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HomeMy WebLinkAboutCOM 1048.000 2004-2006 MTV os q,4 Harry Kim Dixie Kaetsu Mayor s` Managing Director Barbara Kossow Iva • Depuy Managing Director County of Hawaii 25 Aupuni Street, Room 215 • Hilo, Hawai'i 96720-4252 (808) 9615211 Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawai'i 96740 (808) 329-5226 Fax (808) 326-5663 August 24, 2006 Honorable Stacy Higa, Chairman and Members of the County Council County of Hawaii f 25 Aupuni Street Hilo, HI 96720 Dear Chairman Higa and Members: Change of Zone Application (REZ 06-000040) Applicant: Association of Apartment Owners of Landcaula Professional Center Request: RS-10 to CG-20 Tax Map Key: 2-2-28:31 Amendment to Change of Zone Ordinance No. 98-98 (REZ 898) Applicant: Seawind Holding, Inc. Request: Time Extension to Conditions B & C Tax Map Key: 2-2-37:29 Change of Zone Application (REZ 06-000042) Applicant: James Ishii Request: RS-10 to MCX-20 Tax Map Key: 2-2-35:63 hange of Zone Application (REZ 06-000043) Applicant: NST Development, LLC Request: RS-10 to MCX-20 Tax Map Key: 2-2-36:64 and 134 As required by Chapter 4, Sec. 6-4.3(C), Hawai'i County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above-referenced requests. Since Comm. No. Q Harry Kim Ref. To: Mayor Ref. Uate 20 Enclosures cc: Plannin Department ZU;a 'bb ~ „SY of County of Hawaii PLANNING COMMISSION Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720 Phone(809)961-8288 Fax(808)961-8742 August 24, 2006 r.- Stacy Higa, Chairman C) and Members of the County Council a~ County of Hawaii ro ~q 25 Aupuni Street Hilo, HI 96720 co Dear Chairman Higa and Council Members: n Change of Zone Application (REZ 06-000043) Applicant: NST Development, LLC Request: RS-10 to MCX-20 Tax Map Key: 2-2-3664 and 134 The Planning Commission, after a duly held public hearing on April 4, 2006, voted to recommend for your approval the proposed legislative bill to change the district classification from Single Family Residential - 10,000 square feet (RS-10) to an Industrial Commercial Mixed - 20,000 square feet (MCX-20) district. The property is located along the north side of Lanikaula Street, approximately 112 feet from the Lanikaula Street-Laukapu Street intersection, 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 from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX- 20) for two parcels. Parcel 64 is approximately 12,900 square feet in size and is vacant. The applicant proposes to construct a 5,000-square foot steel-framed building on this parcel to be used as office and storage space for an engineering firm. Parcel 134 is approximately 10,000 square feet in size and is improved with a 2,400-square foot single- story building. This structure will be used by a mechanical engineering firm for office space and storage. The estimated cost of the project is $800,000.00. Hawaii County is an Equal Opportunity Provider and Employer Stacy Higa, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The proposed project also conforms to the Land Use - Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. Stacy Higa, Chairman and Members of the County Council Page 3 The State Land Use designation for the subject property is Urban. The Hilo Community Development Plan (CDP) adopted in 1975 suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. The project site consists of two parcels. Parcel 64 is approximately 12,900 square feet in size, fronts Lanikaula Street and is vacant. Parcel 134, the flag lot to the rear of Parcel 64, is approximately 10,000 square feet in size and improved with a 2,400-square foot single-story building. The properties are located at an elevation of approximately fifty feet above mean sea level. The land uses in the immediate area are a mix of commercial, industrial and residential uses. Uses nearby include a doctor's office on the comer of Lanikaula Street and Laukapu Street and a small shopping complex across the street from the project site, zoned ML-20 by Ordinance No. 94 5 (REZ No. 757). Businesses in the shopping complex include Sputnik's, Affordable Catering, Punahele Bake Shop, and Dino's Fish and Tackle, among others. Immediately adjacent properties are zoned RS-10 and in single-family residential uses. There are two properties zoned MCX-20 located east of the project site on Lanikaula Street. At its June 2, 2006 meeting, the Planning Commission voted to send an unfavorable recommendation to the County Council for a change of zone for TMK: 2-2-36: 102 and 103 on Laukapu Street from RS- 10 to RM-2.5. The request is currently pending before the County Council. All utilities and services are available to the site. Access to the project site is from Lanikaula Street, a County roadway with an approximate right-of-way of 50 feet, pavement width of approximately 22 feet, and graveled shoulder approximately 8 feet wide fronting the site. There is a section of sidewalk fronting the shopping complex on across the street on Lanikaula Street. As part of the rezoning approval, this property was required to set aside a 5-foot road widening strip along Lanikaula Street. As such, the applicant will be required to provide a 5-foot road widening setback along the Lanikaula Street frontage. The Department of Public Works has stated that the applicant provide improvements to the entire frontage along Lanikaula Street consisting of, but not limited Stacy Higa, Chairman and Members of the County Council Page 4 to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation. County water is available to the site. The project will connect to the County sewer system. Solid waste will be handled by commercial haulers. If required, the applicant shall prepare a Solid Waste Management Plan. Electricity and telephone services are available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. By letter dated August 9, 2005, the Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; previous grubbing/grading has altered the land. Thus, we believe that ,no historic properties will be affected' by this undertaking." As the project site is improved with a building, no professional surveys were conducted of the site. The applicant has stated that "the subject property does not have any archaeological, cultural, or historic sites on the National Register or Hawaii Register." No professional flora or fauna surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site. The properties are located in an urban setting in close proximity to other commercial and industrial uses and is currently the site of an office building. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The project site is not located in the Special Management Area. The properties are located approximately two miles from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the properties. No valued cultural, historical or natural resources exist on the properties and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) would result in an appropriate land use pattern that will further benefit the general public. Stacy Higa, Chairman and Members of the County Council Page 5 For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. We are enclosing copies of the staff Background and Planning Director's Recommendation for your information. We have also enclosed a letter from the State Department of Transportation commenting on this application which was received after the Commission hearing. Sincerely, C. imo Alameda, Chairman Planning Commission LnstdevelopmentQPC Enclosures cc: Mr. Nimr Tamimi Department of Public Works Department of Water Supply Department of Land & Natural Resources-HPD/Kona Rodney Haraga, Director/DOT-Highways, Honolulu Lincoln Ashida, Esq., Corporation Counsel LINDA LINGLE q RODNEV K. HARAGA 6 e Mq GOVERNOR Z. DIRECTOR 506 PUG R 1 Deputy Directors T(A " 0 FRANCIS PAUL KEENO 5'} BARRY FUKUNAGA } LI - - I-i T ''~~@e`•._ BRENNON T MORIOKA (Y~ r - t t ®u'tlP oe~ BRIAN H. SEKIGUCHI STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET STP 8.2220 HONOLULU, HAWAII 96813-5097 July 31, 2006 Mr. Christopher J. Yuen Director Planning Department County of Hawaii 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 Dear Mr. Yuen: Subject: NST Development LLC Change of Zone Application (REZ 06-00423) TMK: 2-2-36: 64 and 134 We have the following comments on the subject application for a project to add business facilities at an existing site: 1. The project and zoning change are not anticipated to have a significant impact on our State highway facilities. 