land-based,
shoreline, and marine resources.
To achieve the land-based, shon~iae 8nd marine resources objectives, it shall
be the policy of this State to:
o Exercise an overall conservation ethic 3m the use of Hawaii's natural ~rsources.
II-17
o Take into account the physical nttribtttes of nreas when p(nnning and designing
activities and facilities.
o Encourage the protection of rare or endangered plant and animal species and
habitats native to Hawaii.
Section 226-12 Objcctive and policies for the physical environment -scenic, natural
beauty, and historic resources.
To achieve the scenic, natural beauty, and historic resources objective, it shall
be the policy of this State to:
o Promote the preservation and restoration of significant natural and historic
resources.
o Promote the preservation of views and vistas to enhance the visual and
aesthetic enjoyment of mountains, ocean, scenic landscapes, and other natural
features.
Section 226-17 Objectives and policies for facility systems -transportation.
To achieve the transportation objectives, it shall be the policy of this State to:
o Encourage transportation systems that serve to accommodate present and
future development.
As provided in the above State objectives and policies, the proposed project
will integrate with the existing site. Considerations in natural resources, view
impacts, traffic, cultural background and environmental effects will be undertaken
in the siting and planning of the new facility.
The proposed project is designed to improve circulation and parking within
the existing shopping center, which are intended for the convenience of the center's
customers.
County General Plan:
The Land Use Pattern Allocation Pattern Guide (LUPAG) map of the County
of Hawaii General Plan designatQS the project site as Medium Density Urban
Development. This designation identifies village and neighborhood commercial as
well as residential and related facilities as appropriate land uses for the area. The
proposed project is consistent with this land use designation.
The long-range goals of the General Plan are categorized into thirteen
elements or topical areas. For ~ ]and use element, the goals for commercial
facilities are: (1) to provide foa~ rcmmmercial developments that maximize
II-12
convenience to users, and (2) to provide commercial developments that
complement the overall pattern of transportation and land usage within the island's
regions, communities, and neighborhoods.
The first goal, relating to maximizing convenience to users, is applicable to
the proposed project. Awell-planned shopping center should have good access and
public visibility as well as adequate parking for customers and employees. The
proposed parking expansion should provided for these needs. Adequate parking,
notably, is a key element in marketing that promotes customer satisfaction.
The proposed project will also be consistent with the General Plan policy that
states "commercial facilities shall be developed in areas adequately served by
necessary services, such as water, utilities, sewers, and transportation systems.
Should such services not be available, the development of more intensive uses
should be in concert with a localized program of public and private capital
improvements to meet the expected increased needs."
The proposed parking addition is being provided in response to the
elimination of a number of stalls resulting from the planned ingress/egress on
Kanoelehua Avenue. It is also needed to accommodate the increased demand for
customer parking created by retailers who generate high turnover traffic in the
shopping complex. This competition for parking space is squeezing employees out
of the main parking area to a remote temporary parking site on the side of the
existing shopping complex.
Another commercial development policy of the General Plan states that "the
development of commercial facilities should be designed to fit into the locale with
minimal intrusion while providing the desired services. Appropriate infrastructure
and design concerns shall be incorporated into the review of such developments."
The proposed parking addition will supplement the existing parking serving
the KTA Center. It will be located on the side of the main commercial complex and
adjacent to an existing employee parking. The site is currently vacant and has access
to the shopping center's main parking area and to Kilauea avenue, a major right-of-
way through Hilo town.
Residential homes are located to the south, north and west across Kilauea
Avenue. The proposed parking will be-apart of the KTA Center which has been a
part of this neighborhood for a number of years.
The proposed parking will be landscaped to blend with the surrounding
environment and to soften the blacktop of the parking's asphaltic concrete
pavement. Lighting for the parking area will be directional Inward the ground so
glare would not affect adjacent residences.
II-13
The General Plan includes standards for commercial development which
specify in detail how retail facilities should be designed. The standards, which are
applicable to the proposed parking, are: (1) commercial development shall be located
in areas adequately served by transportation, utilities, and other amenities.
Commercial developments shall provide for adequate internal circulation amongst
commercial facilities in the area, (2) off-street parking and loading facilities shall be
provided, and (3) commercial development shall maintain or improve the quality of
the present environment through the consideration of visual, access, landscaping,
and other design elements in their development.
The proposed project will provide the needed parking for the center's
employees who are currently being squeezed out of the parking area fronting the
main complex and who will be displaced by the future ingress/egress on Kanoelehua
Avenue. The new parking will be on-site within the existing commercial complex,
as provided by the General Plan standard for commercial-development, and will
include design considerations such as landscaping and appropriate lighting to
integrate the facility with the local surroundings. The facility will also include an
electronic gate to provide security for day-long employee parking.
County Zoning:
The existing zoning is RS-10 Single Family Residential which permits single-
family residential, neighborhood park, home occupation, family care and family
boarding homes, agriculture, country club, and golf course uses on minimum 10,000
sq. ft. lots. Commercial or its accessory uses are not permitted. The proposed
parking area is considered an accessory use to the adjacent shopping center and,
therefore, is not consistent with the existing residential zoning. A~hangg of Zone
e u t to CN-10 Neighborhood Commercial, which is similar to the zoning on the
KTA property, is necessary to implement the proposed project. Figure 4 of this
application is a replica of the proposed zoning map submitted to the County for the
subject property.
Special Management Area:
The project site is located approximately two miles from the shoreline and is
not within the Special Management Area. The proposed project, therefore, is not
subject to the SMA Rules and Regulation of the County of Hawau.
Special Design District:
There are two plans, Hilo Downtown Development Plan, adopted in 1974, and
Downtown Hilo Redevelopment Plan, adopted in 1983, which have been paepaaed
for the downtown Hilo area. The intent of these plans was to establish a guidr~s
II-14
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a
PROPOSED ZONING CHANGE
From RS-10 Zoning to CN-10 Zoning
At Waiakea, South Hilo, Island of Hawaii
Tax Map Key 2-2-40: 7
NOTE:
Coordinates referred to "1W1.AI".g
Figure 4
PROPOSED ZONING MAP
0 25 50 100 200 KTA Parking Expansion
Hilo, Hawati
SCALE IN FEET PfeP~~ try Belt CdGru HariaG
January 7997
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE : February 28, 1997
TO Virginia Goldstein, Planning Director
Planning Department 9
FROM ~al~n~ft:Z(~ , Divisio Chie~S f = ~
Engineering Division
3
SUBJECT : Change of Zone Application (REZ 97-3)
Applicant: K. Taniguchi Ltd. 'f.-
TMK: 3 / 2-2-40: 07
We have reviewed the subject application based on the proposal to use the area as a
parking lot only, and our comments are as follows:
1. All development generated runoff shall be disposed on site and shall not be
directed toward any adjacent properties.
