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HomeMy WebLinkAboutCOM 0617.000 1996-1998 f //J tr a William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho Deputy MMnaging Director h'a'M~ ~IIIYII~~ II~ ~ti~lItiit 25 Aupuni Street, Room 215 Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax (808) 961-6553 KONA: 755706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (608)329-5226 • Fax (808)326-5663 November 25, 1997 Honorable James Y. Arakaki, Chairman and Members of the County Council Coun[y of Hawaii 25 Aupuni Street ~ Hilo, HI 96720 n Dear Chairman Arakaki and Members: < n-. Change of Zone Application (REZ 97-10) Applicant: Oda/McCarty Architects, Ltd. Request: RS-10 to CN-7.5 Tax Man1{~y: 2-2-34:35 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, u/'~ phen K. mashiro Mayor LOdaMc01.MAY Enclosures cc: Planning Commission REZ 97-10 _ o ~ ,9s7 ~A MTV on ~yci- Stephen K. Yamashiro E. Mayor - ~h oi•w~'? !~n»ntg l~f 2lfuttii PLANNING COMMISSION 25 AMpuni S[r«x, Raom 109 • Hii0. F4wxii %720.252 (808) %1.8288 Fix (808) %1•%IS n~~,,>_>=1997 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-10) Applicant: Oda/McCarty Architects, Ltd. Request: RS-10 to CN-7.5 Tax Man Key: 2-2-34:35 The Planning Commission, after a duly held public hearing on November 13, 1997, voted [o recommend for your approval the proposed legislative bill to change the district classification for approximately 22,500 square feet of land from Single Family Residential (RS-10) to Neighborhood Commercial (CN-7.5). The property is located on the east side of Manono Street approximately 200 feet north of its intersection with Hualani Street in Waiakea House Lots, 1st Series, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting a change of zone to relocate its architectural and planning office to the subject site. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. I[is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 similar areas in the County, but ultimately, on the future development of the whole island. The proposed change of zone request would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The proposed request would be consistent with the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. The proposed request would also complement the following goals and policies of the Commercial Element. * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. 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." This request would be consistent with the urban form depicted for Hilo in that it would add commercial uses serving the entire City of Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Hilo and its surrounding region in close proximity to other similar commercial zoned districts and activities. The General Plan also provides the concept of mixed use zones to allow compatible commercial uses to mix with residential uses. Such mixed use zones are appropriate in areas of economic transition, such as older residential areas which are needed as sites for more intensive development and light industrial areas which are in demand as sites for commercial uses. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself. The LUPAG Map establishes the basic land use pattern for areas within the County. The subject rezoning action conforms to the LUPAG Map which designates the area for Medium Density Urban Development. The Medium Density Urban Development designation includes uses such as village and neighborhood commercial and residential and related functions. The proposed use would be suitable and allow for the applicant's proposed business. The rezoning reclassification would be a reasonable expansion of commercial activities associated with this designation and the existing commercial uses in the area. The surrounding properties consist of a mix of residential commercial uses. The Hilo CDP recommends that portion of the Waiakea Houselots be retained in single family residential uses. However, it also recommends additional multiple family residential uses toward and along the westward side of the Manono Street-Hinano Street-Lanikaula Street-Kilauea Avenue-Kinoole Street area which is adjacent to or near the Wailoa State Recreation Area, the University, the Hilo Shopping Center and Kaiko'o Shopping Complex. The subject property is located in close proximity to schools, commercial areas, employment centers and public safety services. Since 1981, commercial activities have been developing from Piilani Street and moving southerly. Commercial establishments include retail stores, offices and restaurants. Approximately 200 feet north of the subject property is the Hawaii Government Employees Association (HGEA) office. Commercial establishments approximately 500 feet to the north of the subject property on Piilani Street include the Manono Mini Mart and Hilo Hooganji Mission. Hawaii Campers, Isemoto Contracting, and Mina's Lounge are located approximately 600 - 800 feet to the north of the subject property. Approximately 700 feet to the southeast of the subject property is [he future site of Big Island Candies, which was recently rezoned from RS-10 to CG-20 effective July 3, 1997. The project site is located 4 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 approximately two miles from [he Hilo urban center where police, fire and emergency medical services are available. All utilities and services are or will be made available to the project side which are essential to accommodate urban development. Access to the subject property is from Manono Street, a County road with an approximate 20-foot wide pavement in good condition, with 2-foot wide paved shoulders, all within an approximate 50-foot right-of-way. A 5-foot future road widening setback is proposed for Manono Street, and therefore, affects the subject property's frontage on Manono Street. The Department of Public Works recommends that the applicant provide full improvements to the entire frontage along Manono Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk. Further, the Department of Public Works recommends that improvements be constructed within the future road widening setback area, established as one-half the distance between the existing right-of-way and 60 feet and dedicated to the County. These improvements shall be included as a condition of approval of the change of zone request. As a result of the new roadway improvements, it is not anticipated that the proposed business will create a significant increase in traffic at the site. According to the Department of Water Supply, water is available to the project site through a 5/8-inch waterline along Manono Street. Sewer lines are in place within all the roadways between Kekuanaoa Street and Piilani Street. The applicant would be required to connect to the County sewer line fronting the subject property. Furthermore, if drywells are included in the subject improvements, the Department of Public Works states the applicant can apply for an Underground Injection Control (UIC) permit from the State Department of Health. A Solid Waste Management Plan shall also be prepared, meeting with the approval of the Department of Public Works. The project site has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. The subject property is relatively level. According to the Flood Insurance Rate Map (FIRM), it is within Zone X, an area determined to be outside the 500-year flood plain. The subject property is also located outside of any tsunami inundation area. Any new construction or improvements to the project area must comply with Chapter 27 of the County Code relating to Flood Hazard Control. The subject property has been developed and therefore, no endangered or threatened species of floral or fauna nor any archaeological sites are anticipated to be found on the subject property. There are existing single family residences adjacent to the subject property. To mitigate any potential noise and visual impacts, it is recommended that a landscaping buffer be provided along the southern property boundary. This recommendation shall V Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 be included as a condition of approval of the change of zone request. This mitigative measure will ensure that the proposed office fits into the locale with minimal intrusion while providing the desired services. Based on the above findings, approval of this change of zone request from Single Family Residential (RS-10) to Neighborhood Commercial (CN-7.5) zoned district would result in an appropriate land use pattern that will further the necessity, convenience and welfare of the general public. For your favorable consideration, an amendment to Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, ~evin M. Balog, Chai an Planning Commission LOdaMc02.PC Enclosures cc: Mr. Sidney Fuke Oda/McCarty Architects, Ltd. Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu ti 80Aamc0l . pkf- l0/3l/97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT ODA/McCARTY ARCHITECTS, LTD. ['HAN E OF ZONE APPLICATION fREZ 97-10) ODA/McCARTY ARCHITECTS, LTD. has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to Neighborhood Commercial (CN-7.5) for approximately 22,500 square feet of land. The property is located on the east side of Manono Street approximately 200 feet north of its intersection with Hualani Street in Waiakea House Lots, 1st Series, Waiakea, South Hilo, Hawaii, TMK: 2-2-34:35. C=F.NERAL. INFORMATION 1. Land Ownership: The property is owned by Juro Murakami, Etsuro Murakami, Keiji Murakami, Jean K. Murakami, Norman Murakami, Peter Murakami and Leo Murakami. The landowners have given written authorization to Sidney Fuke, Planning Consultant on behalf of Oda/McCarty Architects, Ltd. to file the necessary request for a Change of Zone application. 2. Previous Establishment: The property is the site of the former Murakami Store, which burned down within the last ten years. Pi A D DEVELOPMENT 3. Request: Oda/McCarty Architects, Ltd. is requesting a change of zone to relocate its architectural and planning office to the subject site. The office is currently situated on the site of the former Orchids of Hawaii and Paradise Plants, which was recently acquired by Big Island Candies, Inc. for the relocation of its confectionery manufacturing and retail site. 4. Site Plan: The site plan submitted by the applicant indicates an existing 1,840 square foot two-story dwelling, greenhouse, garage and shed on the subject property. The dwelling is proposed to be converted into the office and the existing garage would be retained and used as a portion of the parking area. The site plan also shows nine Attach. C-617 (B-177) proposed parking stalls on the site, as well as a landscaping buffer on the northern portion of the property. A paved driveway leads to the existing dwelling from Manono Street. 5. Hours of Operation: Office hours will be from 7:00 a.m. to 5:00 p.m. Monday through Friday. 6. Employees: There will be approximately five to eight employees. 7. Proposed Timetable/Cost: The applicant would like to complete the project and move in before the end of this year. The estimated permit processing and construction time needed to convert the structures would be two (2) to three (3) months. The estimated cost of the improvements is approximately $200,000, inclusive of parking improvements. 