2. We understand that the applicant is aware of the noise and other effects from the potential overflight of aircraft and the commercial design and construction of the project will take the overflights into account. We appreciate the opportunity to provide our comments. Very truly yours, OD Y TGA Direct Of ransportation 017933 BNSTREZAd 7/18/06 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT NST DEVELOPMENT, LLC CHANGE OF ZONE APPLICATION tREZ 06-0000431 NST DEVELOPMENT, LLC has submitted an application for a Change of Zone from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) for approximately 22,900 square feet of land. The property is located on the north side of Lanikaula Street approximately 112 feet from the Lanikaula Street - Laukapu Street intersection, Waiakea Houselots I" Series, Waiakea, South Hilo, Hawaii, TMK: 2-2-36: 64 and 134. PROPOSED ACTION 1. Request: Change of zone from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) for two parcels. Parcel 64 is approximately 12,900 square feet in size and is vacant. The applicant proposes to construct a 5,000-square foot steel framed building on this parcel to be used as office and storage space for an engineering firm. Parcel 134 is approximately 10,000 square feet in size and is improved with a 2,400-square foot single-story building. This structure will be used by a mechanical engineering firm for office space and storage. (Exhibit 1- Change of Zone application) 2. Cost: Approximately $800,000.00. 3. Hours of Operation: 8:00 a.m. to 5:00 p.m. Monday to Friday. 4. Landowner: NST Development, LLC. STATE AND COUNTY PLANS 5. State Land Use Designation: Urban. 6. General Plan LUPAG Map: Industrial. 7. County Zoning: RS-10. 8. Proposed MCX Zoning: The purpose of the MCX (industrial-commercial mixed use) district is to allow mixing of some industrial uses with commercial uses. The intent of this -1- ATTACH: Comm. 1048 Bill 335 district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. • Height limit - 45 feet. • Minimum yards - front yards 20 feet, side and rear yards, none, except where the adjoining building site is in a RS, RD, RM or RCX zoned district. Where the side or rear property line adjoins the side or rear yard of a building site in a RS, RD, RM or RCX zoned district, side or rear yard must conform to the side or rear yard requirements for dwelling use of the adjoining district. 9. Hilo Community Development Plan: The Hilo Community Development Plan adopted by Planning Commission Resolution No. 1 on May 21, 1975 designates the area as RS-10. 10. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management area. 11. Special Management Area: The SMA is a part of the Coastal Zone Management Program regulated by the County. The project site is located approximately two miles from the shoreline and is not in the SMA. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 12. Subject Properties: The project site consists of two parcels. Parcel 64 is approximately 12,900 square feet in size, fronts Lanikaula Street and is vacant. Parcel 134, the flag lot to the rear of Parcel 64, is approximately 10,000 square feet in size and improved with a 2,400-square foot single-story building. The properties are located at an elevation of approximately fifty feet above mean sea level. 13. Surrounding Zoning and Land Uses: The land uses in the immediate area are a mix of commercial, industrial and residential uses. Uses nearby include a doctor's office on the comer of Lanikaula Street and Laukapu Street and a small shopping complex across the street from the project site, zoned ML-20 by Ordinance No. 94 5 (REZ No. 757). Businesses in the shopping complex include Sputnik's, Affordable Catering, Punahele Bake Shop, and Dino's Fish and Tackle, among others. Immediately adjacent properties -2- are zoned RS-10 and in single-family residential uses. At its June 2, 2006 meeting, the Planning Commission voted to send an unfavorable recommendation to the County Council for a change of zone for TMK: 2-2-36: 102 and 103 on Laukapu Street from RS- 10 to RM-2.5. The request is currently pending before the County Council. 14. U.S.D.A. Soil Type: Keaukaha extremely stony muck, 6 to 20 percent slopes (rKFD). The Keaukaha Series consists of well drained, thin organic soils over pahoehoe lava bedrock. 15. Land Study Bureau's Productivity Rating: Unclassified. 16. Noise Impacts: Existing ambient noise includes vehicular traffic in the project area. Short-term noise impacts associated with the project will be temporary with compliance to all applicable State rules governing construction noise abatement. 17. Air Quality: The proposed project should not directly impact air quality in the area. Fugitive dust during construction can be mitigated by compliance with the Department of Health's regulations. The only impact to air quality would be associated with vehicular traffic to and from the site. 18. FIRM: Zone "X", an area outside of the 500-year flood plain. 19. Coastal Hazards: The subject properties are not oceanfront parcels, and will not affect, or be affected by shoreline processes. 20. Recreational Resources: The proposed development will not reduce the size of the coastline or other areas used for public recreational uses. 21. Visual Resources: The proposed project will not affect the line-of-sight toward the ocean. 22. Flora/Fauna: As the project site is improved, no professional surveys were conducted of the site. The applicant states, "the subject property has already been cleared of any floral/faunal resources; therefore, there will be no impact on any native or exotic plants." 23. Archaeological/Historical Resources: By letter dated August 9, 2005, the Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; previous grubbing/grading has altered the land. Thus, we believe that 'no historic properties will be affected' by this undertaking." -3- No professional surveys were conducted of the site. The applicant has stated that "the subject property does not have any archaeological, cultural, or historic sites on the National Register or Hawaii Register." 24. Cultural or Native Gathering Rights: There is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the area. 25. Traffic: The applicant does not anticipate an increase in traffic in this area due to the nature of the business. 26. Public Access: There is no record of a designated public access to the shoreline or mountain areas that traverses the property. PUBLIC UTILITIES AND SERVICES 27. Access: Access to the project site is from Lanikaula Street, a County roadway with an approximate right-of-way of 50 feet with pavement width of approximately 22 feet. There is a graveled shoulder approximately 8 feet wide fronting the site. 28. Water: County water is available to the site. 29. Wastewater: The project will connect to the County sewer line on Lanikaula Street. 