2. All earthwork and grading shall conform to Chapter 10, Erosion and Sedimer~
Control, of the Hawaii County Code.
3. All driveway connections to a County road shall conform to Chapter 22, Str~ts~nd
Sidewalks, of the Hawaii County Code.
4. Provide a 10-ft. future road widening setback and a no vehicular access planttrn~
screen easement along the entire frontage of Kilauea Street. Access should f~
limited to the existing KTA driveway.
Should the zoning be allowed to include the full use of a CN-10, the following mnll~ly
in addition to the above:
1. Buildings shall conform to all requirements of code and statutes pertaining
building construction.
2. Wastewater disposal shall meet the rules and regulations of the DPW, W
Division.
Exhibit B (.)f`..()`
Memo to Planning
February 28, 1997
Page 2 of 2
3. Solid waste management shall conform to the rules and regulations of the DPW,
Solid Waste Division.
4. The applicant shall improve Kilauea Street along the entire frontage consisting of,
but not limited to, pavement widening with concrete curb, gutter and sidewalk. They
shall improve the 10-ft. future road widening setback and dedicate. it to the County.
All improvements shall meet with the approval of the DPW.
5. Install street lights, signs and markings meeting with the approval of the DPW,
Traffic Division.
6. Submit a traffic impact analysis report prepared by a licensed professional traffic
engineer, and provide all recommended improvements.
CKY
copy: TRF
pp r~ ptt~ 3 09 BELT COLLINS
~ q~ ~1t1` X71• ` \ . H A W A 1 I
w'-' ,~t1
" Ct~ ~ ,t,,r,ti M' March 27, 1997
~r;~t, t t 97P-121/633.2900
v
Mr. Galen Kuba, Chief
Engineering Division
Department of Public Works
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Mr. Kuba:
Change of Zone Application (REZ 97-3)
K. Taniguchi Ltd.
Hilo Hawajj,lMK2-2-40:07
On behalf of K. Taniguchi Ltd., we are responding to your memorandum of February 28,
1997 to the Hawaii County Planning Department.
The proposed project will dispose all development-generated runoff on-site and will not
direct it toward adjacent properties. A 10-foot-wide setback along Kilauea Street will be provided
for future road widening, and a no vehicular access planting screen easement will be established.
Access to Kilauea Street will be provided only from the existing KTA driveway; however, an
emergency vehicular access will also be provided at the south end of the parking area.
Construction of the new parking area will comply with Chapter 10 (Erosion and Sediment
Control) and Chapter 22 (Streets and Sidewalks) of the Hawaii County Code.
If the applicant decides to proceed with a more intensive development of the parcel,
especially involving commercial or retail facilities, the applicant acknowledges that Public Works
Department will have additional requirements for the project.
We thank you for your comments on the proposed facility. Should you have any
questions regarding our response, please do not h to contact me at (808) 521-5361.
3-mcerely yours,
$~LT COLLIJJNS HAWAII LTD.
Z GL`--''.-
i~en T. Koyama
GTK:If
cc Raymond Suefuji
Imata & Associates, Ltd.
Hawaii County Planning Department - C),e9v9
680 ALA MOANA BOULEVARD, FIRST FLOOR. HONOLULU. tIAS7An +/6817.506 U.S.A., TEL: 80B 521.5361 FAY: 808 538.7819
ENGINEERING • PLANNING • LANDSCAPE ARCtITT32717RE • ENVIRONMENTAL CONSULTING
Of MIt[9
J~
''`i , y
i, DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
~~~t x, Ma~~'~, 26 AUPUNI STREET HILO. HAWAII 96720
T E L E P N O N E (6081 9c6cRXXfcRX F A% (806) Ap~BX~~bd.',c9;RK
961-8660 961-8657
March 4, 1997 ;9j
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K. Taniguchi Ltd. ~
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50 E. Puainako Street
Hilo, HI 96720 ~ ~
CHANGE OF ZONE APPLICATION N0. 97-003
TAX MAP KEY: 2-Z-040:007
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 an existing 10-inch waterline along Kilauea Avenue 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: ~
copy of which is attached, a water commitment deposit must be remitted.
You will be informed of the deposit amount upon final determination of 3t~
submittal required in Item No. 1.
Upon completion of the above requirements, an official water commitment will tr>'
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 commilm~s~2_
In other words, unless a water commitment is officially effected, water
availability is subject to chanoe deoendino on the water situation.
1/1 Exhibit C
K. Taniguchi Ltd.
Page 2
March 4, 1997
Should there be any questions, please call our Water Resources and Planning Branch
at 961-8660.
r
Milton D. Pavao, P.E.
Manager
WA:gms
Att.
copy - Planning Department ~
Belt Collins Hawaii
BELT COLLINS
~q1 ts'11 31 P~ 3 C9 H A W A I 1
„ . L~~ i.
r ~,i tl~
~~~};TY ''~i1"'~~ March 27, 1997
97P-119/633.2900
Mr. Milton D. Pavao, P.E., Manager
Department of Water Supply
County of Hawaii
25 Aupuni Street
Hilo, Hawaii 96720
Dear Mr. Pavao:
Change of Zone Application (REZ 97-3)
K. Taniguchi Ltd.
Hilo awaij, TMK 2-2-40.07
On behalf of K. Taniguchi Ltd., we are responding to your letter of ivtarch 4, 1997
regarding the above project. Your request for information on the antic~ated maximum
daily water usage will be submitted by our project engineers, Imata & Associates, Ltd. A
water commitment deposit will be transmitted as requested.
We thank you for your review of our project.
Sincerely yours,
BELT COLLINS HAWAA L~
Glen T. Koyama
GTK:If
cc: Raymond Suefuji
Imata & Associates, Ltd.
