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HomeMy WebLinkAboutCOM 1097.000 2004-2006 ,I OF Harry Kim Dixie Kaetsu Mayor - - - Managing Director rp j r n Barbara Kossow •~tio:•gi+~ SCI 2z ' Deputy Managing Director s - County of Hawaii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 9615211 • Fax (808) 961-6553 KONA: 75-5706 Kualdni Highway, Suite 103 • Kaitua-Kona, Hawaii 96740 (808) 329-5226 • Fax (808) 326-5663 September 21, 2006 Honorable Stacy Higa, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Higa and Members: Change of Zone Application (REZ 06-000044) Applicant: Allan Takase, M.D. Request: RS-10 to RM-1 Tax Map Key' 2-2-2624 As required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letter and enclosures regarding the above-referenced request. Sincer^elcyQ,^ / ~lJ?~/d r Harry Kim Mayor Enclosures cc: Planning Department 06i0 BA17 Comm. No. Ref. To. Ref. Uote P 2 J MS tv,o_r e••r County of Hawaii PLANNING COMMISSION Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720 Phone(808)961-8288 Fax (808) 961-8742 September 21, 2006 Stacy Higa, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Higa and Council Members: Change of Zone Application (REZ 06-000044) Applicant: Allan Takase, M.D. Request: RS-10 to RM-1 Tax Map Key' 2-2-2624 The Planning Commission, after a duly held public hearing on September 7, 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 a Multiple Family Residential - 1,000 square feet (RM-1) district for approximately 21,780 square feet of land. The property is located on the west side of Kinoole Street, approximately 180 feet south (Puna side) of the Kinoole Street-Olona Street intersection, Waiakea House Lots, 2nd 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 Multiple-Family Residential 1,000 square feet (RM-1) for 21,780 square feet of land to construct a 20-unit student housing apartment project. The project includes the following: • One two-story approximately 12,000-square foot building, less than 30 feet in height • Two and three-bedroom units ranging in size from 640 to 800 square feet • Separate laundry area Hawai `i County is an Equal Opportunity Provider and Employer Stacy Higa, Chairman and Members of the County Council Page 2 • 25 parking stalls, including one handicapped accessible and eight compact stalls • Landscaping. The estimated cost of the project is $1.2 million. 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 Multiple-Family Residential 1,000 square feet (RM-1) will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms 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 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 High Density Urban on the LUPAG Map. The High Density Urban designation includes general commercial, multiple family residential and related services (multiple family residential - up to 87 units per acre). The current High Density area in the vicinity of the project site is identified by the area bounded by Kilauea Street to the east, Kawili Street to the south, and Kapiolani Street to the west. Stacy Higa, Chairman and Members of the County Council Page 3 The RM zoning provides for medium and high density residential uses. The district includes areas with full community facilities and services, and may occupy transition areas between commercial or industrial areas and other districts of less intense land use. The requested RM zoning would be consistent with the designation on the LUPAG Map for this area of Hilo, as surrounding areas are a combination of single- family and multiple-family residential uses. The State Land Use designation for the subject property is Urban. The property is unclassified by the Land Study Bureau's Productivity Rating. The proposed change of zone would complement the existing land uses that already exist in this area and will provide for an orderly development of the area. The property is a vacant, approximately 21,780-square foot parcel on the western side of Kinoole Street. The property was formerly used as a site for a single-family residence. The structure has been removed and the site has been cleared of all vegetation. The property is fairly level and is located at approximately the 90-foot elevation level. Lands in the immediate vicinity are zoned RS-10 with mostly residential uses. There are single-family dwellings to the north and south of the property. Lands northwest and west of the site are zoned RM-1 and includes the Hilo Meishoin Church and UH Student Housing (36-unit Tohbi Hale). There is an abandoned railroad right-of-way adjacent to the property to the west. All utilities and services are available to the site. Access to the project site is from Kinoole Street, a County roadway with a right-of-way width of approximately 50 feet with a 24-foot wide pavement. The Department of Public Works recommends that the applicant provide improvements to the entire frontage along Kinoole Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities. The improvements shall be located within the 5-foot wide future road widening setback as designated by the City of Hilo Zone Map. County water is available to the site. The project will connect to the existing County sewer line on Kinoole Street. Solid waste will be handled by commercial haulers. 