30. Solid Waste: Solid waste will be handled by commercial haulers. If required by the Department of Environmental Management, the applicant shall prepare a Solid Waste Management Plan. 31. Essential Utilities and Services: Electricity and telephone services are available to the site. County fire stations, police and emergency medical services are available to the properties. AGENCIES' AND ORGANIZATIONS' COMMENTS 32. Department of Public Works: Exhibit 2 - June 30, 2006 memo 33. Police Department: Exhibit 3 - June 20, 2006 memo 34. Fire Department: Exhibit 4 - July 5, 2006 letter 35. Department of Environmental Management: Exhibit 5 - June 13, 2006 memo 36. Department of Water Supply: Exhibit 6 - July 6, 2006 memo 37. Department of Health: Exhibit 7 - June 30, 2006 memo -4- AGENCIES - NO RESPONSE 38. Civil Defense Agency, DLNR Land Division and Historic Preservation Division, Department of Transportation, natural Resources Conservation Service APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 39. Exhibit 8 - July 3, 2006 letter -5- CHANGE OF ZONE APPLICATION 2006 f'11Y 31. F`i 47 COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: NST Devel ment, LLC APPLICANT'S SIGNATURE: DATE: August 8, 2005 ADDRESS: P.O. Box 4159, Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:Nimr Y. Tamimi PHONE: (Bus.)935-1102 (Res.)U/L (Fax) 969-4813 LANDOWNER(S): NST Development, LL 4 LANDOWNER SIGNATURE(S): DATE: 10/18/04 (Ma by letter) LANDOWNER(S) ADDRESS: P.O. Box 4159, Hilo, Hawaii 96720 REQUEST: RS-lo TO MCX-W' Z® (Existing zoning) (Proposed Zoning) TAX MAP KEY: 312-2-036:064 & 134 STREET ADDRESS OF PROPERTY:455 & 459 E. Lanikaula Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED:10,000 & 12,900 square feet AGENT: Nimr Y. Tamimi ADDRESS: P.O. Box 4159, Hilo, Hawii 96720 TELEPHONE: (Bus.) 953-1102 (Res.)U/L (Fax)969-4813 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Nimr Y. Tamimi COPIES: Nimr Y. Tamimi (See Instructions on Reverse Side) EXHU31T ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question 1 and then to quesTion 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? C. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? No b. Sell or lease the land to someone who has tentative plans? No C. Sell or lease the land to someone who has no plans? NO d. Keep it? YES e. Other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. TMR 2-2-36:134 has an existing 2,400 sqft structure that will remain as is. TM[ 2-2-36:064 is currently a vacent lot, it is proposed that a 5,000 sgft building he built. The proposed building will be steel framed, single story with improved parking, land scaping, curb, etc. Proposed construction upon receipt of the change of zone and any other required State or County permits. 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 have on the surrounding area and/or the County? NO If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? YES If so, what kind? anc 2-2-36.064 has no building on it. 1192 2-2-36:134 has an existing 2,400 sqft building, single wall construction, single story. what do you intend to do with those buildings if your request is approved? Remain as is. 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 and/or drainage problem on the subject area? NO If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? NO If so, what kind? Is the road adequate for the proposed traffic volume or load? YES 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x b. Roads % C. Sewer % d. Drainage x e. Police Protection x f. Fire Protection g. Recreational Facilities % h. Public Utilities x i. Other -4- For those checked ayes,,, 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. None was done, this is an already developed area. signature: Address: ~ w J Ic" 7 20 Telephone: &0 '?6 - 1777 Date: ~IFJ`d~ 6338A/50A P.D. 5/84 Background and County Environmental Report (Attachment to Change of Zone, Project District, and Agricultural Project District Applications) A. Subject Request The proposed project is located at 455 & 459 E. Lanikaula Street, South Hilo, Hawaii. T.M.K. 3/2-2-36:064 & 134. TMK 2-2-36:134 is 10,000 square feet and TMK 2-2-36:064 is 12,900 square feet. The current zoning of the property is RS-10. The owner is requesting a change in zoning from RS-10 to MCX-'10. TMK 2-2-36:134 currently contains an existing single story structure of approximately 2,400 square feet. TMK 2-2-36:064 is unimproved, vacant land. We are proposing leaving the existing structure on TMK 2-2-36:134, and using it as office space. We anticipate that this office will house 6 employees and have minimal client traffic. We are proposing the construction of a new 5,000 square foot steel building for TMK 2-2-36:064. The building will be used as office and storage. The existing building on TMK 2-2-36:134 will be used by MCE International, Inc. a consulting mechanical engineering firm which the owner of the property is a share holder of MCE International, Inc. currently has 4 employees in the Hilo Office. The proposed building on TMK 2-2-36:064 will house Engineering Partners, Inc. and NST Development, LLC. Engineering Partners, Inc. is a consulting engineering firm which currently has 8 employees and which the owner of the property is a share holder of. NST Development, LLC is a service/real estate rental company with 1 employee and which the owner of the company is a share holder of. Except for NST Development, LLC, which will require storage space, a small shop area, and a small office, MCE International, Inc. and Engineering Partners, Inc. will be using the buildings for office space, Due to the current economic trends, all three companies are growing and will require this additional space to allow for modernization, employee comfort, efficiency, and client comfort. The owner is anticipating a total construction cost of about $800,000.00 upon completion. Construction will commence upon obtaining the required rezoning approvals and County/State permits required for construction. We expect that the construction period will not exceed 5 years. 1 All parking and loading/unloading areas for the facility will be provided for on site per the Planning Department's regulations. The owner does not anticipate an increase in traffic in this area. Due to the nature of the business that will occupy the existing building and proposed building, there is very minimal client traffic expected. Employees will arrive in the morning, leave for lunch, return after lunch and than leave for the day. The working hours are between the hours of 8:00 am to 5:00 pm Monday to Friday. We anticipate that the impact on the current traffic load in the area will be negligible. The off-site infrastructure includes an existing County water system, County sewer system, paved County standard road (Lanikaula Street), electricity, telephone service, and cable service. The on-site infrastructure will include utilizing the existing 5/8" water meter, connecting to the County sewer system (the current building on TMK 2-2-36:134 is currently on cesspool), providing new County standard side walk fronting the property, grading and paving of the parking and loading/unloading areas, on-site storm water drainage system if required by the County, and connection to the electric and phone system along Lanikaula Street. There is currently on immediate plans for road improvements to this area of Lanikaula Street by the County of Hawaii Department of Public Works. B. Conformance with State/County Plans The subject site is designated Urban by the State Land Use Commission. No State Land Use Permitting action is required. The proposed re-zoning of this site complies with the goals, policies and objectives of the County General Plan Land Use Pattern Allocation Guide Map. The area in which the site is located is designated as Industrial. Within this designation, mixed use industrial and 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 MCX, CG, CV & CN, which is similar to the applicant's requested zoning. The present zoning designation is RS-10. The General Plan Designation for the proposed site is Industrial which is consistent with the proposed change in zoning designation from RS-10 to MCX-10. 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 2 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 thirty years ago, and the General Plan has been revised three times since. 