8. Additional Information: (See Exhibit A -Change of Zone Application and Applicant's Letters dated August 8, 1997 and October 31, 1997) STATE rLND COUNTY PLANS 9. SLU: Urban. 10. General Plan Consistency: Goals and policies of the Economic, Land Use and Commercial Elements. 11. General Plan LUPAG Map: Medium Density Urban Development, which allows for village and neighborhood and residential and related functions. 12. Hilo Community Development Plan: RM-4. The Hilo Community Development Plan, adopted by Resolution in 1975 by the Planning Commission, recommended that portion of the Waiakea Houselots be retained in single family residential uses. However, it also recommended additional multiple family residential uses toward and along the westward side of the Manono Street-Hirano Street-Lanikaula Street-Kilauea Avenue-Kinoole Street area which is adjacent to or near the Wailoa State Recreation Area, the University, the Hilo Shopping Center and Kaiko'o Shopping Complex. It also recotmended expansion of the Hilo Shopping Center to the Mililani Street-Leilani Street-Iolani Street-Kohola Street area for commercial development. -2- 13. County Zoning: Single-Family Residential (RS-10). 14. City of Hilo Zone Map: There is a 5-foot future road widening setback along the subject property's Manono Street frontage. 15. SMA: The subject property is not located within the Special Management Area boundary. nFS('RIPTION OF THE PROIF.CT SITE 16. Subject Property: The subject property is approximately 22,500 square feet in size, rectangular in shape and relatively level. It has a 100-foot frontage and runs 225 feet to the rear, and is landscaped with lawn, various trees and plants including ti and bird of paradise. There is an approximate 30-foot long planting buffer along the southern boundary of the subject property. The slightly curving driveway, approximately 175 feet in length from front to rear, is situated approximately 11 feet at its closest point to the southern boundary. The property is a portion of the Waiakea Houselots which was created by the Territory of Hawaii in the early 1900's, with lot sizes ranging from 10,000+ to 20,000+ square feet. The Waiakea Houselots area, encompassing approximately 200 acres of land, includes the lands bounded by Piilani Street, Kanoelehua Avenue, Kawili Street and Mililani Street. 17. Topography: The subject property is relatively level but slopes slightly from east to west. The driveway is slightly lower than the existing residence, and the lawn on the eastern portion of the property is slightly higher than the existing driveway and the proposed parking area. 18. U.S.D.A. Soil Type: Soils on the site are identified as Keaukaha Series (rKFD) extremely rocky muck, 6 to 20 percent slopes. The soils consist of well-drained, thin organic soils overlying pahoehce lava bedrock. In a representative profile, the surface layer is very dark brown muck about 8 inches thick. The soils above the lava is rapidly permeable. The pahcehoe lava is very slowly permeable, but water moves rapidly through the cracks. Runoff is medium and the erosion hazard is slight. -3- 19. Land Study Bureau Detailed Land Classification System: Existing Urban Development. 20. ALISH: Urban area. 21. FIRM: The subject property is located within Zone X, area determined to be outside the 500-year flood plain. Similarly, the area is not within the tsunami inundation or high wave hazards. 22. Flora/Faunal and Archaeological Resources: Since the property has already been disturbed, the likelihood of any endangered flora and fauna or archaeological features are remote. 23. Surrounding Zoning/Land Uses: Surrounding properties are zoned RS-10 and mainly in single family residential uses. Single family dwellings surround the property to the north, east and south, and the Kilohana Oka Malamalama church is situated directly across from the subject property to the west. 24. Existing Commercial Areas: At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded by Mililani-Piilani-Kalanikoa-Hualani Streets has been zoned General Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Since 1981, commercial activities have been developing from Piilani Street and moving southerly. The commercial establishments include retail stores, offices, and restaurants. Approximately 200 feet north of the subject property is the Hawaii Government Employees Association (HGEA) office. Commercial establishments approximately 500 feet to the north of the subject property on Piilani Street include the Manono Mini Mart and Hilo Hooganji Mission. Hawaii Campers, Isemoto Contracting, and Mina's Lounge are located approximately 600 - 800 feet to the north of the subject property. Approximately 700 feet to the southeast of the subject property is the future site of Big Island Candies, which was recently rezoned from RS-10 to CG-20 effective July 3, 1997. -4- PUBLIC FACILITIES AND SERVICES 25. Access: Access to the subject property is from Manono Street, a County road with an approximate 20-foot wide pavement in good condition, with 2-foot wide paved shoulders, all within an approximate 50-foot right-of--way. A 5-foot future road widening setback is indicated on the property's frontage on Manono Street. 26. Water: Water is available to the subject property from an existing 5/8-inch meter and a maximum allotment of 600 gallons of water a day. According to the applicant, given the office use, the projected water use should not exceed the 600 gallons per day guidelines fora 5/8-inch meter. 27. Wastewater: A County sewer line fronts the subject property, to which the Department of Public Works requires a connection. According to the Department of Public Works, if drywells are included in the subject improvements, the applicant can apply for an Underground Injection Control (UIC) permit from the State Department of Health. 28. Solid Waste: According to the applicant, solid waste will be handled through a commercial hauler into authorized landfill sites. 29. Other Essential Utilities and Services: The subject property is within the City of Hilo limits and inclose proximity to police, fire protection and emergency medical services. Electricity and telephone aze available to the site. The subject property will be served by the Hilo Central Fire Station located on Kinoole Street or the 24-hour substation at Waiakea and supported by the substation on Kawailani Street. The Police Headquarters is located on Kapiolani Street, approximately two miles from the subject property. AGENCIES' COMMENTS 30. Department of Water Supply (August 1, 1997 Memo): "We have reviewed the subject application for a change of zone. "Please be informed that the property is serviced by an existing 5/8-inch meter and a maximum allotment of 600 gallons of water per day. Pursuant to Item 8-8 of Section VII of the Change of Zone Application, the anticipated maximum daily usage will be less than 600 gallons per day. -5- "Therefore, we have no objections to the proposed change of zone request. However, we suggest that the applicant consult with the Hawaii County Fire Department for fire- flow requirements." (September 4, 1997 Memo): "We have reviewed the subject request. "Please revise our memorandum of August 1, 1997 to you to include the requirement that the applicant install aback-flow preventer to the property. "The applicant shall submit installation plans and design calculations prepared by a registered engineer for our review and approval." 31. Police Department (August 22, 1997 Memo): "We have reviewed the amended change of zone application and have no comments or objections to offer at this time." 32. Real Property Tax Office (October 16, 1997 Memo): "There are no comments at this time." 33. Department of Health (July 28, 1997 Memo): "The Department of Health would support any sewer requirements made by the County of Hawaii for the proposed project." 34. Department of Transportation (July 30, 1997 Letter): "Thank you for your transmittal of July 23, 1997. "The proposal will not have an adverse impact on our State transportation facilities. "We appreciate the opportunity to provide comments." 35. Department of Public Works: (See Exhibit B -August 4, 1997 Memo) 36. Fire Department: (See Exhibit C -August 20, 1997 Memo) APPLICANT' F.CPONSE TO AGENCIES 37. (See Exhibit D -September 8, 1997 Letter) A('F.NCIES - NO RESPONSE 38. HELCO, Waiakea Houselots Lower Kumiai -6- Pi1Ri,i( ('OMMENTS 39. The department has not received any comments or objections from the public on the subject request. -7- SidneyFuke&Associates 100 Pauahi Slree6 Suile 272 ~ Hila, Hawaii 96720 Consulting Lary Use planners Telephone: (806( 969-1522 ~ Fez: (808( 969.7996 August 5, 1997 Ms. Virginia Goldstein, Director Planning Department c COUNTY OF HAWAII _ 25 Aupuni Street Hilo, Hawaii 96720 i Dear Ms. Goldstein: - Subject: Rezoning Application - Oda/McCarty Architects, Ltd. Waiakea. South Hilo. TMK: 2-2-34: 35 This is to confirm my conversation with Ms. Phyllis Fujimoto of your staff regarding the subject matter. Please be informed that on behalf of the applicant, could you please amend the request from General Commercial (CG-7.5) to Neighborhood Commercial (CN-7.5). This is due in part to the site's designation of Medium Density on the General Plan Land Use Pattern Allocation Guide map. Should you have further questions on this matter, please feel free to contact me. Thank you very much. 'n~grel/~ SIDNEY; M. FUKE Planning Consultant cc Mr. S. Russell Oda APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT :.PDLIC.ANT• Oda/McCarty Arc ects., Ctd. APPLICANT'S SIGNATURE: ~ DATE: ~ 2 P. 0. Box 484 ADDRESS: Hilo, HI 96720 LIST APPLICA_NT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS Harrell L. McCarty 5. Russell Oda TELEPHONE-BUSINESS: 935-9358 RESIDENCE: QUEST: RS-10 TO CG-7.5 (Existing zoning) lPropasea zoning) TAX MAP REY: 2- -'~4. 35 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustees LANDOWNER(S) : NORMAN MURAKAPII, PETER MURAKAMI and LEO MURAKAMI OWNER'S SIGNATURE I DATE: (May a by etter) AGENT: Sidney Fuke ADDRESS: 100 Fauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BIISINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. OP.IGINAL Sidney Fuke COprgg S. Russ Oda EXHIBIT (See Ins:^.:c`ons in APPLICATION FOR CHANGE OF ZONE COIINTY OF HAWAII PLANNING DEPARTMENT ~.P~LIC.ANT• Oda/McCarty Arc ect Ltd. APPLICANT'S SIGNATIIRE: ~ DATE: ~ 2~ P. 0. Box 484 ADDRESS: Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLIIDING NAMES OF MAIN OFFICERS Harrell L. McCarty S. Russell Oda TELEPHONE-BIISINESS: 935-9358 RESIDENCE: REQIIEST: RS-10 TO CG-7.5 Existing zoning (Proposes zoning) TAX MAP REY: 2-2-~4~'i5 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE RE20NED: 22,500 sf JURO MURAKAMZ, ETSURO MURAKAMI, REZJI MURAKAMI and JEAN K. MURAKAMI, Trustees LANDOWNER (S) : NORMAN MURAKAPII, PETER //MURAKAMI and LEO DN I OWNER' S SIGNATIIRE o ~~'L~cc~.a,fdl~nc.