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", an area outside of the 500- year floodplain. Stacy Higa, Chairman and Members of the County Council Page 4 As the property was previously developed with a dwelling, no professional surveys were conducted of the site. The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Department. By letter dated July 3, 2006, the applicant has requested a letter of "no effect" from the State Department of Land and Natural Resources Historic Preservation Division. No professional surveys were conducted of the site. The property has been cleared of all structures and vegetation. Thus, the applicant does not believe that rare or endangered floral or faunal resources are on the site The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is located more than one mile from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. According to the applicant, as the property was previously developed with a dwelling, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Based on the above findings, approval of this change of zone from Single-Family Residential 10,000 square feet (RS-10) to Multiple-Family Residential 1,000 square feet (RM-1) would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. Stacy Higa, Chairman and Members of the County Council Page 5 We are enclosing copies of the staff Background and Planning Director's Recommendation for your information. Sincerely, C. lameda, Chairman Planning Commission LtakaseWC Enclosures cc: Mr. Sidney Fuke Allan Takase, M.D. 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 T BTAk REZAd 8/17/06 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT DR ALLAN TAKASE CHANGE OF ZONE APPLICATION (REZ 06-000044) DR ALLAN TAKASE has submitted an application for a Change of Zone from Single- Family Residential 10,000 square feet (RS-10) to Multiple-Family Residential 1,000 square feet (RM-1) for 21,780 square feet of land. The property is located on the west side of Kinoole Street, approximately 180 feet south (Puna side) of the Kinoole Street - Olona Street intersection, Waiakea House Lots, 2ed Series, Waiakea, South Hilo, Hawaii, TMK: 2-2-26: 24. REQUEST 1. Proposed Development: Change of zone from RS-10 to RM-1 to construct a 20-unit student housing apartment project. The project includes the following: • One two-story approximately 12,000-square foot building, less than 30 feet in height • Two and three-bedroom units ranging in size from 640 to 800 square feet • Separate laundry area • 25 parking stalls, including one handicapped accessible and eight compact stalls • Landscaping (Exhibit 1- Change of Zone application) 2. Cost: Approximately $1.2 million. 3. Landowner: D7AT LLC. STATE AND COUNTY PLANS 4. State Land Use Designation: Urban. 5. General Plan LUPAG Map: High Density Urban. 6. Hilo Community Development Plan: RM4. 7. County Zoning: RS-10. ATTACH: Cam. 1097 Bill 342 11 8. Proposed RM Zoning: • Height Limit - 120 feet. • Setbacks - front/rear yards 20 feet; side yards 8 feet for one-story plus an additional two feet for each additional story. • Landscaping - required on a minimum of 20% of the total land area. 9. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management area. 10. Special Management Area: The SMA is a part of the Coastal Zone Management Program regulated by the County. The project site is located more than one mile from the shoreline and is not in the SMA. DESCRIPTION OF THE SITE AND SURROUNDING AREA 11. Subject Property: The property was formerly used as a dwelling site. The structure has been removed and the property has been cleared of all vegetation and is vacant. The property is fairly level and is located at approximately the 90-foot elevation level. 12. Surrounding Zoning and Land Uses: Lands in the immediate vicinity are zoned RS-10 with mostly residential uses. There are single-family dwellings to the north and south of the property. Lands northwest and west of the site are zoned RM-1 and includes the Hilo Meishoin Church and UH Student Housing (36-unit Tohbi Hale). There is an abandoned railroad right-of-way adjacent to the property to the west. 13. Land Study Bureau's Productivity Rating: Unclassified. 14. Noise Impacts: Existing ambient noise includes vehicular traffic. Short-term noise impacts associated with the project are temporary, and all applicable State rules governing construction noise abatement will be observed. 15. Air Quality: The proposed project will not directly impact air quality in the area. Fugitive dust during construction can be mitigated by compliance with the Department of Health's regulations. 16. FIRM: Zone "Y', an area outside of the 500-year flood plain. 17. Coastal Hazards: The property is located over one mile from the shoreline, is not an oceanfront parcel, and will not affect, or be affected by shoreline processes. -2- 18. Recreational Resources: The proposed development will not reduce the size of the coastline or other areas used for public recreational uses. 19. Flora/Fauna: No professional surveys were conducted of the site. Due to prior disturbance of the property, the applicant does not believe that rare or endangered floral or faunal resources are on the site. 20. Archaeological/Historical Resources: As the property was previously developed with a dwelling, no professional surveys were conducted of the site. The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Department. By letter dated July 3, 2006, the applicant has requested a letter of "no effect" from the State Department of Land and Natural Resources Historic Preservation Division. 21. Cultural or Native Gathering Rights: There is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the area. 22. Public Access: None that traverses the property. PUBLIC UTILITIES AND SERVICES 23. Access: Access to the project site is proposed from Kinoole Street, a County roadway with a right-of-way width of approximately 50 feet with a 24-foot wide pavement. The City of Hilo Zone Map designates a 5-foot wide road widening setback along the property's Kinoole Street frontage to a future 60-foot right-of-way. 24. Water: County water is available to the site. 25. Wastewater: The project will connect to the sewerline fronting the property. 