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 education complexes, and expanded commercial/industrial uses along the southern portion of the Waiakea House lots area. These developments render many of the land use concepts expressed in the CDP somewhat obsolete. The site of the proposed change in zoning application is not in a Special Management Area. C. Physical Characteristics and Environmental Setting of the Property and Surrounding Area The subject property is located at 455 & 459 E. Lanikaula Street, further designated as T.M.K. 3/2-2-36:064 & 134. The subject property is located in the Waiakea House Lots Area. TMK 2-2-36:064 consists of 12,900 square feet of land area and TMK 2-2-36:134 consists of 10,000 square feet of land area. TMK 2-2-36:134 contains an existing single story structure approximately 2,400 square feet. TMK 2-2-36:064 is vacant and unimproved. The elevation of the site is approximately 50 feet above mean sea level. The mean annual rainfall is about 136 inches per year. The wetter months tend to occur between October and April. The mean annual temperature is about 73° F. Wind patterns are generally trade winds (northeasterly) during the day and westerly during the evenings. The property is generally flat with a slight slope from south to north (Lanikaula Street to Leilani Street). 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. The site is part of a built up urban area, therefore, the Land Study Bureau provides no soil classification of the site and surrounding area. The USGS map of Lava Hazard Zone for the Island of Hawaii classifies this area as a Lava Hazard Zone 3, as is the case for all of the City of Hilo. The subject property is located about 2 miles from the coast line. 3 The US Corps of Engineers Flood Insurance Rate Map (FIRM) designates the site in Zone X, areas outside of the 500 year flood plain. There is no existing drainage ways on the site, and there is no anticipation that any new drainage ways will be required. Lanikaula Street serves as a major thoroughfare in this area. It connects two major roadways, Kilauea Avenue and Kanoelehua Avenue. Since the subject site is on Lanikaula Street, the ambient noise level from traffic is quite high. The site is also near the Hilo International Airport and is subject to the noise associated with the incoming and outgoing flights. Given these factors, the applicants proposed zone designation change should have no additional noise impact to the surrounding properties. The proposed change in zone designation will not have an impact on the air quality of the area. The proposed project will not house industries that are air pollutant in nature, therefore, there will not be any additional air pollution generated by any activities at this site. There will not be any additional dust impact to the surrounding properties as a result of this development, between the paved areas for parking and the required landscaped areas, there will be no unimproved portion of the property that will create or increase the dust that may already be generated in the surrounding area. The subject property does not have any archaeological, cultural, or historic sites on the National Register of Hawaii Register. The subject property has already been cleared of any floral/faunal resources; therefore, there will be no impact on any native or exotic plants. The property is located about 2 miles from the coastline and is in a developed area; therefore the proposed change in zone designation and potential development will have no scenic or coastal resource impact. There are no traditional or customary native Hawaiian rights that are exercised in the area of the proposed change of zone designation. There are no existing public access to or along the shoreline or the mountain areas and no knowledge of current or past public access being used. The social settlement pattern for the area is a mixture of residential properties and commercial/industrial properties; the proposed change of zone designation is consistent with the current social settlement pattern of the area. 4 The proposed project is located within the City of Hilo and is afforded all the economic resources available in the Hilo area. These include access to an International Airport, The Port of Hilo, shopping, police and fire protection, a work force, roads, public utilities, etc. There is no anticipation that this project will be limited by or limit the existing economic resources of the area. It is anticipated that the propose building will house a diverse group of business adding to and enhancing the Economic Resources in the area. The proposed project should not have an effect on the current land values in the area, many properties have already been re-zoned to commercial/industrial designations. Any increase in property values in the area has already been realized and any increase in land values will be associated with how strong the real estate market is in Hilo, not due to this proposed development. The surrounding land uses consist of some single-family residences, ohana lots, commercial properties, duplexes, industrial complexes, and churches. The commercial properties include churches, offices, restaurants, convenience stores, etc. The industrial properties include iron works, automotive repair, electronics, contractors, manufacturing, etc. Business within 600 feet of this property include, Hilo Iron Works, CAR auto repair, Sputniks, Affordable Catering, Punahele Bake Shop, Ohana Greenhouse, Health Resources Inc., Apria Medical Resources, Dino's Fish and Tackle, Business Automation, Hirayama Electric, Les's Carpet, Anna's Lounge, Ryans Okazuya, Leungs, Bank of Hawaii, Kamaina Motors, Hawaii Farm Services, Dr. Lee-Ching, the Kanoelehua Industrial Area, along with a few Industrial zoned properties that have yet to be developed. The proposed development is consistent with the current surrounding land uses. The surrounding zoning includes MCX, CG, CV, CN, R, and RM. The proposed development is consistent with the current surrounding zoning. D. Public Facilities and Services Lanikaula Street has a right of way of 50 feet, with pavement width of approximately 22 feet. Fronting the site, there is a graveled shoulder, approximately 8 feet wide. Directly across the street is a commercial development with an MCX zoning that has a curb, sidewalk and gutter installed. Lanikaula Street is designated as a collector road on the Zoning Map. Such a designation would require a 60 foot right of way. Normally, under such a circumstance, an additional 5 feet would be taken form both sides of Lanikaula Street to create this 60 foot right of way. We do not anticipate vehicular movements to and from the site to be substantial. Generally, they will be associated with employee movements, and will occur 5 between the hours of 8:00 am and 5:00 pm Monday to Friday. Client traffic will be minimal and will occur only during business hours. The County water line fronts the subject site. Each property is serviced by an existing 5/8" water meter. There is no anticipation for any additional water use, however, if the need arises, there is adequate water supply on Lanikaula Street and any meter upgrades required by the Department of Water Supply will be complied with. There is an existing sewer main and sewer laterals fronting each property. The existing building on TMK 2-2-36:134 is using a cesspool for sewage disposal. The existing structure and the new structure will be connected to the existing sewer laterals. The existing cesspool will be abandoned per the State of Hawaii Department of Health. All solid waste generated by the construction of the new structure will be removed and handled by a commercial hauler and disposed of in an authorized landfill. All solid waste associated with any operation will be handled through a commercial hauler and disposed of into an authorized landfill. The size of this development is very small; therefore, this development will have little or no impact on the existing solid waste situation. There is no anticipation that additional fire or police protection will be required for this development. There are