~/ DATE: (May a by etter) AGENT: Sidney Fuke ADDRESS: 100 Pauahi Street, Suite 212 ' Hilo, HI 96720 TELEPHONE-3IISINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and conies should be sent. OP.IGINAL Sidney Fuke COprEg S. Russ Oda (See Ins `-L:c moors in ?a APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLIC_aNT• Oda/McCarty Arc ect Ltd. APPLICANT'S SIGNATURE: DATE: ~ 2 9 ADDRESS: P• 0• Sox 484 Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS Narrell L. McCarty S. Russell Oda • TELEPHONE-BUSINESS: 935-9358 RESIDENCE: QIIEST• RS-10 TO CG-7.5 Existing zoning) (P=oposea zoning) TAX MAP iiEY: 2-2-3435 AREA OF PROPERTX OR AFFECTED AREA(S) TO HE REZONED: 22,500 sf .TURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustees L?,NDOWtiER(S): NORMAN,MURAKAMI, PETER MURAKAMIy~and LEO MURAKAMI OWNER' S SIGNATIIRE ~C~a=~~~Y'"~' '\."-+:r~•' J~~-~-`-"-`~~+<.,, DATE: ~~i 7 (May a by •ette=) AGENT: Sidney Fuke ADDaESS• 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to wham original correspondence and copies should be sent. OP.ZGZNAL Sidney Fuke COprgS S. Russ Oda (See Ins~"uc:? ons in Ea APPLICATION FOR CHANGE OF ZONE COIINTY OF HAWAII PLANNING DEPARTMENT APPLIC.ANT• Oda/McCarty Arc ect Ltd. ~,PPLICANT'S SIGNATIIRE: ~ DATE• ~ 2 P. 0. Box 484 ADDRESS: Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLIIDING NAMES OF MAIN OFFICERS Harrell L. McCarty S. Russell Oda TELEPHONE-BIISINESS: 935-9358 RESIDENCE: REQIIEST: RS-10 TO CG-7.5 (Existing zoning lPzoposea zoning) TAX MAP iZEY: 2-2-~4•'i5 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustees LANDOWNER(S) : NORMAN MURAKAPII, PETER MURAKAMI and LEO MURAKAMI OWNER' S SZGNATIIRE ~?c~v+.~... ?<c~...-L~.~-- DATE: ~ ~ y7 (May a by ette=) AGENT: Sidne Fuke ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BIISINESS: 969-I52Z RESIDENCE: Please indicate to whom original correspondence and copies should be sent. OP.IGINAL Sidney Fuke COprr,g S. Russ Oda _ (See Ins--uc-ions in Hz APPLICATION FOR CHANGE OF ZONE COIINTY OF HAWAII PLANNING DEPARTMENT APPLIC.ANT• Oda/McCarty Arc ect Ctd. APPLICANT'S SIGNATIIRE: ~ DATE• ~ 2 9 P. 0. Box 4S4 ADDRESS: Hilo, xi 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LZST PRINCIPAL(S) INCLIIDING NAMES OF MAZN OFFICERS Harrell L. McCarty 5. Russell Oda TELEPHONE-Hi1SINESS: 935-9358 RESIDENCE: QIIEST: RS-10 TO CG-7.5 Existing zoning) lPropasea zoning) TAX MAP REY: - -34.5 AREA OF PROPERTY OR AFFECTED AREA(S) TO HE REZONED: 22,500 sf JURO PtURAKAMI, ETSURO MURAKAMI, KEZJI iNRAKAPtI and JEAN K. MURAKAMI, Trustees LANDOWNER(S)' NORMAN MURAKA![I, PETER M/URAKAMI and LEO MURAKAMI OWNER' S SIGNATIIRt._ ~r'"~/i C DATE: ('May be by etter ) AGENT: Sidne 'r'uke ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-HQSINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and copies should 5e sent. OP.IGINAL Sidney Fuke COprEg S. Russ Oda (See I_^.st---t:c _ors in APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APDLI CANT. Oda/McCarty Arc ect Ctd. APPLICANT'S SIGNATURE: ~ DATE: ~ 2 ADDRESS: P• 0. Box 484 Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS Harrell L. McCarty S. Russell Oda TELEPHONE-BUSINESS: 935-9358 RESIDENCE: REQUEST: RS-LO TO CG-7.5 Existing zoning lProposea zoning) TAX MAP REY: 2-2-3435 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustee: LANDOWNER(S) : NORMAN,,MURAKAPII, PETER MURAKAMI and LEO MURAKAMI OWNER' S SIGNATIIRE %7Zu~u.Es~x~i- DATE• 6 lMay a by etter) a3,i99 AGENT: Sidney Fuke ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 ' TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. OP.IGINAL Sidney Fuke CppIF,S S. Russ Oda (See Inst•-ac _cns ;n H 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? no If Yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? no b. Sell or lease the land to someone who has tentative no plans? c. Sell or lease the land to someone who has no plans? no d. Keep it? yes e. Other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party nos. Please, also, include in your answer approximately haw soon after approval of your rezoning db 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. We inten3 to keep the existing structure and renovate it. We then intend to oc^_upy the structure and make it the new home for our architectural office. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? no If so, please elaborate on your findings in the space provided below. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrountling area and/or the County? ~~es If so, please elaborate on your findings in the space provided below. . Ple,sse refer to .attached County Environmental Report. 6. Are there any buildings on the subject area? yes If so, what kind? There is a single-family dwelling, a detached garage and a storage shed. What do you intend to do with those buildings if your request is approved? We .intend to keep all of them. 7. Is the subject land currently being used for any no agricultural activitity? If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? 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 es or load? 10. what sort of governmental assistance and/or improvements do ybu feel will be needed in the subject area when developed? Yes No a. Schools x x b. Roads c. Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Public Utilities x Y i. Other .-4- For those checked ~~yes,~~ please elaeorate what type or kincs cr improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey or the subject area? Zf so, what were the results? ?lease, also, submit a copy of the study together with tnis change or" zone supplement. See attached planning report.. - Signatur=: + Address: P. 0. Box 4848 Hilo, HI 96720 Telephone: 935-9358 Date: July 7, 1997 -5- 6338A/SOA REZONING REQUEST ODA/McCARTY ARCHITECTS, LTD. TAX MAP KEY: 2-2-34: 35 WAIAKEA HOUSELOTS, SOUTH HII.O, HAWAII I. INTRODUCTION The applicant, Oda/McCarty Architects, Ltd., presently operates its architectural and planning office in the Waiakea Houselots area, South Hilo, the site of the former Orchids of Hawaii and Paradise Plants. This current site is bordered by Laukapu and Hinano Streets. That parcel, among other adjoining parcels, was recently acquired by Big Island Candies, Inc., for the relocation of its confectionery manufacturing and retail site. The applicant plans relocate its office within the Waiakea Houselots area, a site less than two blocks away along Manono Street within an existing residence. The subject parcel is identified by Tax Map Key: 2-2-34: 35 and is zoned RS-10 by the County. A change of zone to CG-7.5 is being sought to allow the requested commercial use similar to other commercial businesses in the near vicinity. II. PROJECT LOCATION The subject parcel is located along the east side of Manono Street, approximately two hundred (200) feet north or makai of the intersection of Hualani and Manono Streets. (Figure 1) It is the site of the former Murakami Store that burned within the last ten years. There is a church directly across of the subject property, as well as at the comer of Manono and Piilani Street, approximately four (400) hundred feet away. The Hawaii Government Employees Association (HGEA) office is located on the same side of Manono Street, less than two hundred (200) feet away. The Hoolulu sports complex is also within the near vicinity. (Figure 2) The site consists of twenty two thousand five hundred (22,500) square feet. III. PROJECT DESCRIPTION A. Project Concept and Components An existing one thousand eight hundred forty (1,840) square feet two-story dwelling situated on the site would be converted into the proposed office. 1 - - I I:s.~ Project Location ~ o 1 ,u+`` PEE°5 a II =s p4~ islAM) J ~ 15:'w l• ~m A .pPI uN ~ j PR°JECT ~ _s N~ ./•6 tot` t A IOC ATION • _0. rv ~ ,yL J~ ~ ` - P Milo G J ~C. LP~O W mEWAOKO LN N` 4 •urv0 ~PVi ORivEwPVi CAiIuA ~ PLO 100 ~ uu\rv CL°N AKINA WalCakex Hougelots - E`E a, vo LNP'"A~ %fTt~°.~PWAINA ° SOUtII ~1~0 ; 4 CSL S7 U`AN\ rZ P iiYA LN a a ~ 9~ 7 sq UL u ° wr y - _ ~ 1 9 ? 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I GR 9•F3o fr ° ra.Lee. ~ 2 n..«f O 1 10't r: ~,oo.r ~ AI ~ "'.Oar's' J +..•--r m l~-r° ~ ~ Ch: ne lti/JJlrv., T eM~/r/F;re ! SGK Q69e +4. ~ f: ~ _ fir" ~ GR 9253 I: ) °,tj'~r:,v(, n 6r teeooft O~ ,+.,e+f t w for ! X ~ : a:_ ~L t'1 .Jr°. r ~ V ~T ~ ~ ~ • V 'n 1 ~ n fJele Lr,.~eM L.f~°• Lbw r frj ~ttP +t 1i~;1~, tt ,eo f: im~i~: 1~wJ.... o...~ a eJ.,n,n .y( in,. 2 0 'ro+w r•' t u11 ~ . ~iy~ : ?{i; `l ^ P ~ ' GR o 7O6 /'~y GR 92 Z5 G Sv!! - ~iii° 't.~r.'+y. a• x~t.i ?w '~j , ~-7~• ° rtea.F \ ltin:p l' ' •1a 'bt . tti a, 1 . -•T.~ .t. ~~G K~KUA•NAUA 5T'aEET SUBJECT PARCEL ' ~ I 'I Tax Map Key: 2-2-34: 35 e I r` 1 Figure 2 ~ I EXISTING TRESS EXISTING GARAGE I SHED 2 PARKING STALLS i'. EXISTWG i NEW PAVEMENT GREENHOUSE E%ISTING PARKIN ` PAVEMENT 3 TALLS.- ~ EXISTIN ' SHED i-. I,`~ EKISTING DRAINAGE BASIN EXISTING RESIDENCE 1.840 square feet' w ~ j W W EXISTING UNDSCAPING LL t N 6 ~ N Cf xH W G3 9 I' PARKING ' ~ STALLS i is NEW PAVEYE,NT . ~a 100 FEET manono street MOGfN SITE PLAN 1"=2d PROPOSED OFFICE BUILDING FOR ODA/Mc CARTY ARCHITECTS LIMITED 557 MANONO STREET HILO. HAWAII tax map key. 2-2-34-35 f The existing garage would be retained and used as a portion of the parking area (Figure 3). The specific site of the former Murakami Store -which is now graveled - would be used for an additional parking area. When completed, there would be a total often (10) on-site pazking stalls. All existing landscaping would be retained and/or improved. When completed, with the exception of the change in use, the general physical appearance of the site would not be noticeably different from its current condition. The only changes would be the upgrade of the existing structures (dwelling and garage), new paint, a paved parking area at the entrance to accommodate four (4) vehicles, and the widening of the existing pavement in the rear to accommodate three (3) parking stalls. The balance of the property would be kept in its existing state. B. Project Timetable and Cost The applicant would like to complete the project as soon as possible and be able to move in before the end of this year. The estimated permit processing and construction time needed to convert the structures would be two (2) to three (3) months. The estimated cost of the improvements is anticipated to be $200,000, inclusive of the parking improvements. IV. INSTTCUTIONAL CONSIDERATIONS A. State Land Use The subject site is designated Urban by the State Land Use Commission. No State land use permitting action is required. B. Counri General Plan The County General Plan Land Use Pattern Allocation Guide map designates the site Medium Density. Within this designation, village and neighborhood commercial uses are allowed. It should be noted that there are other properties in this vicinity that have the same General Plan designation and are zoned CG-7.5, which is similar to the applicant's requested zoning. As such, it is not anticipated that a General Plan amendment would be required to accommodate this requested zoning amendment. 