26. Solid Waste: Solid waste will be handled by commercial haulers. 27. Essential Utilities and Services: Electricity and telephone services are available to the site. Three County fire stations and emergency medical services are available to the property. The Hilo Medical Center is located approximately three miles from the site. AGENCIES' AND ORGANIZATIONS' COMMENTS 28. Department of Public Works: Exhibit 2 - August 9, 2006 memo -3- 29. Department of Water Supply: Exhibit 3 - August 2, 2006 memo 30. Police Department: Exhibit 4 - July 28, 2006 memo 31. Fire Department: Exhibit 5 - July 24, 2006 memo 32. Department of Environmental Management: Exhibit 6 - July 17, 2006 memo 33. Office of Housing and Community Development: Exhibit 7 - August 14, 2006 memo 34. Department of Health: Exhibit 8 - July 25, 2006 memo AGENCIES - NO RESPONSE 35. Civil Defense Agency, Department of Land and Natural Resources Land Division and Historic Preservation Divisions APPLICANT'S RESPONSE TO AGENCIES 36. Exhibit 9 - August 8, 2006 and August 14, 2006 letters PUBLIC COMMENTS 37. Exhibit 10 - August 8, 2006 letter from Gerald De Mello, University of Hawaii at Hilo. -4- ?OAS JUL 7 Pill nIT ,l'I L a .'r VC APPLICATION FOR COUNTY REZONING (RS-10 to RM-1) DR. ALLAN TAKASE Waiakea, South Hilo, Hawaii TMK: (3) 2-2-26: 24 Prepared For: Dr. Allan Takase Prepared By: Sidney M. Fuke, Planning Consultant June 2006 EXHIBIT CHANGE OF ZONE APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: Dr. Allan Takase APPLICANT'S SIGNATURE: DATE: June 20, 2006 ADDRESS: 270 Kanoelani Street Hilo HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE-.(Bus.) 959-7579 (Res.) (Fax) LANDOWNER(S): Dr. Allan Takase David J. Dun LANDOWNER SIGNATURE(S): DATE: ZJ lire we& ay be by le r) LANDOWNER(S) ADDRESS: Same as a 1' ant REQUEST: RS-10 TO RM-1 (Existing zoning) (Proposed Zoning) TAX MAP KEY: 2-2-26: 24 STREET ADDRESS OF PROPERTY: 1452 Kinoole Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 21,780 sf AGENT: Sidney Fuke Planning Consultant ADDRESS: 100 Pauahi Street Suite 212 Hilo HI 96720 TELEPHONE:(Bus.) 969-1522 (Res.) (Fax). 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Dr. Allan Takase ATTACHMENT Residential Rezoning 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? d. Do you intend to build houses on the newly created lots? if yes, please answer the following questions: on how many of those lots? At what approximate price range? House Lots Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? 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 ae 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. Do You think that your request and your further plans for the land will alleviate the local housing situation? Yes How? By providing needed student housing, this project will increase the overall rental market in this area. 4. Are there any buildings on the subject area? No If so, what kind? what do you intend to do with those buildings if your request is approved? -2- 5. Is the subject land currently being used for any agricultural activity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 7. 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 8• What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? yes UQ a. Schools x b. Roads X C. Sewer x d. Drainage x e. police Protection x -3- Yes Na f. Fire Protection x g, Recreational Facilities x h. Public Utilities x 1. other x For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Please refer to planning and environmental report. Signature: Address: 270 Kanoelani St., Hilo, W 96720 Telephone: 808 959-7579 Date: June 28, 2006 6337A/50A -4- P.D. 5/84 COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to RM-1 DR. ALLAN TAKASE TAX MAP KEY: (3) 2-2-26: 024 WAIAKEA, SOUTH HILO, HAWAII I. INTRODUCTION The applicant, Dr. Allan Takase, is requesting the rezoning of a parcel of land, identified by TMK: 2-2-26: 24 and consisting of 21,780 square feet, from Single-Family Residential (RS-10) to Multiple-family Residential (RM-1). The subject site is located on the mauka side of Kinoole Street, approximately 180 feet south or Puna side of Olona Street. If the rezoning were approved, the applicant intends to construct a maximum 20-unit student housing apartment project on the subject property. II. PROJECT LOCATION As noted earlier, the subject site consists of 21,780 square feet and is identified by TMK: 2-2-26: 24. The site is located on the mauka side of Kinoole Street, approximately 180 feet south of Olona Street. A rezoning application for a medical office was recently considered at the corner of Olona and Kinoole Streets, less than 200 feet from the subject site. There is a 36-unit student housing project (Tohbi Hale) located at the end of Olona Street, less than 500 feet from the subject site. The Hilo Meishoin Church is situated directly to the rear or west of the subject property. (Figures 1 and 2) There are single-family residences adjacent and north and south of the subject site, as well as across of it. There is a 30-foot wide abandoned railroad right-of-way adjacent and to the rear of the subject site. The immediate area is characterized by residentially oriented uses, such as the student housing project, single-family residences and a church, and eventually a medical office. Given the proximity of the University of Hawaii at Hilo, however, this general area is being slowly transformed from an exclusive single-family residential area to a mixture of student and multiple-family housing and a sprinkling of light commercial uses, particularly along Lanikaula Street. For example, the site of the Tohbi Hale student housing is zoned RM-1, as well as other properties west of the subject site. There is also a commercial office building on the same block as the subject property, located on the corner of Lanikaula and Kinoole Streets. I ~ I I • ~t41Y U (fAMHAIOA StH L I - L~ Su iect Site Figure I k ' I a z. r [Z 1V)d : `j 173a`1S V7 n V 7/,V E $ ! a ' i~ °d.. ~ 1 ~ elf •a ~ 44 tit t p ; ~P Tqy { 4"x w ii ,U j( V i 9216 1.