}-Jawaii County Planning Department
~y3 r
680 ALA f9DAAlA BOULEVARD, FIRST FLOOR, HONOLULU. HAV/AII 9681 3-5106 U.S.A.. TEL: 808 SZI-1367 TAL 808 578.7819
ENGINEERING •PLANNING•LANDSCAPE ARCHITECTURE•ENVIRONMENTAL CONSULTING
¢biWAII • SINGAPORE • HONG KONG • AUSTRALIA • MALAYSIA • THAILAND • GUAM-3~7.O87DA
{~•4
l~` •F, ~ ;
• i
BENJAMIN J. CAYETANO LAWRENCE MIIKE
GOVERNOR S ~ DIRECTOR OF HE~LTR
ny ~n
STATE OF HAWAII
DEPARTMENT OF HEALTF9
r.o. eox 9~e
MIlO. HAWAII 98721-0918
c. <
C
DATE: February 26, 1997 - -J
TO: Planning Director, County of Hawaii
FROM: District Environmental Health Program Chief -
j
SUBJECT: Change of Zone Application (REZ 97-3) /
Applicant: K. Taniguchi Ltd.
Request: RS-10 to CN-10
Tax Map Key• 2-2-40:07
Underground Injection Systems (Ph. 586-4258) which receive
wastewater or storm run-offs from the proposed development need to
address the requirements of Chapter 23, Hawaii State Department of
Health Administrative Rules, Title 11, "Underground Injection
Control."
Construction activities must comply with the provisions of Hawaii
Administrative Rules, Chatter 11-46, "Community Noise Control."
a. The contractor must obtain a noise permit if the noise
levels from the construction activities are expected to
exceed the allowable levels of the rules.
b. Construction equipment and on-site vehicles requiring an
exhaust of gas or air must be equipped with mufflers.
c. The contractor must comply with the requirements
pertaining to construction activities as specified in the
rules and the conditions issued with the permit.
Should there be any questions on lfiis matter, please contact the
Department of Health at 933-4371.
_
AARON UENO
WP5I:REZ97-3.mi
dd"~'~
Exhihi2 D
~,g BELT COLLINS
q~ '31 P~ 3 J H A W A I I
„I,
I ~ March 27 1997
~~~i; i~( 11'";, ~t 1 - 97P-120/633.2900
Mr. Aaron Ueno, Chief
District Environmental Health Program
Department of Health
State of Hawaii
P.O. Box 916
Honolulu, Hawaii 96721-0916
Dear Mr. Ueno:
Change of Zone Application (RF.Z 97-3)
K. Tanigucfii Ltd.
^t(il~Hawaii~TMK 2-2-40:117
On behalf of K. Taniguchi Ltd., we are responding to your memorandum of
February 26, 1997 to the Hawaii County Planning Department.
Since the pro)'ect's drainage system will include injection wells on the property,
K. Taniguchi Ltd. will comply with the requirements of Chapter 23, Hawaii State Depart-
ment of Health Administrative Rules, Title 11, "Underground Injection Control."
The construction contractor for the project will be notified and will comply with the
provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control."
We trust our response adequately addresses your comments on the project.
Should you have any questions regarding the above, please do not hesitate to contact me
at (808) 521-5361.
Sincerely yours,
BELT COLLINS HAWAII LTD.
Glen T. Koyama
GTK:If
cc: Raymond Suefuji
Imata & Associates, Ltd.
Hawaii County Planning Department - U~y38
6B0 ALA MOANA BOULEVARD, F1R5T FLODA HONOLULU, HAWAII 96813.5406 U.5_A_.93=1.: 808 521.5361 FAX: 808 538.7819
ENGINEERING • PLANNING -LANDSCAPE ARCHITECTURE • ENVIRDN#7ENTAL CONSULTING
HAWAII • SINGAPORE • HOidG [DNG • AUSTRALIA • MALAYSIA •_THB.D AAID.. GUAM . FLORInA
C.~-LC('L (.C
CHANGE OF ZONE APPLICATION
County of Hawaii
Proposed Parking Addition
IOTA Center
Hilo, Hawaii
February 7, 1997
Prepared for:
K. Taniguchi Ltd.
Hilo, Hawaii
Prepared by:
Belt Collins Hawaii
Honolulu, Hawaii
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
APPLICANT: K. Taniguchi Ltd.
,
APPLICANT'S SIGNATURE:
ADDRESS: 50 E. Puainako Street
Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT OWNER
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
Barry K.~ Taniguchi, President
Lon T. Taniguchi, Corporation Secretary
TELEPHONE-BUSINESS: 959-4575 ext. 317 RESIDENCE:
REQUEST: RS-10 TO CN-10
(Existing zoning (Proposed zoning)
TAX MAP KEY• 2-2-40: 7
AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 2.0 acres
LANDOWNER(S): K. Taniguchi Ltd.
OWNER'(S) SIGNATORY AUTHORIZATION
(May be by letter)
AGENT: Belt Collins Hawaii
ADDRESS: 680 Ala Moana Boulevard, First Floor
Honolulu, HI 96813-5406
TELEPHONE-BUSINESS: (808) 521-5361 RESIDENCE:
Please indicate to whom original correspondence and copies should be
sent. ORIGINAL Belt Collins Hawaii COPIES K. Taniguchi Ltd.
Raymond Suefuji
ATTACHMENT
Commercial, RM, Resort, & Industrial.
PLANNING DEPARTMENT
COUNTY OF HAWAII
PPPLICATION FOR CHANGE OF ZDNE
1. If your request is approved, do you intend to subdiviae
the subject land in accordance with the approved change
of zone? N_A_
If yes, please answer the rest of question 1 and then to
question 3.
a. How many acres of the requested area do you intend to
subdivide?
b. Into what lot sizes?
c. If your request is approved, approximately how long
after the date of approval do you expect to submit
your subdivision plans to the Planning Department
for preliminary approval?
If you intend to subdivide, please submit a preliminary
schematic subdivision plan together with your change of
zone application form.
2. If you have no firm plans of suodividing the subject area,
do you intend to:
a. Sell or lease the land to someone who has firm
plans? ~ No
b. Sell or lease the land to someone who has tentative
plans? No
c. Seli or lease the land to someone who has no plans? No
d. Keep it? Yes
e. Other (please state)
f. If you intend to do either a, o, or c, please elaborate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. What specific building plans do you have for the subject land?