2 C. Community Development Plan The Hilo Community Development Plan (CDP) was adopted by the Planning Commission and by Council resolution in 1975. It was intended to further define the General Plan and provide some short and middle range implementation strategies of the General Plan. The Hilo CDP and its Zone Guide Map suggests a RM-4 designation of this site, with the balance being retained in its existing RS-10 zoning. It should be noted that this Plan was adopted over twenty (20) yeazs ago, and the General Plan has been revised twice since that time. During this period, there have also been significant land use developments in the City of Hilo, such as the shopping area in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the educational complexes, and expanded commercial~ndustrial uses along the southern portion of the Waiakea Houselots area. These developments may render many of the land use concepts espoused in the CDP somewhat obsolete. D. County Zoning The County zoning of the site is RS-10. The requested CG-7.5 zoning would allow office uses. However, compliance with other requirements of the Zoning Code must still be demonstrated. In this case, parking would be required at a ratio of one (1) stall per three hundred (300) square feet of gross floor area. Based on the 1,840 square feet of gross floor area, the required parking would be seven (7) stalls. The applicant proposes to have at least ten (10) paved parking stalls on-site. All other applicable zoning and building code requirements such as setback would be complied with. D. Other Permittin¢ Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, as noted earlier, other permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, Building Permit, and the like. 3 V. ENVIRONMENTAL CONSIDERATIONS A. General Description The elevation of the site is approximately twenty (20) feet above mean sea level. The mean annual rainfall is about one hundred thirty six (136) inches. The wetter months tend to occur between October through April.. The mean annual temperature is about seventy three (73) degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly during the evenings. The site is rectangulaz in shape. It has a hundred (100) foot frontage and runs two hundred twenty five (225) feet to the rear. There is an existing residence, garage, greenhouse, and shed. These structures will be retained and/or renovated. There is also a paved driveway leading to the dwelling and garage. The balance of the site is landscaped with trees and lawn. A portion of the front is graveled, having been the site of the former Murakami Store that was burned down. B. Soils and Topography The topography of the site slopes in a north to south direction. The driveway portion is slightly lower than the existing residence. Along the front portion of the site, the lawn area is slightly higher than the existing driveway and the proposed parking azea. The US Department of Agriculture Soil Survey Report classifies the soil as Keaukaha Series (rKFD), which is extremely rocky muck, well drained, thin organic soils overlying pahoehoe lava bedrock. Runoff is medium, and the erosion hazard is slight. Because the site is part of a built up urban area, the Land Study Bureau provides no soil classification of the site and surrounding area. C. Natural Hazards I. Drainage The US Corps of Engineers Flood Insurance Rate Map (FIRM) designates the - site in Zone X, areas outside the 500-year flood plain. There are no existing drainageways on the site. 4 a Should drainage measures be required to accommodate the additional pazking area, such will be implemented in conjunction with the building permit process. 2. Tsunami Hazard The site is located within the Civil Defense Tsunami Evacuation Zone, as is much of the Waiakea Houselots and govemment complex azeas. As such, during tsunami threats, appropriate evacuation measures must be taken. Given the fact the proposed use is an office and not a residential use, there should be sufficient response time to minimize danger to lives. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the area as Lava Flow Hazard Zone 3, on a scale of ascending risk 9 to 1. The entire City of ITilo falls in this category. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses in the Hilo area. The entire island of Hawaii falls within Earthquake Zone 3, according to the County Building Code. As such, certain structural requirements will be needed and taken during the building permit process to address this seismic hazard. D. Flora/Fauna As the site has been used as a residence for over 40 years, the only vegetation of the site aze introduced landscaped plants. The probability of discovering rare or endangered plant life on the site appeazs remote. Further, as the site has been disturbed, it is very unlikely that the site would currently serve as a habitat for rare or endangered animal species. E. Historic/Archaeoloaical Resources Again, because the entire site has been previously disturbed, it is very unlikely that surface and subsurface remains would be found on the site. Further, the existing structures of the property are not deemed to be significant to warrant inclusion on the State or National Register of I-Iistoric Sites. 5 F. Water and Coastal Resources The Hilo area is underlain by basal groundwater. The Wailoa River is approximately 1/4 mile from the subject site. The ocean is located about a mile away. As the project will be sewered, there should be very little, if any, impacts to the coastal waters resulting from this project. Being anon-shoreline parcel, it should also not have any impacts to existing or planned access to the shoreline. G. Air Quality, Noise, and Dust Manono Street serves a major thoroughfare in this area. It connects two major roadways - Kekuanaoa Street and Kamehameha Avenue. Since the subject site abuts Manono Street, the ambient noise level from traffic is quite high. The site is also proximate to the airport, with prevailing incoming flights going over this area. Given those factors, the applicant's proposed office use should have negligible noise impacts to surrounding properties. The only additional noise would be associated with vehicular traffic from employees and patrons of the applicant's during the day. The applicant's office use should not generate any direct air quality impacts. The only discernible air quality impact could be associated with the vehicular traffic to and from the site. However, as this would be an office and not a retail use, the volume of vehicular movements is not anticipated to be great. It should exceed no more than five (5) to eight (8) movements between 7:00 AM to 8:00 AM and 4:30 PM to 5:00 PM. The rest of the day should be less than two (2) per hour related to incidental errands by office personnel and/or clients of the applicant. The required parking area will be paved with anall-weather, dust free surface. The balance of the site will be landscaped. As such, with the exception of construction dust in the beginning, long term dust generated by the project should be minimal. H. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or azeas listed as being a scenic resource. The subject site is not listed as a scenic site. However, azeas proximate to the site, such as the Wailoa River, Liliuoukalani Park, Mauna Kea, and so forth aze listed. 6 v The proposed development would not have any visual impacts on those and other listed scenic resources in the azea. As the project would result in the conversion of an existing building, other than what presently exists today, there should also be minimal, if any, visual impacts to the surrounding area and neighbors. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The mixture of land uses in this area suggests an area in transition. While there are a number ofsingle-family residences in this area, with the "ohana-nization" of lots, there are also a number of duplexes. There are also two churches within five hundred (500) feet of the site, one of which is located directly across of the site. There are commercial uses and an office along Manono Street, closer to Pulani Street. There are also apartments and office and restaurant uses along Hinano Street within five hundred (500) feet of the site. Most of these uses are consistent with the present zoning - RS-10 (with the ohana units) and CG-7.5. The mixture of uses suggests an azea in transition, and the proposed development would not be incongruous with that pattern. B. Economic Impacts The requested zoning itself would not have any measurable economic impact, as it is intended to accommodate the applicant's existing operation. No new jobs aze anticipated to be created by the project itself (although should there be a demand for the applicant's services, there would be sufficient room within the dwelling to allow for this expansion). Without the zoning, however, it could have a negative economic consequence, as the applicant may have to put some employees on furlough until a permanent office is established. There could be some real property tax consequences for surrounding properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there aze tax provision that allow the homeowner to "freeze" the valuation of one's property for a certain period of time. 7 VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Manono Street has aright-of--way of fifty (50) feet, with a pavement width of approximately twenty two (22) feet. Fronting the site, there is a graveled shoulder, approximately 8 feet wide. There are no sidewalks in this area. It is designated as a "collector" road on the Zoning Map. Such a designation would require a sixty (60) foot right-of--way. Normally, under such a circumstance, an additional five (5) feet would be taken from both sides of Manono Street to create this sixty (60) foot right-of--way. The applicant is prepared to set aside its share of the right-of--way. This portion of Manono Street is straight. As such, there is adequate sight distance for egress and ingress movements. Driveway improvements, if required by the Department of Public Works, will made by the applicant. The applicant does not anticipate vehicular movements to and from the site to be substantial. Generally, they will be associated with employee movements, about five (5) to eight (8), between the hours of 7:00 AM to 8:00 AM and 4:30 PM to 5:00 PM. Client traffic should be minimal throughout the day, averaging about two (2) movements per hour. B. Water The County water fine fronts the subject site. The site is serviced by a standard 5/8 inch meter. Should there be a need to upgrade this meter to accommodate the office use, the applicant will make such an upgrade. However, given the office use, the projected water use should not exceed the 600 gallons per day guideline fora 5/8 inch meter. The applicant's water consumption at its present location averages less than 600 gallons per day. C. Wastewater The County sewer line fronts the subject site along Manono Street. If it has not already done so, this project will hook up into this system. D. Solid Waste Solid waste will be handled through a commercial hauler into authorized landfill sites. Given the proposed use, the anticipated volume should not be significant. 