~d D'1S J700N/~/ - e Eubjed . Y ® Lt 4 J 2 R. °.J I YYifaC Hilo Meishoin Church • Tobhi Hale Housing j b k VQ;q Fkure 2 III. PROJECT DESCRIPTION A. Project Concept and Components Given the proximity of the University and the need for student housing, the applicant would like to construct a 20-unit apartment student housing complex. Tentatively, the project would have two stories, with a height of less than 30 feet. These two (2) and three (3) bedroom units would range between 640 to 800 square feet. A separate laundry area is also being proposed. Also included would be twenty-five (25) parking stalls, which would include one (1) handicapped and eight (8) compact stalls. The site has been recently cleared and vacant of any structures. As such, new landscaping would be introduced throughout the project site. (Figure 3) The proposed site was sought, as it, like the Tohbi Hale student housing complex, is within walking distance of the University campus. Finally, because of the proximity of other residentially-oriented uses, such as the church, single-family residences, and apartments, the applicant believes that a residential setting would be appropriate for this student housing project. While providing needed service, the requested use should not significantly disrupt the existing neighborhood. In that light, the applicant believes that the subject site would be consistent with his objectives, while still fulfilling the County's land use policies. It should be emphasized that the proposed site plan is tentative and may have to be adjusted to accommodate actual ground conditions as well as the County's design review and related construction requirements. Access would be from Kinoole Street. Should the County deem it necessary, the applicant also would provide a curb, gutter, and sidewalk section fronting the subject site along Kinoole Street. Furthermore, as there are single-family residential uses on the north and south sides of the subject site, additional landscaping - if needed - consistent with the County s Landscaping Rule will be implemented adjacent to these properties to mitigate potential visual and noise impacts. 2 ACCESS .k ISLE LANDING W-0" I s I II 4 a I 640 SQ. FT. 41 - 'r2 I f I I 640 SQ. Ff. I I a a M1 I II 10' 0" 1 640 SQ. FT. I a k k I I I 640 SQ. Ff. v r I 640 SQ. Ff. Q J W 242-0" I II a t J I 640 SQ. Ff. w I LLB O I I 640 SQ. Fr. 1 a a•''` W 1 II :ri W fn I 640 SQ. FT. i a a:Y ZL . u . I I LL. I 640 SQ. Ff. LL I f I II I 800 SQ. Ff. I I -4 4WZ - 1 I LANDING O O C J 00 PLOT PLAN W v Q SCALE : N.T.S. c~ir N Z o Fieure 3 B. Project Timetable and Cost Should the request be approved, the applicant intends to finalize the plans and begin construction before the end of this year. The goal is to have these units available by August 2007. The estimated cost of this project is $1.2 million. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site High Density. Relative to the High Density designation, the General Plan allows consideration for "General commercial, multiple family residential and related services (multiple family residential - up to 87 units per acre." As such, the requested RM-1 zoning would be consistent with this designation, and no General Plan amendment is necessary. It should be noted that none of the proposed interim revisions initiated by the Planning Director affects the subject area. C. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as a guide for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map identifies a RM-4 or multiple- family residential designation for this area. Notwithstanding the density inconsistency, however, the concept of multiple-family residential uses is acknowledged. However, it should be noted that the growth of Hilo and its outlying areas like Puna have made many of the planning assumptions of the CDP obsolete. An updated CDP would be timely. 3 Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. And the requested RM zoning would be consistent with the General Plan's High Density Urban designation. D. County Zoning The County zoning of the subject area is Single-family Residential (RS-10). If the Multiple-family Residential Use (RM-1) request were approved, the property would be developed into an apartment complex geared for students. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with. E. 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 construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The 21,780 square foot site is located on the mauka side of Kinoole Street, approximately 300 feet south or Puna side of Olona Street. The Hilo Meishoin is located to the rear or west of the subject site, although there is a 30-foot wide abandoned railroad right-of-way owned by the State between the subject property and the church. There are single-family dwellings adjacent to the north and south of the subject site. The subject site is rectangular in shape, with a width of 90 feet and length of 242 feet. It was formerly used as a single-family residence. The structure has since been removed, and the site has been cleared of all vegetation and structures. B. Climate. Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hilo Airport. 