Include in your answer the following: type of building
(apartment, office, launderette, etc.); financing arrangement;
timetable far construction; and any other information which you
feel might help us in evaluating your request.
The applicant intends to develop a parking area for employees
to supplement the existing parking at the adjacent shopping
center. Construction is expected to begin in the first half
of 1997 and be completed within 3 to 4 months thereafter.
Financing for the project will be with a financial institution.
See attachment for further information on the project.
4. Have you performed any study which would demonstrate a need for
your proposed building and/or development?
If so, please elaborate on your findings in the space provided
below.
-2-
5. Have you performed any study which discusses the
environmental impacts your request would nave on the
surrounding area and/or the County? Yes
If so, please elaborate on your findings in the space
provided oelow.
See Attachment.
6. Are there any buildings on the subject area? No
If so, what kind?
What do you intend to do with those buildings if your
request is approved?
7. Is the subject land currently being used for any
agricultural activitity? No
If so, please list the kinds of products grown and on
how many square feet or acres of land per product.
-3-
8. To your knowledge, has there been any flooding anc/or
drainage problem on the subject area? No
If so, please describe the problem.
9. Do you think that the roads leading to the subject area
needs improvement? No
If so, what kind?
Is the road adequate for the proposed traffic volume
or load? Yes
10. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools X
b. Roads X
c. Sewer X
d. Drainage X
e. Police Protection X
f. Fire Protection X
g. Recreational Facilities X
h. Public Utilities X
i. Other
_4-
For those checked ~~yes,~~ please elaborate what type or kinds of
improvements and/or assistance are needed.
11. Have you performed any historic sites study and/or survey of the
subject area? If so, what were the results? Please, also,
submit a copy of the study together with this change of zone
supplement.
The site is currently vacant but had been formerly used for a
single-family residential home. Because the site had been
previously developed, it is not expected that archaeological
sites occur on the property. Further investigation of the site
also shows that the State Historic Preservation Division does
not have any records of archaeological features or specific
studies in the area.
Signature: ~
Address: ~~~~0-~-r~~/~c%4~0 S(s ~-E-I\cO r F>`
Telephone: q~-~~75 ~ ~.17J
Date: l~1$(97
-s-
o338A/SOA
BACKGROUND AND ENVIRONMENTAL REPORT
CHANGE OF ZONE APPLICATION
KTA Parking Expansion
Hilo, Hawaii
Applicant
The applicant is K. Taniguchi Ltd. who is the owner of the 2.0-ac. project site
and adjacent 8.4-acre commercial property.
Change of Zone Request
The applicant is requesting a change of zone from RS-10 Single Family
Residential to CN-10 Neighborhood Commercial to allow the development of an
off-street employee parking lot on the subject property.
A~vroving Agency
The County Council of the County of Hawaii is the approving authority for
the Change of Zone Request.
Location
The subject property is located on Kilauea Avenue between Puainako Street
and Kahaopea Street. It is adjacent to the owner's existing commercial facility, KTA
Center, and is shown on Figures 1 and 2 of this document. The Tax Map Key (TMK)
for the property is 2-2-40: 7, Third Division.
Objective and Reason for Change of Zone Request
The objective of this project is to develop additional parking in the existing
KTA Center for employee use. Existing parking is insufficient to accommodate
customer and employee pazking demand in the same area. Notably, vacant space
exists within the applicant's property, adjacent to the shopping complex, and is
accessible and suitable for employee use. The applicant desires to use this site for the
proposed parking addition.
The current parking area, fronting the KTA Center, has undergone a few
changes that have affected its capacity. First, a vehiculaz access connection between
the KTA Center and adjacent Puainako Town Center was made in 1986. This
II-1
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Figure 1
LOCATION MAP
® KTA Parking Expansion
0 500 1000 2000 4000 Hilo, Hawaii
Prepared by Belt Collins Hawaii
NORTH SCALE IN FEET January 1997
633.2900/0014 11.24.9]
Puainako Street
KTA
SHOPPING
CENTER
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Figure 2
vicwlnr ~nAP
KTA Parking Expansion
0 50 100 200 400 Hilo, Hawaii
Prepared by Belt Collins Hawaii
NORTH SCALE IN FEET January 1997
connection occupies an area that would have provided additional parking for the
center. Secondly, the State Highways Division of the Department of Transportation
is planning to construct an egress/ingress this year on Kanoelehua Avenue fronting
the shopping complex. This entry improvement will result in the removal of
approximately nine stalls from the center's parking area. Finally, the existing tenant
mix at the center includes businesses that have high parking turnover rates. As a
result, the center will need a larger number of parking stalls than typical business
establishments. The KTA Center currently has a KTA Super Store, Bank of Hawaii,
American Savings Bank, Video Mania, Big Island Bernia Sewing, Jack in the Box,
Hiro's Place, Puainako Travel Service, Sum Leung Chop Sui, Unocal Service
Station, Pizza Hut, and Avco Financial Services.
The overall traffic volume is high within the shopping center which has
created a premium for parking space especially in front of the main commercial
structure where KTA Super Store is located. The demand for parking has placed
pressure on employees, who currently park in this area, to park elsewhere especially
during peak shopping periods.
Description of the Proposed Action's Technical Characteristics
The proposed parking site will allow the development of approximately 211
additional paved parking stalls for the shopping center (See Figure 3). These stalls
will be used by employees and may serve as overflow parking for customers during
special sale events.
The parking will have access onto a rear access driveway to Kilauea Avenue.
It will include an automatic gate operated by a card key, landscaping on the
perimeter and interior of the facility, and lighting. The electronic gate and lighting
will provide needed security for employee vehicles during long, unattended,
parking periods.
The proposed parking addition is not expected to be a traffic generator. It is
intended to meet current parking demands generated by existing commercial uses at
the KTA Center. Vehicular access to the proposed parking is expected to occur over
existing streets and ingresses/egresses for the shopping complex.
Description of the Affected Environment
Although there is only one TMK parcel number for the property, there are
two lots shown on the TMK map. These lots were originally separate properties
when the area was first subdivided but aze now consolidated in the current TMK
maps. They still maintain, however, separate identities as part of the original
property records or subdivision. Each lot is comprised of 1.0-acre and is rectangular
in configuration. Each has an access onto Kilauea Avenue.