8 0 Further toxic or related chemical waste would be minimal, if at all, as they would only be standard office type of waste associated with copying machines. E. Other Government Services As this area is already part of the Hilo urban area, it is already being serviced. No extension of government services would be required. The Police Station is located less than two (2) miles away, and there are two fire stations (Central and Waiakea) that are within five (5) minutes of the site. There would be no impacts to schools, parks, and other related facilities. F. Other Utilities All other utilities such as telephone, electrical, and gas services, aze available to the site. VIII. IMPACT SIGNiF[CANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Lona-Term Productivity The short term use of the site would probably be a rental unit, as the owner no longer lives on the site. Given the transitional nature of the surrounding area, the retention of the single-family residential use may not result in the site's highest and best use. Putting the site into a commercial use would fulfill the land use concept of the General Plan and result in a more productive use of the site. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. C. Mitigative Measures As the parking area will be paved with anall-weather, dust free surface, there may - be some drainage considerations. If there are drainage issues, this will be done in conjunction with the permitting and permit implementation phases of this project. The existing right-of--way may have to be widened pursuant to the County Zoning 9 C Map. The applicant is prepazed to set aside its 5-foot share of the right-of--way. Improvements to the driveway, if required to comply with the County's driveway requirements, will also be made by the applicant. The dwelling is presently vacant. As such, there would be no dislocation of any resident. D. Alternatives to the Proposed Project 1. No Project Under this slat:rs quo alternative, the site remains in its present condition. The applicant would then have to find a new location for its office. This alternative would result in no short-term construction impacts (noise, dust, traffic) resulting from the renovations and parking improvements. Additional vehicular traffic resulting from the office use would also not be present. The site, however, would not be utilised to its fullest potential, given the mixture of land uses in this area. The applicant would have to look for another site, causing possibly a disruption to its present operation. Another dwelling could be constructed on the site, in an area where (given the function of Manono Street) not be too desirable. The site could eventually deteriorate. With the proposed use, renovations would take place and the improvements would provide a suitable visual transition from residential to commercial. The retention of the dwelling would retain the residential flavor in an area that has a mixture of land uses. 2. Alternative Commercially-zoned Site Under this altemative, the applicant would have to seek another site that is already commercially zoned. In that scenario, commercial land use expectations by surrounding property owners would already be present. Infrastructure may also be in place. However, there may still be commercially zoned areas where the infrastructure - may not be adequate, particularly parking areas. The cost of improvements may also be prohibitive, particularly for a small office as the applicant's. In the latter, event, the applicant may be compelled to downsize its operation, causing some economic and social impacts to its employees. 10 J 3. Evaluation of Alternatives The project's impacts to the area's social and physical infrastructure would not appear to be pronounced. Certain mitigative measures will be taken to address any possible impacts associated by the development of this project. Further, the project would be generally consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested CG-7.5 alternative. IJC. REGULATORY ANALYSIS A. General Plan LUPAG Mao The LUPAG map designates the site Medium Dens/ty, a designation that allows the requested CG-7.5 zoning. There are other properties that have the CG-7.5 zoning proximate to the subject site that are also designated Medium Deirsity. Accordingly, this request would not be inconsistent with the LUPAG map. In response to some area residents, a portion of the Waiakea Houselots was redesignated from Medium Densrry to Low Density on the General Plan LUPAG map in 1992. The subject site was also included as part of the evaluation; however, it was NOT included as part of that redesignation process. B. General Plan Polices The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: Economic Element Goa/s • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii The County of Hawaii shall strive for diversity and stability in its economic system • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with 11 O the County's natural and social environment. Policies The County of Hawaii shall: • strive for an economic climate which provides its residents an opportunity for choice of occupation. • strive for diversification of its economy by strengthening existing industries and attracting new endeavors. Discussion The request would allow an existing business to continue and hopefully • expand its functions. It is a clean industry and one that services other economic sectors of the island. It provides professional services, thus increasing the type of employment available on this island. Finally, it is one that will not disrupt the existing character of the surrounding area, as it will utilize an existing dwelling rather than constructing a new one that may be visually disproportionate of the area. Land Use Element Goals • designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • zone urban- and rural-type of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. • allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environments. Land Use -Commercial Develoament Goals • provide for commercial developments that maximize convenience to users. 12 a • provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems.... • distribution of commercial aeeas shall be such as to best meet the demands of neighborhood, community and regional needs. • 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. Stnrrdcrrds • commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. • off-street parking and loading facilities shall be provided. • commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • preference shall be given to commercial lands with a reasonably level topography. Causes otActrar (South Hrlo) • appropriately located commercial lands shall be allocated as the need arises Discussion As the City of Hilo continues to grow, there is a need for more commercially- zoned lands. This is evident by some of the recent commercial rezonings and their development on the outskirts of traditional central business core of Hilo. This request also reflects this demand. The subject site, in addition to attempting to meet this need, also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure. County water and sewer lines are already 13 0 available. Police and fire protective services are available within two miles of the site. This development should thus not require additional public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level, and there are no flood or other hazardous condition that would render the site a developmental problem and pose a burden to public agencies. Further, with the provision of the additional 5-foot right-of--way, this development could actually facilitate the long-term collector road objective sought by the Zoning Map. Being developed, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. Likewise, surface and subsurface archaeolo iq_cal remains do not appear to be likely on this site. The use is also comQatible with the surrounding area. Although there are residences in the area, the project will retain the existing single-family residence. As such, visually, the proposed use should appear no different than many of the sttuctures in the area. Notwithstanding the retention of the residential sttvcture, however, there are other non-residential uses proximate to the site. There aze churches, a commercial complex, apartments, restaurants, and office buildings. As such, the requested use would not be significantly out of character with many of the existing uses within five hundred (500) feet of the site. 14 a SidneyFuke&Asaociates 100 Pauahi SUeet Suite 212 ~ Hilo, Hawaii 96720 Consulting Land Use Planner: Telephone: (808) 969-1572 ~ Faz: (808 969-7996 October 31, 1997 ' ;9 Ms. Virginia Goldstein, Director Planning Department COUNTY OF HAWAII r . 25 Aupuni Street i Hilo, Hawaii 96720 y.- ~ Deaz Ms. Goldstein: -'r' Subject: Rezoning Request - Oda/McCarty Architects, Ltd. fREZ 97-10), TMK: 2-2-34: 35 The applicant is awaze that commercial rezonings of this nature are generally conditioned with a requirement to make roadway and right-of--way improvements commensurate with a commercial subdivision. In this case, it would mean curb, gutter, and sidewalk fronting the length of the subject property. The applicant has no objection to making these improvements. However, because of the substantial cost involved with making these improvements -particularly, since a utility pole may have to be relocated the applicant respectfully requests that consideration be given to having this requirement deferred for a five (5) year period. This deferral would be similar in concept to the rezoning of another property in this area. It should also be noted that in this general azea, there is already a surfaced azea fronting the site which adequately lends itself as a walkway. Ftuther, that portion of Manono Street is straight, thereby reducing the chances for vehicles to meander off the main road, unlike a curved roadway. Your favorable consideration of this request would be sincerely appreciated. Should you have questions on this matter, please feel free to contact me. Thank you very much. 'ncerely% SIDNEY M. FUI{E Planning Consultant cc Mr. Russ Oda 1C 67 i , 0 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE : August 4, 1997 //Ge'~'ytdLCtGLCL~GLI~JZ TO Virginia Goldstein, Planning Director Planning Department c FROM ~Galer}-M. Kub ,Division Chief - Engineering Division - _ ~J i~ SUBJECT : Change of Zone Application (REZ 97-10) Applicant: Oda/McCarty Architects, Ltd. TMK: 3 / 2-2-34: 35 We have reviewed the subject application and our comments are as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed on-site and shall not be directed toward any adjacent properties. The applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit can be applied for from the Department of Health, State of Hawaii. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. 5. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater Division. A County sewer line fronts the subject property, to which DPW requires a connection. Connection to this sewer line should be made a condition of approval. 