two fire stations located within 5 minutes of the project site and the police station is located less than 2 miles from the site. There is no anticipation that there will be a need for additional schools or parks due to this development. The proposed development is not a residential development. Telephone, electricity and cable are available along Lanikaula Street. The businesses will utilizes these utilities as needed. E. Environmental Assessment and Analysis The intent of this project is to provide for long term sustainability. The long term sustainability will result due to the use or land that has already been developed this will help alleviate the need for opening up new land for development. As these businesses grow, the requirement for space both land and building becomes an important factor to the health of the business. With out growth, a business will die along with the opportunities it brings to its employees and its community. This development will provide a home for these growing Hilo based businesses. Fee simple office space in Hilo is difficult to come. As part of taking our companies future into our own hands, we opted to invest in our future and create a commercial complex to allow our 6 companies to attain their full potential. Most businesses today are unable to expand or even get started due to the short supply of commercially zoned space. Compounding the problem is the adjacent Industrial areas that are on lease land. Most leases will be expiring within the next 5 to 10 years. This uncertainty is not conducive to stability or sustainability. This proposed development will eliminate the uncertainty and allow for stability and sustainability. The development will have a useful life similar to any other structure in the Hilo area of the same type of construction. Therefore the use of environmental resources will satisfy both the short term and long term use of the existing structure and the proposed new structure. The development will also eliminate the use of the existing cesspool that will have a positive long term impact on the environment. There are no foreseeable negative impacts associated with this development due to the size of the proposed development. The proposed development will enhance the area by providing for a side walk in front of the property, providing for paved parking, landscaping, provide onsite drainage as required, and converting from an existing cesspool to the County sewer system. The only two alternatives available to this project is to do nothing or to build an additional home. Either option will not help the growth or development of these businesses. There are many more properties in Hilo with an RS zoning designation that there are properties with a commercial zoning designation that can be used as described in this report. There are no irreversible and irretrievable commitments of natural resources that would be involved if the proposed action is implemented. The land has already been developed. F. General Discussions • The LUPAG map designates the site as Industrial, a designation that allows for the proposed zone change to MCX. There are several other properties within close proximity to this site that currently have similar zoning as is being requested. • 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: o Provide residents with opportunities to improve their quality of life. o Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. 7 o The County of Hawaii shall strive for diversity and stability in its economic system. o 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. o The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. o The County of Hawaii shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • This request will allow for an existing businesses to flourish, this helps in the diversification of the local economy. Minimal to no impact on the County's natural and social environment is expected as a result of this development. • Land use elements. o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. o 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. o Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. o Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o 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 o Provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. • Policies 8 o Achieve a broader diversification of local industries by providing opportunities for new industries and strengthening existing industries. o Locate industrial area convenient to transportation facilities, and provide a variety of industrial zoned districts and lot sizes, depending on the needs of the industries and the communities. o Improve the aesthetic quality of industrial sites and protect amenities of adjacent areas by requiring landscaping, open spaces, buffer zones, and design guidelines. o Industrial and commercial development shall be located in area adequately served by transportation, utilities, and other essential infrastructure. o Industrial-commercial mixed use districts shall be provided in appropriate locations. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. o 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. o Encourage commercial areas to develop on an axis perpendicular to the highway. • Standards o Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. o Off-street parking and loading facilities shall be provided. o 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. o Preference shall be given to commercial lands with reasonable level topography. • Courses of Action (South Hilo) o Continue to pursue the rehabilitation, renewal, and redevelopment of downtown Hilo. Continual improvement of other existing commercial areas must also be assured. o Commercial zoned lands in proximity to the University of Hawaii at Hilo shall be allocated as the need arises. o Appropriately located commercial lands shall be allocated as the need arises. 9 o Encourage the centralization of industrial activities in the Kanoelehua Industrial area. Noxious industries shall be located away from residential and related areas. o Identify sites suitable for future industrial activities as the need arises. o Allocate appropriately zoned lands. o Industrial-commercial mixed use districts may be provided at appropriate locations. • 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 re-zonings and their development on the outskirt 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 the policies and standards articulated in the General Plan as pointed out above. The site is already serviced by adequate infrastructure. County water and sewer lines are already available. Police and fire protective services are available within two miles of the sites. This development should not require additional public services to be provided. The site does not have any on-site development constraints. The land is level, and there are no flood or other hazardous conditions that would render the site a developmental problem and pose a burden to the 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 surrounding area. Although there are residences in the area, there are many businesses in the area also. There are churches, industrial buildings, commercial complex, apartments, restaurants, office buildings, and manufacturing facilities all within 600 feet of the site. The area is currently undergoing a change from residential to commercial; therefore, this project is compatible with the current trend in the area. 10 Y ( ~ I m Y ~ N I ~ ~s o u J I O i =2 I I I p Oi?.la I 6 N ~ ~ I I sa .v~o>v ! o y,y o. _j_ #>o j 0 4 J ~ ~ ~ o, .YJ, ~ II I _ JnNJnv v~nv jm Z (`NF 8 ' g~g ,i 8Z t is ve JB~ejMe F _ .x..,A ® r°-vy,_~d~ a ~is.` ~.n Pe 1 ro ~Y~u - ?i} ^'iti YdD•I ~,D ,•,"e9_ a FY8t74i - YD ~ m ~ _ YI i • m r~ ~F ~r+~ z fii-.:el •°I ! } I J Ssro yi'd'b®r e _ ! V ues~_y t 2 a n ~•F~ w~` W K "w ~ n uo.y o,rc Y9 ~ ~ gr~s a9 O m °nD w 11 tF ~ m.. wT..Y9. PIIK Ye. m Iw _ ,C•e„ [ i ~ ~ • ~ m~ .rte 0 3 ±`s;,~ ~ w ~ ` ~ Sm. ~ s r °'xt 4x3 I. •....4. ~9.5.'SY r ~ ~~I x y EE I e t F ~ ,.3 y,'j v _ i , rse^•~' a ~1~~ ~ -{fj ! III f ~~~ee ~:~5 4 e Jn; Jn v / r y ra•+' elf"6i ~uQq NV>/J J ® ~ ` tY ~i `A `'~`:~'~v»< ~'t..T*i°.