II-4
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The project site is currently vacant, but is partially used as a temporary
unimproved parking area. Its elevation is about 107' above mean sea level, and its
terrain slopes (approximately 2 to 3.5 percent gradient) generally from Kilauea
Avenue to Kanoelehua Avenue. Overall drainage sheetflows in the same direction.
The Federal Emergency Management Agenc~s Flood Insurance Rate Map (FIRM)
Panel 880-C shows the property ir. Zone X which has been determined to be outside
any 500-year flood plain.
Soil on the property is classified by the U.S. Soil Conservation Service as Olaa
extremely stony silty clay loam, 0 to 20 percent slopes. This soil has a permeability
characteristic that is rapid and runoff characteristic that is slow. Its susceptibility to
erosion is slight.
There are no trees on the site. Previously occupied by a residence, the site has
been cleared and is now inhabited by common wild grass and weeds.
There are no unique or endangered wildlife species that occupy the site. The
predominant species are lowland urban faunal species such as common myna, zebra
dove, house sparrow, barred dove, rice finch, Japanese white eye, and cardinal.
Since the property has undergone previous land alteration and
improvements, no archaeological features are expected to exist on the property. A
review of archaeological studies on file at the Historic Preservation Division of the
State Department of Land and Natural Resources reveals no references to
archaeological sites in the area.
The property is not subject to severe natural hazards such as tsunami
inundation, forest fire, or riverine flooding. It is, however, located in Lava Flow
Hazard Zone 3 which encompasses the entire town of Hilo. There are nine zones
on the Lava Flow Hazard Map for the Big Island with Zone i being the most
hazardous area and zone 9 being the least hazardous.
Adjacent Land Uses
Across Kilauea Avenue from the property are primarily single-family
residences and some offices and commercial businesses. On the same side of the
street to the south are single-family residences. To the north is a vacant parcel,
owned by the applicant, and immediately to the east is the KTA Center and
Puainako Town Center.
II-6
Roadways
During 1996, 24-hour traffic counts of the adjacent streets were taken by the
State Department of Transportation. The dates of the surveys and the peak morning
and afternoon traffic periods are identified below:
Kanoelehua Avenue:
This is a major right-of-way that connects Hilo with the Puna District and
Hawaii Volcanoes National Park. At the project site, it is a four-lane highway with a
median strip and traffic lights/turning lanes at the major intersections.
This right-of-way has a 24-hour traffic volume of 28,078 vehicles (counted on
June 17-18, 1996) with a peak hour morning traffic of 2,002 vehicles occurring
between 7:00 AM and 8:00 AM and a peak hour afternoon traffic of 2,342 vehicles
occurring between 4:15 PM and 5:15 PM.
Puainako Street:
This four-lane street connects Kilauea Avenue with Kanoelehua Avenue. It
has a 24-hour traffic volume of 23,093 vehicles (June 17-18, 1996) with a peak hour
morning traffic of 1,128 vehicles occurring between 8:00 AM and 9:00 AM and a peak
hour afternoon traffic of 1,984 vehicles occurring between 4:15 PM and 5:15 PM. The
morning traffic steadily increases to a mid-day peak hour traffic of 1,960
vehicleswhich occurs between 11:45 AM and 12:45 PM. Traffic volumes then
steadily decreases in the afternoon and again increases dramatically at the afternoon
peak hour.
Kilauea Avenue:
Kilauea Avenue is a four-mile major collector road that extends from
downtown Hilo to the Waiakea Homesteads. At the project site, Kilauea Avenue is
a two lane right-of-way with a center turning lane.
The 24-hour traffic volume for this street is 11,471 vehicles (July 10-11, 1996)
with a peak hour morning traffic of 759 vehicles occurring between 7:15 AM and
8:15 AM and a peak hour afternoon traffic of 981 vehicles occurring between 4:15 PM
and 5:15 PM. The highest peak traffic of the day, however, occurs between 12:00
noon and 1:00 PM with a volume of 1,006 vehicles.
Kahaopea Street:
This two-lane street is located on the south border of the Puainako
Town Center and connects Kilauea Avenue and Kanoelehua Avenue. It is a major
II-7
access for the Puainako Town Center for traffic on Kanoelehua Avenue. No traffic
counts were taken on this road by the State DOT.
The traffic counts on the three adjacent streets indicate that the morning peak
hour generally occurs between 7:00 AM and 8:00 AM while the afternoon peak hour
occurs between 4:15 PM and 5:15 PM. Notably, these peak periods describe the
commuting pattern in the community which interestingly has also amid-day peak
period. This mid-day peak apparently denotes the shopping pattern in the vicinity.
The increased traffic is especially noticeable on Puainako Street and Kilauea Avenue
where traffic volumes are about as high or higher than the morning or afternoon
peak hour volumes.
Identification and Summary of Major Project-Generated Impacts and Proposed
Mitigative Measures
Topography and Drainage:
The proposed parking addition site will require minimum grading. It is
already rough graded to a final site gradient, and no new drainage structures will be
required accept drywells to accommodate on-site runoff. The drywells are expected
to maintain a zero net gain in runoff discharges from the site to comply with
County of Hawaii drainage regulations. Drainage plans will be submitted to the
County Public Works Department for review and approval before construction
work commences.
Flora and Fauna:
No rare or endangered plant or wildlife species will be affected by the
proposed parking addition. With the proposed improvements, there would be,
however, less vegetative cover and somewhat less local urban faunal species.
New landscaping will be provided, however, on the perimeter and possibly
within the parking area. No irrigation is being planned for the facility. The new
landscaping wili include some trees and hedges, but mostly groundcover.
Archaeological Sites:
The project site is not expected to have any archaeological sites. It was
previously used for asingle-family residence and is currently vacant. The State
Historic Preservation Division does not have any records of archaeological sites on
the property (research conducted on November 19, 1996).
During construction, if any archaeological site is uncovered, all work in the
immediate area will cease and appropriate mitigation measures as approved by the
II-8
State or County agency will be taken. No construction work will resume until the
site is assessed and administratively cleared by the agency.
Visual Impact:
The proposed parking addition will involve primarily ground
improvements that will not obstruct view corridors of adjacent residential homes or
business establishments. The homes across Kilauea Avenue from the parking
addition will look over the project site. Their views, therefore, will not be
negatively impacted. Landscape plants within the parking area, however, may
obstruct makai or eastward views, but the landscaping will provide a positive visual
effect.