6. Flood Zone "X", affects the subject parcel as designated by the Flood Insurance Rate Map (FIRM), dated September 18, 1988. EXHIBIT f~ Memorandum August 4, 1997 Page 2 of 2 7. Manono Street, fronting the subject property, is a County road. It has an approximate 20-ft. wide pavement (in good condition), with 2-ft. wide paved shoulders, all within an approximate 50-ft. right-of-way. The applicant should provide full improvements to the entire frontage along Manono Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, meeting with the approval of the DPW. These improvements should be constructed within the future road widening setback area, established as one-half the distance between the existing right-of-way and 60-ft., and dedicated to the County. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY 0 r<~ ~ dt',y • r!. Nelson M. Tsuji Stephen K.Yamashiro ~ FoeChie~ Maynr 3!F Edgard Bumah•- P YFirt Chi fllaux~t~ of ~rzfurxii FIRE DEPARTMENT 777 Kilauea Avenue ~ Mail f.anc, Room6 ~ Hilo.Hawail 96720.4239 .r. (808) %1-!{297 ~ Fax (806) %1~2% August 20, 1997 c. ~ Co ~l . - - J To: Virginia Goldstein, Planning Director c~- - U From: Nelson M. Tsuji, Fire Chief SUBJECT: AMENDED CHANGE OF ZONE APPLICATION (97-10) APPLICANT: ODA/McCARTY ARCHITECTS, LTD. REQUEST: RS-10 TO CN 7.5 TAX MAP KEY: 2-2-34:35 Minimum requirements as stated in the Fire Code are: "Fire Apparatus Access Roads "Sec. 207. (a) General. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations ?ucoo would not be impaired. _ EXHIBIT C ~ RL S~4 To: Virginia Goldstein, Planning Director Page 2 August 20, 1997 "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turninq Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. "(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15$) To: Virginia Goldstein, Planning Director Page 3 August 20, 1997 "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) Signs. When required by the fire chief, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207." Fire Chief NMT/mo ~ SidneyFuke&Associates 100 Pauahi SUeat Suite 212 ~ Hilo, Hawaii 96720 Consulting rand Use Planners Telephone: (606) 969-1522 ~ Fax: (608 969-7996 September 8, 1997 ~9~ v~ Ms. Virginia Goldstein, Director 10 Planning Department CGS y;}, COUNTY OF HAWAII _ . ~ ~3 25 Aupuni Street ~ , Hilo, Hawaii 96720 . Dear Ms. Goldstein: Subject: Rezoning Application (REZ 97-10), Oda/McCarty Architects, Ltd. RS-10 to CN-7.5. TMK: 2-2-34: 35 Thank you very much for sending me a copy of comments from the Departments of Public Works and Fire regarding the subject matter. Please be informed that: a. All necessary permits to allow the construction of the proposed improvements will be secured by the applicant. During the permitting process, issues such as drainage and driveway connections will be addressed. b. The facility will be connected to the County wastewater system. c. The applicant is prepared to make the necessary pedestrian improvements fronting the subject site, including - if needed -the requirements of the Traffic Division. d. Finally, the applicant will comply with the requirements of the Fire Code relative to access and fire protection We trust that the foregoing adequately addresses the agencies' wmments. A copy of this letter is also being sent to those agencies. If there are further questions or agency comments on this matter, please feel free to contact me. Thank you very much. Fel~V Vl_-. SIDNEY M. FUI~ Planning Consultant , cc Department of Public Works, ATTN; Engineering Division Fire Department Mr. S. Russ Oda, Oda/McCarty Architects, Ltd. EXHIBIT GR~~3 REZONING REQUEST ODA/McCARTY ARCHITECTS, LTD. TAX MAP KEY: 3/2-2-34: 35 WAIAKEA HOLISELOTS, SOUTH HILO REZONING REQUEST ODA/McCARTY ARCHITECTS, LTD. TAX NIAP KEY: 3/2-2-34: 35 WAIAKEA HOUSELOTS, SOUTH HILO 0 N APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APDLICANT• Oda/McCarty Arc ect Ltd. APPLICANT'S SIGNATIIRE: DATE• ~ P. 0. Box 484 ADDRESS: Hilo, HI 96720 LIST APPLICANT'S INTEREST. IF NOT OWNER LIST PRINCIPAL(S) INCLIIDING NAMES OF MAIN OFFICERS Harrell L. McCarty S. Russell Ada TELEPHONE-BUSINESS: 935-9358 RESIDENCE: REQUEST: RS-10 TO CG-7.5 (Existing zoning) (Pzoposea zoning TAX MAP REY: 2-2-34•"i5 AREA OF PROPERTY OR AFFECTED AREA(S) TO HE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustees LANDOWNER(S): NORMAN MURAKAMI, PE~T~E,R~MURAKAMI and LEO MURAKAMI OWNER' S SIGNAT4AE ~ L%r~'"" DATE: (May a by etter) AGENT• Sidne Fuke ADDRESS: 100 Fauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL Sidney Fuke COa?ES S. Russ Oda (See Inst,~ac~~ions in B= APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT' Oda/McCarty Arc ect Ltd. APPLICANT'S SIGNATIIRE: DATE: ~ P. 0. Box 484 ADDRESS' xilo, xI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS I'arrell L. McCarty S. Russell Oda TELEPHONE-BUSINESS: 935-9358 RESIDENCE: REQUEST: RS-10 TO CG-7.5 (Existing zoning (Proposeo zoning TAX MAP REY: 2-2-34.95 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustees LANDOWNER(S) : NORMAN MURAKAPII, PETER/MURAKAMI and LEO hNRAKAMI OWNER'S SIGNATIIRE o ~~Ltiu~ DATE: (May a by etter) AGENT: Sidne Fuke ADDRESS' 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL Sidney Fuke COPIES S. Russ Oda (See Ins'.-•'z'c~.'ans in 8= 6 APPLICATION FOR CHANGE OF ZONE COIINTY OF HAWAII PLANNING DEPARTMENT APDLICANT• Oda/McCarty Arc ~ ect Ltd. APPLICANT'S SIGNATIIRE: DATE• ~ P. 0. Box 484 ADDRESS: Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLIIDING NAMES OF MAIN OFFICERS Harrell L. McCarty S, Russell Oda TELEPHONE-BUSINESS: 935-9358 RESIDENCE: REQIIEST: RS-10 TO CG-7.5 Existing zoning lPraposen zoning TAX MAP REY: 2-2-34.35 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustees LANDOWNER (S) : NORMAN MURAKr1MI, PETER MURAKAMZ and LEO MURAKAMI OWNER' S SZGNATIIRE ~ JILr..~~-~-~.:~...,, DATE: (May a by etter) AGENT• Sidne Fuke ADDTtES~: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL Sidney Fuke COpTEg S. Russ Oda (See Ins'~c~.ions in Ba APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APDLI CANT. Oda/McCarty Arc ect Ltd. APPLICANT'S SIGNATURE: ~ DATE: ~ 2 A?DRESS: P• 0• Box 484 Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS Narrell L. McCarty S, Russell flda TELEPHONE-BUSINESS: 935-9358 RESIDENCE: REQUEST: RS-10 TO CG-7.5 Existing zoning lPraposea zoning) TAX MAP REY: 2-2-3495 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. ~IiJRAKAMI, Trustees LANDOWNER(S) : NORMAN MURAKAPII, PETER MURAKAMI and LEO MiRAKAMI OWNER'S SIGNATURE ~l~-~.~ DATE: ~ ~ y7 lMay a by etter) AGENT: Sidney Fuke ADDRESS- 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to wham original correspondence and copies should be sent. ORIGINAL Sidney Fuke COprgS S. Russ Oda (See Ins ~-uc~.jons in Sa r APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APDLICANT: Oda/McCarty Arc ect Ltd. APPLICANT'S SIGNATURE: DATE: ~ /Z P. 0. Box 484 ADDRESS: Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS Narrell L. McCarty S. Russell Oda TELEPHONE-BUSINESS: 935-9358 RESIDENCE: REQUEST: RS-10 TO CG-7.5 Existing zoning) (Proposeo zoning TAX MAP REY: 2-2-34'35 AREA OF PROPERTY OR AFFECTED AREA(S) TO HE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MURAKAMI and JEAN K. MURAKAMI, Trustees LANDOWNER (S) : NORMAN MURAKAt1I, PETER M/URAKAMI and LEO MURAKAMI OWNER' S SIGNATURr.- ~ DATE: lam-, (`May a by etter ) AGENT: Sidney 'n'uke ADDRESS' I00 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to whom oaiginal correspondence and copies should be sent. OP.IGINAL Sidney Fuke COPIES S. Russ Oda (See Inst~luc~,.ions in Ha APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APpLI CANT. Oda/McCarty Arc ect Ltd. APPLICANT'S SIGNATURE: ~ DATE• ~ /Z ADDRESS: P• 0. Box 484 Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLIIDING NAMES OF MAIN OFFICERS Harrell L. McCarty S. Russell Ada TELEPHONE-BUSINESS: 935-9358 RESIDENCE: REQUEST: RS-10 TO CG-7.5 Existing zoning (Pzopasea zoning TAX MAP REY: 2-?-34:35 AREA OF PROPERTY OR AFFECTED AREA(S) TO HE REZONED: 22,500 sf JURO MURAKAMI, ETSURO MURAKAMI, KEIJI MiRAKAMI and JEAN K. MURAICAMI, Trustee; LANDOWNER(S) ' NORMAN MURAKEIASI, PETER MURAKAMI and LEO MURAKAMI OWNER' S SIGNATURE DATE: ~ a3 (May a by ette= ) ,23; ~gy AGENT: SidP.eJ Hike ADDRESS' 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE-BUSINESS: 969-1522 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. OP.ZGINAL Sidney Fuke COpZES S. Russ Oda (See Ins ~*-uc'...icns in H: ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivice the subject land in accordance with the approved change of zone? no If yes, please answer the rest of question 1 and then to quesiion 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? no b. Sell or lease the land to someone who has tentative no plans? c. Sell or lease the land to someone who has no plans? no ~ yes d. Keep it. e. Other (please state) 4 f. If you intend to do either a, b, or c, please elaoorate 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 far the subject land? Include in your answer the following: type of 'ouilding (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information w'nich you feel might help us in evaluating your request. We intend to keep the existing structure and renovate it. We then intend to oc^_upy the structure and make it the new home for our architectural office. 4. Have you performed any study whim would demonstrate a need for your proposed building and/or development? no If so, please elaborate on your findings in the space provided below. -2- i 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? ~~es If so, please elaborate on your findings in the space provided oelow. Please refer to attached County Environmental Repot.*.. 6. Are there any buildings on the subject area? yes If so, what kind? There is a single-family dwelling, a detached garage and a storage shed. What do you intend to do with those buildings if your request is approved? We intend to keep all of them. 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? IIO If so, what kind? Is the road adequate far 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 x b. Roads c. Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Public Utilities x i. Other 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. See attached planning report. - Signature: ~ g~~ Address: P. 0. Box 4848 Hilo, HI 96720 Telephone: 935-9358 Date: July 7, 1997 6338A/SOA P ^ S/Ad REZONING REQUEST ODA/McCARTY ARCHTTECTS, LTD. TAX MAP KEY: 2-2-34: 35 WAIAKEA HOUSELOTS, SOUTH HILO, HAWAH I. INTRODUCTION The applicant, Oda/NlcCarty Architects, Ltd., presently operates its architectural and planning office in the Waiakea Houselots area, South Hilo, the site of the former Orchids of Hawaii and Paradise Plants. This current site is bordered by Laukapu and Hinano Streets. That parcel, among other adjoining parcels, was recently acquired by Big Island Candies, Inc., for the relocation of its confectionery manufacturing and retail site. The applicant plans relocate its office within the Waiakea Houselots area, a site less than two blocks away along Manono Street within an existing residence. The subject parcel is identified by Tax Map Key: 2-2-34: 35 and is zoned RS-10 by the County. A change of zone to CG-7.5 is being sought to allow the requested commercial use similar to other commercial businesses in the near vicinity. H. PROJECT LOCATION The subject parcel is located along the east side of Manono Street, approximately two hundred (200) feet north or makai of the intersection of Hualani and Manono Streets. (Figure 1) It is the site of the former Murakami Store that burned within the last ten years. There is a church directly across of the subject property, as well as at the corner of Manono and Piilani Street, approximately four (400) hundred feet away. The Hawaii Government Employees Association (HGEA) office is located on the same side of Manono Street, less than two hundred (200) feet away. The Hoolulu sports complex is also within the near vicinity. (Figure 2) The site consists of twenty two thousand five hundred (22,500) square feet. HI. PROJECT DESCRIPTION A. 