+rr 'g s0~ f..... I •edj'" ' O ?r. .,.L: 't'° fee.,. ..t w. ~ -'=~=f 4 ~ t_ 7 r ~.w r'~J.~>D" F°_µ_,' t1 fYEZ l.Yi a Y•: m i°..+,"' I° t J!0` II t.a vrxv .,..:,".~7Y°,y •M`..-n: r`s,>•-rr I ^v`Da.n ;j Dxy e54 m €Pi3 r >D O °a~ ys 0 rra x Fgr, w p F~ Y } x E[ 7M a G+pn y I_y yt L ,^'^••G y .......--c ,1• F aal (r ! ` Q Y sw.V>o 0 ,r¢D x C ' ~~d °'YD m~0/SJi O~S'4{? yOh ` 1158~e' °'ar°r9~ r.°:'.~°~. ~ ~ ! V vov,vvnvJ,v ' ,?r• i +(ti E}i8ii I IC [ Y )d t i YtK s 1, is i a gl~ ; ~i~ 4 xoi Cy ~ h ~Y Ih. CI ,1 nll ~ E .1 • :Y a =1 xa ~ a i 77-- sa tl t O ~v z z z~ 0 we W N n O N (m 37 mSbli • 'JNld~lfi9 "AJIISIX3 0 .n @ a e m a ~ Z o ~ n ~ a $ W a F_a N- r 0 w S 8 a • ay @ OEII 0L'f01 Y E 1332J15 VV10•~IINVI'3 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAW HILO, HAWAII JUL Rol 11 48 F COON-1 Y QAt 7 30, 2006 TO: Christopher J. Yuen, Planning Director FROM: Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000043) Applicant: NST Development, LLC Request: RS-10 to MCX-20 Tax Map Keys: 2-2-36:064 and 134 We have reviewed the subject application forwarded by your memo dated June 8, 2006 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. The subject parcels are in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain (may include areas with unknown flood or drainage hazards). All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. The Zoning Map (Ordinance No. 187) classifies Lanikaula Street as a secondary arterial with a right-of-way width of 80 feet. We recommend the applicant provide improvements to the entire frontage along Lanikaula Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting the approval of the Department of Public Works. The improvements shall be located within the future road widening setback as established by the Planning Department. Questions may be referred to Kelly Gomes of the Engineering Division at ext. 8327. KG EXHIBIT 01C344 Mt~aM Harry Kim ? ~7 Lawrence K. Mahuna Mayor "TIN 1 7 '.3 / Police Chief it, ' iviENT :&'"Harry S. Kubojiri )1V j'i r ,li Deputy Police Chief County of Hawaii POLICE DEPARTMENT 349 Kapiolani Street • Hilo, Hawaii 96720-3998 (808) 935-3311 • Fax (808)961-8869 June 20, 2006 TO CHRIFTOPHER J. YUEN, PLANNING DIRECTOR FROM DEREK D. PACHECO, ACTING ASSISTANT POLICE CHIEF AREA I OPERATIONS SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000043) APPLICANT: NST DEVELOPMENT, LLC REQUEST: RS-10 TO MCX-20 TAX MAP KEY: 2-2-36:64 AND 134 Staff, upon reviewing the provided documents and visiting the proposed site, does not anticipate any significant impact to traffic and/or public safety concerns. Thank you for allowing us the opportunity to comment. LW/Ili EXHIBIT "Hawai'i County is an Equal Opportunity Provider and Employer' Mtn a Harry Kim Darryl J. Oliveira Mayor t~tf Fire Chief U (j~ Desmond K.Wery rR a"~ Deputy Fire Chief ~C'Rtp of 'WTIa[bnat`i FIRE DEPARTMENT 25 Aupuui Street • Suite 103 • Hilo, Hawaii 96720 (808)961-8297 + Fax(808)961-8296 July 5, 2006 TO: CHRISTOPHER J. YUEN, PLANNING DIRECTOR FROM: DARRYL OLIVEIRA, FIRE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000043) APPLICANT: NST DEVELOPMENT, LLC REQUEST: RS-10 to MCX-20 TAX MAP KEY: 2-2-36:64 AND 134 In regards to the above-mentioned Change of Zone application, the following shall be in accordance: Fire apparatus access roads shall be in accordance with UFC Section 10.207: "Fire Apparatus Access Roads "See. 10.207. (a) GeneraL Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required, Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "EXCEPTIONS: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). 016693 ~pU CoGy EXHIBIT Hawaii County is an Equal Opportunity Provider and Employer. Christopher J. Yuen July 5, 2006 Page 2 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate countyjurisdiction. "(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. "(D Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. "(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 maxrtnnm approved by the chief." (15%) Christopher J. Yuen July 5, 2006 Page 3 "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minuninn 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." Water supply shall be in accordance with UFC Section 10.301(c): "(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. 4FChief JCP:lpc • JNiV OF ~4W J 611,x, ~~p (nr14 Harry Kim LE UtlN Z Ber{I$3 B~e)Irj I Mayor Director ,I F OF •T.4.1 nH HF Illf•LI' { Diefiuty lWrK r, C~lut4v of'tt£uaii Y DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street, Room 210 • Hilo, Hawaii 96720-4252 (808) 961-8083 F Fax(808)961-8086 MEMORANDUM Date : June 13, 2006 To : CHRISTOPHER YUEN, PlanninDirector From: BARBARA BELL, Direc Subject: Change of Zone Applicat on (REZ 06-000043) Applicant: NST Development LLC Request: RS-10 to MCX-20 TMK: 2-2-36:64 and 134 We have reviewed the subject application and offer the following recommendations: DEPARTMENT COMMENTS: WASTEWATER COMMENTS: ' ( ) comments Re ..,~-=f~ Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. ( ) Require Council Resolution to approve sewer extension in accordance with Section 21-26.1 of the Hawaii County Code. Complete D.E.M. Sewer Extension Application. ( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 of the Hawaii County Code. ( ) Other: 1~j TECHNICAL SERVICES COMMENTS:(-t-,,^ tiby%. P X tt ~S vim LL c1/; W- J 5 SOLID WASTE COMMENTS: (J( ) No comments (,Y) Commercial operations, State and Federal agencies, religious entities and non-profit organizations may not use transfer stations for disposal. ( X) Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. ( X) Ample and equal room should be provided for rubbish and recycling. (X) Greenwaste may be transported to the green waste sites located at the Kailua and Hilo transfer stations, or other suitable diversion programs. (fit) Construction and demolition waste is prohibited at all County Transfer Stations. ( ) Submit Solid Waste Management Plan in accordance with attached guidelines. ( ) Existing Solid Waste Management Plan is to be followed. Provide update to the department on current status. ( ) Other: EXHIBIT cc: SWD, TSS, WWD S 8355 Hawaii County is an equal opportunity provider and employer. CA WA)E*J JUL 12 P"1 31 ~(.PL~rRT:MI~~"IQQ'F WATER SUPPLY COUNTY OF HAWAII syr` iJul%i V W/XAWi.\7 345 KE`KGANAO'A STREET, SUITE 20 HILO, HAWAII 96720 . TELEPHONE (808) 961-8050 • FAX (808) 961-8657 July 6, 2006 TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000043) APPLICANT -NST DEVELOPMENT, LLC REQUEST: RS-10 TO MCX-20 TAX MAP KEY (3) 2-2-036:064 AND 134 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 8-inch waterline within Lanikaula Street fronting the subject parcels. Parcel 134 is currently served by an existing 5/8-inch meter (Account No. 110-85100), which is limited to a maximum of 600 gallons per day. Parcel 64 does not have an existing service with the Department. The Department has no objection to the proposed change of zone application subject to the applicant understanding and accepting the following conditions: 1. The Department requests that the applicant submit estimated maximum daily water usage calculations, prepared by a professional engineer licensed in the State of Hawaii, for review and approval. The water usage calculations should include the estimated peak flow in gallons per minute and the total estimated maximum daily water usage in gallons per day, including all irrigation use. At a minimum, a new 5/8-inch meter (limited to a maximum of 600 gallons per day) will need to be installed for Parcel 64 as the Department's Rules and Regulations do not allow two parcels to share the same 5/8-inch meter. The applicant will be required to remit the prevailing facilities charge and service lateral installation charge, which are subject to change, of $1,190.00 and $2,600.00, respectively, for the installation of the 5/8-inch meter for Parcel 64. The meter will be installed by the Department. Based on the water usage calculations provided above, if the new 5/8-inch meter cannot accommodate the additional estimated demand, a larger or additional meter will need to be installed and remittance of the prevailing facilities charge, which is subject to change, will be required. Water / EXHIBIT I/Uater drincya proyrem... 