The overall visual character of the parking will be compatible wiih the
adjacent shopping center which the parking will serve. Landscaping within the
parking addition will help soften the large appearance of the facility's pavement
area.
Traffic:
The proposed parking addition is intended to raise the existing inventory of
parking to a level that would adequately serve the current retail businesses in the
KTA Center. Tt is also intended to accommodate a reallocation of parking stalls so
more space will be available for customer use in front of the main shopping
complex. Employees, who are presently parking in this premium location will be
reassigned to the side of the shopping complex. Thus, traffic movement within the
center will undertake a different pattern and customers may enter and exit the
center from different points.
There are five ingress/egress points around the KTA Center and Puainako
Town Center. There are two located on Puainako Street, two on Kilauea Avenue,
and one on Kahaopea Street. A sixth access point will be installed on Kanoelehua
Avenue this year as part of the State's planned highway improvement. When this
access is completed, it will provide another major ingress for the two shopping
complexes. The major egresses will continue to be on Puainako Street, Kilauea
Avenue, and Kahaopea Street.
The proposed parking addition is not expected to generate additional traffic to
the center. It is expected to free up more parking space for customers and reduce
internal parking circulation for patrons looking for an opening. No mitigative
measures will be necessary.
II-9
Infrastructure:
Landscaping for the proposed parking will require watering by hand during
the initial growing period. Thereafter, watering will depend on hosed water and
then natural rainfall since no automatic irrigation system is being planned. Low
electrical usage will be required for night lighting. The light fixtures will be
directional toward the ground and will not result in glare toward adjacent
residential properties. Water and electricity usage will be small and will not
significantly afffect existing supplies in the area. Wastewater disposal systems and
telephone services are not required for the project.
A stormwater disposal system will be required to collect and discharge on-site
surface runoff. This would involve the installation of drywelLs on the makai
perimeter of the parking for effective collection of runoff and discharge into the
ground. No net increase in runoff will result from the proposed drainage system.
Construction plans on drainage improvements will be submitted to the County
Public Works for review and approval.
Noise:
There will be temporary noise during the project's construction period.
Heavy equipment, such as a scraper, paver/loader, and roller, will be required for
minor grading and the installation of the parking's foundation and pavement.
Mitigative measures including mufflers or other noise suppressant devices will be
used on the equipment if noise is too audible at the site boundaries. There will be
no heavy excavation or demolition involving jackhammers or blasting.
Construction is expected to be completed within three months of project
commencement.
Long-term noise is expected to be generated by facility area users. Notably, the
highest level of noise will be generated u1 the early morning and late afternoon
when shopping center employees report to work and leave for home. The proposed
parking addition will be used mostly by employees but will also be available to
customers on special events or sales days. The proposed parking, thus, will not
have a high turnover rate which is characteristic of retail operations.
Air Quality:
Similar to noise, there will be temporary dust generated during the project
construction stage. The primary source of this dust would be the grading activity
during site preparation. Mitigative measures, such as sprinkling with water over
exposed dirt areas and immediate landscaping after site grading, will be employed if
necessary. Installation of dust screens is another option that can be effective
especially on light windy days. Dust generated during the construction period
II-10
would be very short-term since it would occur only during the site preparation and
landscaping stage.
Exhaust from automotive emissions generated during parking operations
will be minor and w ill not be a cause of concern. The number of parking and
frequency of use would be small and have insignificant consequences.
Alternatives Considered
One alternative that was considered by the applicant was to do nothing. This
alternative would have resulted in sustaining the current parking problem at the
KTA Center. Under this no action alternative, employees would continue to
compete with customers for parking within the shopping center. Some employees
would have to resort to parking on neighboring streets at very inconvenient and
distant locations. Notably, the applicant is concerned that if parking continues to be
a problem for customers, they would go elsewhere for their shopping needs.
Another alternative that was consider was the provision of off-site employee
parking near the center. This would have been very costly (land acquisition and
development cost would be substantial) and would have result in an inconvience to
employees if the site were too far.
Public Policies
State Land Use:
The project site is located in the Urban District, as classified by the State Land
Use Commission, and is a permitted use.
Hawaii State Plan:
The proposed project is consistent with the following objectives and policies
of The Hawaii State Plan, Chapter 226, Hawaii Revised Statutes, 1995, particularly
those that relate to planning with the environment.
Section 226-11 Objectives and policies for the physical environment -land-based,
shoreline, and marine resources.
To achieve the land-based, shoreline and marine resources objectives, it shall
be the policy of this State to:
o Exercise an overall conservation ethic in the use of Hawaii's natural resources.
II-11
o Take into account the physical attributes of areas when planning and designing
activities and facilities.
o Encourage the protection of rare or endangered plant and animal species and
habitats native to Hawaii.
Section 226-12 Objective and policies for the physical environment -scenic, natural
beauty, and historic resources.
To achieve the scenic, natural beauty, and historic resources objective, it shall
be the policy of this State to:
o Promote the preservation and restoration of significant natural and historic
resources.
o Promote the preservation of views and vistas to enhance the visual and
aesthetic enjoyment of mountains, ocean, scenic landscapes, and other natural
features.
Section 226-17 Objectives and policies for facility systems -transportation.
To achieve the transportation objectives, it shall be the policy of this State to:
o Encourage transportation systems that serve to accommodate present and
future development.
As provided in the above State objectives and policies, the proposed project
will integrate with the existing site. Considerations in natural resources, view
impacts, traffic, cultural background and environmental effects will be undertaken
in the siting and plaruting of the new facility.
The proposed project is designed to improve circulation and parking within
the existing shopping center, which are intended for the convenience of the center's
customers.
County General Plan:
The Land Use Pattern Allocation Pattern Guide (LUPAG) map of the County
of Hawaii General Plan designates the project site as Medium Density Urban
Development. This designation fldentifies village and neighborhood commercial as
well as residential and related facilities as appropriate land uses for the area. The
proposed project is consistent with this land use designation.
The long-range goals of the General Plan are categorized into thirteen
elements or topical areas. For the land use element, the goals for commercial
facilities are: (1) to provide for commercial developments that maximize
II-12
convenience to users, and (2) to provide commercial developments that
complement the overall pattern of transportation and land usage within the island's
regions, communities, and neighborhoods.