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When completed, with the exception of the change in use, the general physical appearance of the site would not be noticeably different from its current condition. The only changes would be the upgrade of the existing structures (dwelling and garage), new paint, a paved parking area at the entrance to accommodate four (4) vehicles, and the widening of the existing pavement in the rear to accommodate three (3) parking stalls. The balance of the property would be kept in its existing state. B. Project Timetable and Cost The applicant would like to complete the project as soon as possible and be able to move in before the end of this year. The estimated permit processing and construction time needed to convert the structures would be two (2) to three (3) months. The estimated cost of the improvements is anticipated to be $200,000, inclusive of the pazking improvements. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject site is designated Urban by the State Land Use Commission. No State land use permitting action is required. B. County General Plan The County General Plan Land Use Pattern Allocation Guide map designates the site Medium Density. Within this designation, village and neighborhood commercial uses are allowed. It should be noted that there are other properties in this vicinity that have the same General Plan designation and are zoned CG-7.5, which is similaz to the applicant's requested zoning. As such, it is not anticipated that a General Plan amendment would be required to accommodate this requested zoning amendment. 2 EXISTING TRESS EXISTING GARAGE SHED 2 PARKING STALLS EXISTING i NEW PAVEMENT GREENHOUSE EXISTING Pf~RKIN PAVEMENT 3~STALIS. L__, EXISTING SHED _ ~ ~ EXISTING ~ DRAINAGE BASIN EXISTING RESIDENCE 1,840 square feet ° ~ I ® w w EXISTING L/!NDSC4PING W w a' a N N Z N T X W / . a = 03 PARKING ~ ~ STALLS NEW PAVEMENT . " o 0 100 FEET manono street NOgTH SITE PLAN 1"=20' PROPOSED OFFICE BUILDING FOR ODA/Mc CARTY ARCHITECTS LIMITED 557 MANONO STREET HILO, HAWAII tax map key: 2-2-34-35 w I C. Community Development Plan The Hilo Community Development Plan (CDP) was adopted by the Plazming Commission and by Council resolution in 1975. It was intended to further define the General Plan and provide some short and middle range implementation strategies of the General Plan. The Hilo CDP and its Zone Guide Map suggests a RM-4 designation of this site, with the balance being. retained in its existing RS-10 zoning. It should be noted that this Plan was adopted over twenty (20) years ago, and the General Plan has been revised twice since that time. During this period, there have also been significant land use developments in the City of Hilo, such as the shopping area in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the educational complexes, and expanded commerciaVindustrial uses along the southern portion of the Waiakea Houselots area. These developments may render many of the land use concepts espoused in the CDP somewhat obsolete. D. County Zoning The County zoning of the site is RS-10. The requested CG-7.5 zoning would allow office uses. However, compliance with other requirements of the Zoning Code must still be demonstrated. In this case, parking would be required at a ratio of one (1) stall per three hundred (300) square feet of gross floor area. Based on the 1,840 squaze feet of gross floor area, the required parking would be seven (7) stalls. The applicant proposes to have at least ten (10) paved parking stalls on-site. All other applicable zoning and building code requirements such as setback would be complied with. D. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, as noted earlier, other permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, Building Permit, and the like. 3 V. ENVIRONMENTAL CONSIDERATIONS A. General Description The elevation of the site is approximately twenty (20) feet above mean sea level. The mean annual rainfall is about one hundred thirty six (136) inches. The wetter months tend to occur between October through April.. The mean annual temperature is about seventy three (73) degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly during the evenings. The site is rectangular in shape. It has a hundred (100) foot frontage and runs two hundred twenty five (225) feet to the rear. There is an existing residence, garage, greenhouse, and shed. These structures will be retained and/or renovated. There is also a paved driveway leading to the dwelling and garage. The balance of the site is landscaped with trees and lawn. A portion of the front is graveled, having been the site of the former Murakami Store that was burned down. B. Soils and TopoQraphv The topography of the site slopes in a north to south direction. The driveway portion is slightly lower than the existing residence. Along the front portion of the site, the lawn area is slightly higher than the existing driveway and the proposed parking area. The US Department of Agriculture Soil Survey Report classifies the soil as Keaukaha Series (rKFD), which is extremely rocky muck, well drained, thin organic soils overlying pahoehoe lava bedrock. Runoff is medium, and the erosion hazard is slight. Because the site is part of a built up urban area, the Land Study Bureau provides no soil classification of the site and surrounding area. C. Natural Hazards 1. Drainage The US Corps of Engineers Flood Insurance Rate Map (FIRM) designates the site in Zone X, areas outside the 500-yeaz flood plain. There are no existing drainageways on the site. 4 Should drainage measures be required to accommodate the additional pazking area, such will be implemented in conjunction with the building permit process. 2. Tsunami Hazard The site is located within the Civil Defense Tsunami Evacuation Zone, as is much of the Waiakea Houselots and government complex azeas. As such, during tsunami threats, appropriate evacuation measures must be taken. Given the fact the proposed use is an office and not a residential use, there should be sufficient response time to minimize danger to lives. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the area as Lava Flow Hazard Zone 3, on a scale of ascending risk 9 to 1. The entire City of Hilo falls in this category. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses in the Hilo area. The entire island of Hawaii falls within Earthquake Zone 3, according to the County Building Code. As such, certain structural requirements will be needed and taken during the building permit process to address this seismic hazard. D. Flora/Fauna As the site has been used as a residence for over 40 yeazs, the only vegetation of the site are introduced landscaped plants. The probability of discovering raze or endangered plant life on the site appeazs remote. Further, as the site has been disturbed, it is very unlikely that the site would currently serve as a habitat for rare or endangered animal species. E. Historic/Archaeological Resources Again, because the entire site has been previously disturbed, it is very unlikely that surface and subsurface remains would be found on the site. Further, the existing structures of the property are not deemed to be significant to warrant inclusion on the State or National Register of Historic Sites. 5 F. Water and Coastal Resources The Hilo area is underlain by basal groundwater. The Wailoa River is approximately 1/4 mile from the subject site. The ocean is located about a mile away. As the project will be sewered, there should be very little, if any, impacts to the coastal waters resulting from this project. Being anon-shoreline parcel, it should also not have any impacts to existing or planned access to the shoreline. G. Air Quality, Noise, and Dust Manono Street serves a major thoroughfaze in this azea. It connects two major roadways - Kekuanaoa Street and Kamehameha Avenue. Since the subject site abuts Manono Street, the ambient noise Ieve1 from traffic is quite high. The site is also proximate to the airport, with prevailing incoming flights going over this area. Given those factors, the applicant's proposed office use should have negligible noise impacts to surrounding properties. The only additional noise would be associated with vehicular traffic from employees and patrons of the applicant's during the day. The applicant's office use should not generate any direct air quality impacts. The only discernible air quality impact could be associated with the vehicular traffic to and from the site. However, as this would be an office and not a retail use, the volume of vehicular movements is not anticipated to be great. It should exceed no more than five (5) to eight (8) movements between 7:00 AM to 8:00 AM and 4:30 PM to 5:00 PM. The rest of the day should be less than two (2) per hour related to incidental errands by office personnel and/or clients of the applicant. The required parking area will be paved with an all-weather, dust free surface. The balance of the site will be landscaped. As such, with the exception of construction dust in the beginning, long term dust generated by the project should be minimal. H. Scenic and Visual Considerations In the Natural Bea¢~ty element of the General Plan, there aze sites or areas listed as being a scenic resource. The subject site is not listed as a scenic site. However, areas proximate to the site, such as the Wailoa River, Liliuoukalani Park, Mauna Kea, and so forth are listed. 6 The proposed development would not have any visual impacts on those and other listed scenic resources in the azea. As the project would result in the conversion of an existing building, other than what presently exists today, there should also be minimal, if any, visual impacts to the surrounding azea and neighbors. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The mixture of land uses in this area suggests an area in transition. While there are a number ofsingle-family residences in this area, with the "ohana-nization" of lots, there are also a number of duplexes. There are also two churches within five hundred (500) feet of the site, one of which is located directly across of the site. There aze commercial uses and an office along Manono Street, closer to Piilani Street. There are also apartments and office and restaurant uses along Hinano Street within five hundred (500) feet of the site. Most of these uses are consistent with the present zoning - RS-10 (with the ohana units) and CG-7.5. The mixture of uses suggests an azea in transition, and the proposed development would not be incongruous with that pattern. B. Economic Impacts The requested zoning itself would not have any measurable economic impact, as it is intended to accommodate the applicant's existing operation. No new jobs are anticipated to be created by the project itself (although should there be a demand for the applicant's services, there would be sufficient room within the dwelling to allow for this expansion). Without the zoning, however, it could have a negative economic consequence, as the applicant may have to put some employees on furlough until a permanent office is established. There could be some real property tax consequences for surrounding properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provision that allow the homeowner to "freeze" the valuation of one's property for a certain period of time. 7 VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Manono Street has aright-of--way of fifty (50) feet, with a pavement width of approximately twenty two (22) feet. Fronting the site, there is a graveled shoulder, approximately 8 feet wide. There are no sidewalks in this area. It is designated as a "collector" road on the Zoning Map. Such a designation would require a sixty (60) foot right-of--way. Normally, under such a circumstance, an additional five (5) feet would be taken from both sides of Manono Street to create this sixty (60) foot right-of--way. The applicant is prepared to set aside its share of the right-of--way. This portion of Manono Street is straight. As such, there is adequate sight distance for egress and ingress movements. Driveway improvements, if required by the Department of Public Works, will made by the applicant. The applicant does not anticipate vehicular movements to and from the site to be substantial. Generally, they will be associated with employee movements, about five (5) to eight (8), between the hours of 7:00 AM to 8:00 AM and 4:30 PM to 5:00 PM. Client traffic should be minimal throughout the day, averaging about two (2) movements per hour. B. Water The County water line fronts the subject site. The site is serviced by a standard 5/8 inch meter. Should there be a need to upgrade this meter to accommodate the office use, the applicant will make such an upgrade. However, given the office use, the projected water use should not exceed the 600 gallons per day guideline fora 5/8 inch meter. The applicant's water consumption at its present location averages less than 600 gallons per day. C. Wastewater The County sewer line fronts the subject site along Manono Street. If it has not already done so, this project will hookup into this system. D. Solid Waste Solid waste will be handled through a commercial hauler into authorized landfill sites. Given the proposed use, the anticipated volume should not be significant. 8 Further toxic or related chemical waste would be minimal, if at all, as they would only be standard office type of waste associated with copying machines. E. Other Government Services As this area is already part of the Hilo urban area, it is already being serviced. No extension of government services would be required. The Police Station is located less than two (2) miles away, and there are two fire stations (Central and Waiakea) that are within five (5) minutes of the site. There would be no impacts to schools, parks, and other related facilities. F. Other Utilities All other utilities such as telephone, electrical, and gas services, are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity The short term use of the site would probably be a rental unit, as the owner no longer lives on the site. Given the transitional nature of the surrounding area, the retention of the single-family residential use may not result in the site's highest and best use. Putting the site into a commercial use would fulfill the land use concept of the General Plan and result in a more productive use of the site. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. C. Mitigative Measures As the parking area will be paved with an all-weather, dust free surface, there may - be some drainage considerations. If there are drainage issues, this will be done in conjunction with the permitting and permit implementation phases of this project. The existing right-of--way may have to be widened pursuant to the County Zoning 9 Map. The applicant is prepazed to set aside its 5-foot share of the right-of--way. Improvements to the driveway, if required to comply with the County's driveway requirements, will also be made by the applicant. The dwelling is presently vacant. As such, there would be no dislocation of any resident. D. Alternatives to the Proposed Project 1. No Proiect Under this status quo alternative, the site remains in its present condition. The applicant would then have to find a new location for its office. This alternative would result in no short-term construction impacts (noise, dust, traffic) resulting from the renovations and parking improvements. Additional vehiculaz traffic resulting from the office use would also not be present. The site, however, would not be utilized to its fullest potential, given the mixture of land uses in this azea. The applicant would have to look for another site, causing possibly a disruption to its present operation. Another dwelling could be constructed on the site, in an area where (given the function of Manono Street) not be too desirable. The site could eventually deteriorate. With the proposed use, renovations would take place and the improvements would provide a suitable visual transition from residential to commercial. The retention of the dwelling would retain the residential flavor in an azea that has a mixture of land uses. 2. Alternative Commercially-zoned Site Under this alternative, the applicant would have to seek another site that is already commercially zoned. In that scenario, commercial land use expectations by surrounding property owners would already be present. Infrastructure may also be in place. However, there may still be commercially zoned areas where the infrastructure - may not be adequate, particularly parking areas. The cost of improvements may also be prohibitive, particularly for a small office as the applicant's. In the latter, event, the applicant may be compelled to downsize its operation, causing some economic and social impacts to its employees. 10 3. Evaluation of Alternatives The project's impacts to the area's social and physical infrastructure would not appear to be pronounced. Certain mitigative measures will be taken to address any possible impacts associated by the development of this project. Further, the project would be generally consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested CG-7.5 alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Mao The LUPAG map designates the site Medium Density, a designation that allows the requested CG-7.5 zoning. There aze other properties that have the CG-7.5 zoning proximate to the subject site that are also designated Medium Density. Accordingly, this request would not be inconsistent with the LUPAG map. In response to some area residents, a portion of the Waiakea Houselots was redesignated from Medium Density to Low Density on the General Plan LUPAG map in 1992. The subject site was also included as part of the evaluation; however, it was NOT included as part of that redesignation process. B. General Plan Polices The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii • The County of Hawaii shall strive for diversity and stability in its economic system • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with 11 the County's natural and social environment. Policies The County of Hawaii shall: • strive for an economic climate which provides its residents an opportunity for choice of occupation. • strive for diversification of its economy by strengthening existing industries and attracting new endeavors. Discussion The request would allow an existing business to continue and hopefully expand its fixnctions. It is a clean industry and one that services other economic sectors of the island. It provides professional services, thus increasing the type of employment available on this island. Finally, it is one that will not disrupt the existing character of the surrounding area, as it will utilize an existing dwelling rather than constructing a new one that may be visually disproportionate of the area. Land Use Element Goals • designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • zone urban- and rural-type of uses in azeas with ease of access to community services and employment centers and with adequate public utilities and facilities. • promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. • allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environments. Land Use -Commercial Development Goals • provide for commercial developments that maximize convenience to users. 12 • provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems.... • distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • 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. Standards • commercial development shall be located in azeas adequately served by transportation, utilities, and other amenities. • off-street pazking and loading facilities shall be provided. • commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • preference shall be given to commercial lands with a reasonably Level topography. Courses of Action (South Hrlo) • appropriately located commercial lands shall be allocated as the need arises Discussion As the City of Hilo continues to grow, there is a need for more commercially- zoned lands. This is evident by some of the recent commercial rezonings and their development on the outskirts of traditional central business core of Hilo. This request also reflects this demand. The subject site, in addition to attempting to meet this need, also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure. County water and sewer lines are already 13 available. Police and fire protective services are available within two miles of the site. This development should thus not require additional public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level, and there are no flood or other hazardous condition that would render the site a developmental problem and pose a burden to public agencies. Further, with the provision of the additional 5-foot right-of--way, this development could actually facilitate the long-term collector road objective sought by the Zoning Map. Being developed, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. Likewise, surface and subsurface archaeological remains do not appear to be likely on this site. The use is also compatible with the surroundins area Although there are residences in the area, the project will retain the existing single-family residence. As such, visually, the proposed use should appear no different than many of the structures in the area. Notwithstanding the retention of the residential structure, however, there are other non-residential uses proximate to the site. There are churches, a commercial complex, apartments, restaurants, and office buildings. As such, the requested use would not be significantly out of character with many of the existing uses within five hundred (500) feet of the site. 14