016896 The Department of Water Supply is an Equal Opportunity provider and employer. To file a complaint of discrimna on, w- ti rite: USDA, Director, Office of Civil Rights, Room 326-W, Whitten Building, 14th and Independence Avenue, SW, Washington DC 20250-9410. Or call (202) 720-5964 (voice and TDD) Mr. Christopher J. Yuen, Planning Director Page 2 July 6, 2006 2. The proposed zoning will require the installation of a reduced pressure type backflow prevention assembly, within five (5) feet of the-meter on private property, for each meter installed to the subject parcels, including the existing meter. The installation of the backflow prevention assembly(s) must be inspected and approved by the Department before water service can be granted. 3. Please be informed that the nearest fire hydrants capable of providing fire protection to the subject parcels are not within the distance required per the Department's Water System Standards. Therefore, the applicant will be required to install a fire hydrant fronting the subject parcels. 4. Subject to other agencies' requirements to construct improvements within the road right-of-way fronting the property affected by the proposed development, the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary. Should there be any questions, please contact Mr. Finn McCall of our Water Resources and Planning Branch at 961-8070, extension 255. Sincerely yours, Milton D. Pavao, P.E. Manager FM:sco copy - NST Development, LLC LINDA LINGLE CHIYOME L. FLIKINO, M.D. GOVERNOR •~`~w Director of Health 886 RN 30 RM i 00 00UNV I Y "r- I V4VAIi STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 _ HILO, HAWAII 96721-0916 MEMORANDUM DATE: June 27, 2006 TO: Christopher J. Yuen Planning Director, County of Hawaii FROM: Larry K. Shiro Acting District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 06-000043) Applicant: NST Development, LLC Request: RS-10 to MCX-20 Tax Map Key: 2-2-36:64 and 134 The subject project is located within or near proximity to the County sewer system. All wastewater generated shall be disposed into the County sewer system. WORD:REZ 06-000043.my EXHIBIT 2 JtIL 19 PPI ' 25 N5f Development, LLC _1kT P.O. POX 411 79 pL~, d Hilo, Hawaii 96720 Y U, ~E+ July 3, 2006 County of Hawaii Planning Department 101 Pauabi Street, Suite 3 Hilo, Hawaii 96720 Attention: Mr. Norman Hayashi Subject: Change of Zone Application (REZ 06-000043) NST Development RS-10 to MCX-20 TMK (3) 2-2-36: 64 and 134 This letter is in response to your fax transmittal dated June 3dh, 2006, in relation to the comments made by the Department of Environmental Management in their Memorandum dated June 13'x, 2006. The waste water division comments that the proposed change of zone will "Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code." I would like to inform both the Department of Environmental Management and the Planning Department that as stated in the rezoning documents, it is the intention of NST Development, LCC to connect the existing building to the County Sewer System on Lanikaula Street and to connect the proposed new building to the County Sewer System on Lanikaula Street. As for the Solid Waste comments, NST Development, LLC will comply with the guidelines set forth by Solid Waste Division. As for the Police Department, there are no comments to address. Thank you for your time and consideration on this subject matter should you have any questions,, please feel free to call me at anytime. Sincerely, L P ENT, LLC e. Nimr Y. imi Cc Department of Environmental Management EXHIBIT 016807 L? aNS=.dm-7/18/06 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION NST DEVELOPMENT, LLC CHANGE OF ZONE APPLICATION (REZ 06-000043) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director recommends that a favorable recommendation of the Change of Zone from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting a change of zone from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX- 20) for two parcels. Parcel 64 is approximately 12,900 square feet in size and is vacant. The applicant proposes to construct a 5,000-square foot steel-framed building on this parcel to be used as office and storage space for an engineering firm. Parcel 134 is approximately 10,000 square feet in size and is improved with a 2,400-square foot single- story building. This structure will be used by a mechanical engineering firm for office space and storage. The estimated cost of the project is $800,000.00. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The proposed project also conforms to the Land Use - Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. The State Land Use designation for the subject property is Urban. The Hilo Community Development Plan (CDP) adopted in 1975 suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land -2- uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. The project site consists of two parcels. Parcel 64 is approximately 12,900 square feet in size, fronts Lanikaula Street and is vacant. Parcel 134, the flag lot to the rear of Parcel 64, is approximately 10,000 square feet in size and improved with a 2,400-square foot single-story building. The properties are located at an elevation of approximately fifty feet above mean sea level. The land uses in the immediate area are a mix of commercial, industrial and residential uses. Uses nearby include a doctor's office on the comer of Lanikaula Street and Laukapu Street and a small shopping complex across the street from the project site, zoned ML-20 by Ordinance No. 94 5 (REZ No. 757). Businesses in the shopping complex include Sputnik's, Affordable Catering, Punahele Bake Shop, and Dino's Fish and Tackle, among others. Immediately adjacent properties are zoned RS-10 and in single-family residential uses. There are two properties zoned MCX-20 located east of the project site on Lanikaula Street. At its June 2, 2006 meeting, the Planning Commission voted to send an unfavorable recommendation to the County Council for a change of zone for TMK: 2-2-36: 102 and 103 on Laukapu Street from RS- 10 to RM-2.5. The request is currently pending before the County Council. All utilities and services are available to the site. Access to the project site is from Lanikaula Street, a County roadway with an approximate right-of-way of 50 feet, pavement width of approximately 22 feet, and graveled shoulder approximately 8 feet wide fronting the site. There is a section of sidewalk fronting the shopping complex on across the street on Lanikaula Street. As part of the rezoning approval, this property was required to set aside a 5-foot road widening strip along Lanikaula Street. As such, the applicant will be required to provide a 5-foot road widening setback along the Lanikaula Street frontage. The Department of Public Works has stated that the applicant provide -3- improvements to the entire frontage along Lanikaula Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation. County water is available to the site. The project will connect to the County sewer system. Solid waste will be handled by commercial haulers. If required, the applicant shall prepare a Solid Waste Management Plan. Electricity and telephone services are available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. By letter dated August 9, 2005, the Department of Land and Natural Resources Historic Preservation Division has stated that `residential development/urbanization has altered the land; previous grubbing/grading has altered the land. Thus, we believe that ,no historic properties will be affected' by this undertaking." As the project site is improved with a building, no professional surveys were conducted of the site. The applicant has stated that "the subject property does not have any archaeological, cultural, or historic sites on the National Register or Hawaii Register." No professional flora or fauna surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site. The properties are located in an urban setting in close proximity to other commercial and industrial uses and is currently the site of an office building. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The project site is not located in the Special Management Area. The properties are located approximately two miles from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the properties. No valued cultural, historical or natural resources exist on the properties and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any -4- adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from Single-Family Residential 10,000 square feet (RS-10) to Industrial-Commercial Mixed 20,000 square feet (MCX-20) would result in an appropriate land use pattern that will further benefit the general public. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map), Chapter 25 (Zoning Code) of the Hawaii County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -5- CNSTREZ.4o 7/10/06 NST DEVELOPMENT, LLC CHANGE OF ZONE APPLICATION (REZ 06-000043) CONDITIONS OF APPROVAL A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The required water commitment payment shall be submitted to the Department of Water Supply in accordance with its "Water Commitment Guidelines Policy" within ninety days from the effective date of this ordinance. C. Construction of the proposed development shall be completed within five (5) years from the effective date of this ordinance. Prior to construction, the applicant, successors or assigns shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Chapter 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also be indicated on the plans for the purpose of mitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements) and Section 25-5-137 (Landscaping of Yards in the MCX District). D. Parcels 64 and 134 shall be consolidated within one year from the effective date of this ordinance. E. Access to the project site from Lanikaula Street shall meet with the approval of the Department of Public Works. F. Provide full improvements to the entire frontage of Lanikaula Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required utility relocation, meeting with the approval of the Department of Public Works. The improvements shall be located within a five-foot road widening strip along the Lanikaula Street frontage and be dedicated to the County of Hawaii prior to the issuance of a Certificate of Occupancy. G. Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works. H. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. If required, a drainage study shall be prepared and submitted to the Department of Public Works prior to the issuance of Final Plan Approval. If required, any drainage improvements shall be constructed, meeting with the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. 1. The project shall connect to the existing County sewerline prior to the issuance of a Certificate of Occupancy. I A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval prior to the issuance of a Certificate of Occupancy. K. Should any remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - State Historic Preservation Division (DLNR-BPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from DLNR-BPD when it finds that sufficient mitigation measures have been taken. L. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. M. The applicant shall comply with all County, State and Federal laws, rules, regulations and requirements. N. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of enactment of the ordinance. The report shall include, but not be limited to, the status of the development and the extent to which the conditions -2- of approval have been satisfied. This condition shall remain in effect until all of the conditions of approval have been satisfied and the Planning Director acknowledges that further reports are not required. 0. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). 5. If the applicant should require an additional extension of time, the Planning Department shall submit the applicant's request to the Planning Commission for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. -3- MtY o~ N~K COUNTY OF HAWAII STATE OF HAWAII BILL NO. ORDINANCE NO. (PLANNING DEPT) AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-FAMILY RESIDENTIAL - 10,000 SQUARE FEET (RS-10) TO INDUSTRIAL-COMMERCIAL MIXED - 20,000 SQUARE FEET (MCX-20) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-2-36:64. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAI`L SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea, South Hilo, Hawaii, shall be Industrial-Commercial Mixed - 20,000 square feet (MCX-20): PARCEL "A": Beginning at the Southwest corner of this parcel of land, being also the Southeast comer of Lot "B" and on the North side of Lanikaula Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,443.00 feet South and 10,246 feet East and running by azimuths measured clockwise from True South: 1. 180° 00' 125.00 feet along Lot "B", being the remainder of Lot 14, Block 37 of the Waiakea House Lots, 1st Series, Grant 10,318; 2. 270° 00' 103.20 feet along same; 3. 360° 00' 125.00 feet along Lot 15, Block 37 of the Waiakea House Lots, 1st Series, Grant 10,165; -1- I 4. 90° 00' 103.20 feet along the North side of Lanikaula Avenue to the point of beginning and containing an area of 12,900 Square Feet, more or less. PARCEL "B": Beginning at the Southeast corner of this parcel of land, being also the Southwest comer of Lot "A" and on the North side of Lanikaula Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,443.00 feet South and 10,246 feet East and running by azimuths measured clockwise from True South: 1. 90° 00' 11.30 feet along the North side of Lanikaula Avenue; 2. 180° 00' 200.00 feet along Lot 13, Block 37 of the Waiakea House Lots, 1St Series, Grant 9935; 3. 270° 00' 114.50 feet along Lot 11-B, Block 37 of the Waiakea House Lots, 1" Series, Grant 10,652; 4. 360° 00' 75.00 feet along Lot 15, Block 37 of the Waiakea House Lots, 1St Series, Grant 10,165; 5. 90° 00' 103.20 feet along Lot "A", being the remainder of Lot 14, Block 37 of the Waiakea House Lots, 1St Series, Grant 10,318; 6. 360° 00' 125.00 feet along the same to the point of beginning and containing an area of 10,000 Square Feet, more or less. All as shown on the map attached hereto, marked Exhibit "A" and by reference made part hereof. SECTION 2. In accordance with Section 25-2-44, Hawaii County Code 1983 (2005 Edition), the County Council finds the following conditions are: -2- (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. hi the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawaii Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -3- RS-10 0 RS•10 RS-10 RS-10 RS-10 RS• 0 ML-20 g LEILA I ST RS 10 RS- 0 ML-20 0 ESIDENTIAL-10 000 S . FT. (RS- 0) R -1o INDUSTRIAL COMM RCIAL 20 0 . FT. MCX-20 N 22,90 SQ. FT. ~ 5 x ML-20 c n o W E y m M c R 10 'n S RS-10 R 10 R -10 MCX-20 o RS 10 0 0 « 0 m RS-10 R 10 -h g g E LANINALILA ST 3,443.00 S RS 1 R 10 RS 0 0 o Z 6 z 10,246.00E ~ "HALAP& f g g o i -i ? ML-20 z a o ~ H RS-10 MCX-20 C -10 0 EMCX-20L 0 w 7RS-10 E NAWILI ST a x o ML• 0 L•20 5 ML-20 ML-20 `s ML-20 ~ML20 N H H 240 120 0 240 480 720 960 zfeet AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-FAMILY RESIDENTIAL-10,000 SQ. FT. (RS-10) TO INDUSTRIAL-COMMERCIAL MIXED-20,000 SQ. FT. (MCX-20) AT WAIAKEA, SOUTH HILO, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII MK: 2-2-036:064 & 134 Date: June 19, 200 EXHIBIT "A" (NST Development, LLC:1203)