The first goal, relating to maximizing convenience to users, is applicable to
the proposed project. Awell-planned shopping center should have good access and
public visibility as well as adequate parking for customers and employees. The
proposed parking expansion should provided for these needs. Adequate parking,
notably, is a key element in marketing that promotes customer satisfaction.
The proposed project will also be consistent with the General Plan policy that
states "commercial facilities shall be developed in areas adequately served by
necessary services, such as water, utilities, sewers, and transportation systems.
Should such services not be available, the development of more intensive uses
should be in concert with a localized program of public and private capital
improvements to meet the expected increased needs."
The proposed parking addition is being provided in response to the
elimination of a number of stalls resulting from the planned ingress/egress on
Kanoelehua Avenue. It is also needed to accommodate the increased demand for
customer parking created by retailers who generate high turnover traffic in the
shopping complex. This competition for parking space is squeezing employees out
of the main parking area to a remote temporary parking site on the side of the
existing shopping complex.
Another commercial development policy of the General Plan states that "the
development of commercial facilities should be designed to fit into the locale with
minimal intrusion while providing the desired services. Appropriate infrastructure
and design concerns shall be incorporated into the review of such developments."
The proposed parking addition will supplement the existing parking serving
the KTA Center. It will be located on the side of the main commercial complex and
adjacent to an existing employee parking. The site is currently vacant and has access
to the shopping center's main parking area and to Kilauea Avenue, a major right-of-
way through Hilo town.
Residential homes are located to the south, north and west across Kilauea
Avenue. The proposed parking will be a part of the KTA Center which has been a
part of this neighborhood for a number of years.
The proposed parking will be landscaped to blend with the surrounding
environment and to soften the blacktop of the parking's asphaltic concrete
pavement. Lighting for the parking area will be directional toward the ground so
glare would not affect adjacent residences.
II-13
The General Plan includes standards for commercial development which
specify in detail how retail facilities should be designed. The standards, which are
applicable to the proposed parking, are: (1) commercial development shall be located
in areas adequately served by transportation, utilities, and other amenities.
Commercial developments shall provide for adequate internal circulation amongst
commercial facilities in the area, (2) off-street parking and loading facilities shall be
provided, and (3) commercial development shall maintain or improve the quality of
the present environment through the consideration of visual, access, landscaping,
and other design elements in their development.
The proposed project will provide the needed parking for the center's
employees who are currently being squeezed out of the parking area fronting the
main complex and who will be displaced by the future ingress/egress on Kanoelehua
Avenue. The new parking will be on-site within the existing commercial complex,
as provided by the General Plan standard for commercial development, and will
include design considerations such as landscaping and appropriate lighting to
integrate the facility with the local surroundings. The facility will also include an
electronic gate to provide security for day-long employee parking.
County Zoning:
The existing zoning is RS-10 Single Family Residential which permits single-
family residential, neighborhood park, home occupation, family care and family
boarding homes, agriculture, country club, and golf course uses on minimum 10,000
sq. ft. lots. Commercial or its accessory uses are not permitted. The proposed
parking area is considered an accessory use to the adjacent shopping center and,
therefore, is not consistent with the existing residential zoning. A Change of Zone
Request to CN-10 Neighborhood Commercial, which is similar to the zoning on the
KTA property, is necessary to implement the proposed project. Figure 4 of this
application is a replica of the proposed zoning map submitted to the County for the
subject property.
Special Management Area:
The project site is located approximately two miles from the shoreline and is
not within the Special Management Area. The proposed project, therefore, is not
subject to the SMA Rules and Regulation of the County of Hawaii.
Special Design District
There are two plans, Hilo Downtown Development Plan, adopted in 1974, and
Downtown Hilo Redevelopment Plan, adopted in 1983, which have been prepared
for the downtown Hilo area. The intent of these plans was to establish a guideline
II-14
633.2900/001-3 r1.2d.9]
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L11 26'°40' _ _ 242.OOs
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4
PROP®SED ZONING CHANGE
from RS-10 Zoning to CN-10 Zoning
At Waiakea, South Hilo, Island of Hawaii
Tax Map Key 2-2-40: 7
NOTE:
Coordinates referred to "HALAI"
Figure 4
PROPOSED ZONING MAP
KTA Parking Expansion
0 25 50 100 200 Hilo, Hawaii
Prepared by Belt Collins Hawaii
SCALE IN FEET January 1997
and program for redeveloping and revitalizing downtown Hilo. The proposed
project, however, is not located within this area.
Tax Map Key of Adjacent Properties
The following Tax Map Keys identify the properties and their owners and
lessees that are within 300 feet of the subject property. Research was conducted at the
Real Property Tax Office on February 4, 1997. These properties will be served notice
of the filed zoning application and of the project's upcoming public hearing before
the County Planning Commission.
Tax Map Key Owner Lessee
2-2-40:2 PTC Partners
44-224 Malae Place
Kaneohe, HI 96744
2-2-40:3 Hawaiian Trust Co. Ltd
Attn: RE 722-02
P.O. Box 3170
Honolulu, HI 96802-3170
2-2-40:4 Robert Oshiro, Etal
2155 Kilauea Ave.
Hilo, HI 96720
2-2-40:5 Chin-Heng Lin
P.O. Box 1472
Keaau,HI 96749
2-2-40:6 PTC Partners
44-224 Malae Place
Kaneohe, HI 96744
2-2-40:9 K. Taniguchi Ltd.
50 E. Puainako St.
Hilo, HI 96720
2-2-40: 10 Herbert/Shelley Yasuhara
2045 Kilauea Ave.
Hilo, HI 96720
2-2-40: 11 Clesson/Lorraine Chikasuye
33 S. King St., Suite 510
Honolulu, HI 96813
II-16
2-2-40: 12 Tsuruko Kamiyama, Trs, Etal
12 Puainako St.
Hilo, HI 96720
2-2-40: 13 K. Taniguchi Ltd.
50 E. Puainako St.
Hilo, HI 96720
2-2-40: 18 Luke W. Kaili, Trs
2975-A Koali Road
Honolulu, HI 96826
2-2-40: 19 Paul K. Uyeno
28-B Puuhina St.
Hilo, HI 96720
2-2-40: 20 William E. Dart
1927 Kinoole St.
Hilo, HI 96720
William T. H. Lofbom
6629 Kraft Ave.
N. Hollywood, CA 91606
2-2-40: 21 Harriet A. Young
P.O. Box 1932
Hilo, HI 96721-1932
2-2-40: 22 Asako Sekimoto
1887-A Kinoole St.
Hilo, HI 96720
2-2-40: 28 Maile T. Schuwer, Etal
73-1261 Melomelo St.
Kailua-Kona, HI 96740
Allen K. Yapp
2050 Kilauea Ave.
Hilo, HI 96720
2-2-40: 29 Robert E. Klein
1498 Kilikina St.
Hilo, HI 96720
2-2-40: 30 Ichiro/Shimae Nagai
2078-A Kilauea Ave.
Hilo, HI 96720
II-17
2-2-40: 31 Barbara S. Volivar
P.O. Box 5222
Hilo,HI 96720
2-2-40: 32 Hawaii Federal & State
Employee Federal Credit Union
632 Kinoole St.
Hilo, HI 96720
2-2-40: 33 Edward K. Akiona, Sr.
2136 Kilauea Ave.
Hilo, HI 96720
2-2-40:46 Norman S. Arizumi
2133 Kilauea Ave.
Hilo,HI 96720
2-2-40: 47 Yasuo Enomoto, Trs, Etal
1162 Mililani St.
Hilo, HI 96720
2-2-40: 48 Violet H. Hue
2108 Kilauea Ave.
Hilo,HI 96720
2-2-40: 49 Wai L., Wai H. & Hon K. Cheng
1631 Mikokoi St.
Hilo, HI 96720
2-2-40: 50 Saichi/Shigeko Higashi
2113 Kilauea St.
Hilo,HI 96720
2-2-40: 54 Eva De Silva
2126 Kilauea Ave.
Hilo, HI 96720
2-2-40: 66 State of Hawaii
Land Division
Department of Land and Natural
Resources
1151 Punchbowl St., Ste. 220
Honolulu, HI 96813
2-2-40: 67 Mitsuo Nakano
100 Hoolaulea St.
Hilo,HI 96720
II-18
2-2-40: 68 Wayne A. Subica
2078 Kilauea Ave.
Hilo,HI 96720
2-2-40: 80 Tsutomu Yoshida, Etal
2053 Kilauea Ave.
Hilo, HI 96720
2-2-40: 84 Edward K. Akiona, Jr., Etal
2136 Kilauea Ave.
Hilo, HI 96720
2-2-40: 85 Doris K. L. Ching
173 Kapualani St.
Hilo, HI 96720
2-2-40: 86 Daniel P. Wela
P.O. Box 1673
Hilo,HI 96721
2-2-40: 87 Fusae Peggy Akiona
2136-A Kilauea Ave.
Hilo, HI 96720
2-2-40: 90 Harry T./Jean N. Yamanaka
2116 Kilauea Ave.
HIlo, HI 96720
2-2-40: 99 Richard K./Ruth S. Kino
1887 Kinoole St.
Hilo,HI 96720
2-2-40: 100 K. Taniguchi Ltd. Union Oil Company of
California
Box 7600
Los Angeles, CA 90051
2-2-40: 101 Micaela/Malvin Zimbra
P.O. Box 1226
Honokaa, HI 96727
2-2-40: 107 Wilfred Y. Kihara
1865-B Kinoole St.
Hilo,HI 96720
2-2-40: 108 Bernadette L. Cortez-Camero
1483 Pukana Pl.
Hilo, HI 96720
II-19
2-2-40: 109 Clesson/Lorraine Chikasuye
33 S. King St., Suite 510
Honolulu, HI 96813
2-2-40: 110 K. Taniguchi Ltd. Hawaii Pizza Hut Inc.
Moanalua Shopping Center
Honolulu, HI 96818
2-2-40: 111 K. Taniguchi Ltd. Hawaii Pizza Hut Inc.
2-2-40: 119 PTC Partners
44-224 Malae Pl.
Kaneohe, HI 96744
2-2-40: 120 McDonald's of Hiio
2100 Kanoelehua Ave.
Hilo, HI 96720
2-2-40: 121 John David Calicdan, Sr.
2064 Kilauea Ave.
Hilo, HI 96720
2-2-40: 122 Keith T./Estelle N. Aoki
1907 Kinoole St.
Hilo, HI 96720
II-20
Attachment
Proposed Change of Zone Mai and Description
Prepazed by Belt Collins Hawaii, 1997.
II-21
DESCRIPTION
Parcel "A"
From RS-10 Zoning to CN-10 Zoning
Being all of Grants 11,548 and 11,117
Being, also, all of Lots 5 and 6 of Block 501
of Waiakea Homestead Houselots
Situated at Waiakea, South Hilo, Island of Hawaii, Hawaii
Beginning at the Southwest corner of this parcel of land, on the easterly side of Kilauea Avenue, the
coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI"
being 9,007.47 feet South and 9,828.59 feet East, thence running by azimuths measured clockwise
from True South:
1 . 175° 40' 360.00 feet along the easterly side of Kilauea Avenue;
2. 265° 40' 242.00 feet along Lot 7 of Block 501 of Waiakea Homestead
Houselots;
3. 355° 40' 360.00 feet along Lots 11 and 12 of Block 501 of Waiakea
Homested Houselots;
4. 85° 40' 242.00 feet along Lot 4 of Block 501 of Waiakea Homestead
Houselots to the point of beginning and containing an
area of 2.000 acres.
~Q<,~ CUNti~~c
680 Ala Moana Boulevard LICENSED y BELT COLLINS HAWAII LTD.
First Floor ~ PWDFESSKkdAL ~
Honolulu, Hawaii 96813 LAND
SURVEYOR
November 11, 1996 ~ No. 4188 *
P Licensed Professional Land Surve r
~k'All, V S Certificate Number 4188 y
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2.000 Acs.
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85°40' ~ 242.00
~ 9007.47 S. ~
i 9828.59 E. i
4
PROPOSED ZONING CHANGE
From RS-10 Zoning to CN-10 Zoning
At Waiakea, South Hilo, Island of Hawaii
Tax Map Key 2-2-40: 7
BELT COLLINS HAWAII
680 Ala Moana Boulevard
NOTE: First Floor
Coordinates referred to "HALM" d Honolulu, Haaall X813
Jab No. 633.2900 November 11. 1996