4 The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day and westerly or mountain winds during the evenings. The site is fairly level. It is approximately at the 90-foot elevation level. Being within a heavily urbanized area, the Land Study Bureau Overall Master Productivity Rating does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important, The U. S. Soil Conservation Service, however, has designated the soil type in this area to be of the Olaa Series (01D), which consists of well-drained silty clay loams that formed in volcanic ash. The surface layer and subsoil are extremely stony silty clay loam about 16 inches and 9 inches thick. The subsoil is underlain by Ka lava. Permeability is rapid, runoff is slow, and the erosion hazard slight. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards 1. Drainage The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500-year flood). There are no drainageways through the site. Accordingly, the site has not and should not be subject to flooding. As there will be an added level of impervious surface resulting from the proposed improvements, there may be an issue relating to potential increased run-off. In that event, a drywell or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works. The drywell(s) - if needed - will be of sufficient depth to avoid potentially high groundwater table. s 2. Tsunami Hazard As the site is situated over a mile from the ocean, it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there would be little or no threat from high waves. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there will be added structural requirements to address this seismic hazard condition. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. The site is not only within an urban area, but it has been recently cleared of all structures and vegetation. Introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its past residential use. Furthermore, as indicated above, the site has recently been graded and cleared of all vegetation. It should be noted, however, that past vegetation included a lawn, and other ornamental and fruit trees, as is common in this area. 6 Given its past use and the recent clearing, it is unlikely that the site would be a habitat for any listed threatened or endangered plant life. F. Historic/Cultural/Archaeolo4ical Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. The past residential use of the site, resulting in its extensive clearing, reduces the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. G. Valued Cultural Resources The recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O KaWna" decisions require decision-makers to consider a project's impact to native Hawaiian gathering and fishing rights. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site and the impact of this project to these resources and practices. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over 50 years until a year ago and recently been cleared, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. There are also no known archaeological features or remains on the subject property. Based on the above, it does not appear that the project would have any potential adverse impacts relating to native Hawaiian cultural and historical resources and/or practices. 7 H. Water and Coastal Resources The subject site is located over a mile from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non-coastal property, no coastal access will be affected. Currently, there is a sewer line fronting the site. The project wastewater will be connected to the County's system. Further as noted earlier, prior to the installation or use of any drywell(s) on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. 1. Noise. Air Quality, and Dust The existing background ambient noise levels are associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Manmade noise in this area, however, is heavily influenced by traffic along Kinoole Street. Although this project will introduce additional vehicular traffic to this area, it should not-be very significant due to its size (20 units) and its proximity to the University. Thus, any traffic increase should result in a noise increase of less than 55 Ldn, which is within acceptable levels within an urban environment. The short-term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The applicant also intends to not allow noise- generating construction activity to occur during the weekends and early morning and late evening hours. The proposed development should not generate any direct air uali impacts. As the project itself is not expected to have uses that generate adverse air pollutants, the only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. 8 All of the required parking area within the project site will be paved with an all-weather, dust free surface. Additional landscaping, as required as part of the Plan Approval process, will be implemented. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, Mauna Kea and Mauna Loa Mountains are listed as scenic resources. The proposed development would not have any significant visual impacts on either of those mountains, particularly from Kinoole Street. The location of the site is such that there will be no interruptions to these views. Further, the structure will essentially be no taller than a conventional single-family residence (i.e., less than 30 feet). Thus, there should be little, if any, visual impacts resulting from this project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The land uses in the immediate area are generally residential in nature. In the immediate vicinity, there is a church, student housing, and single-family residences. There is also a commercial office and other multiple-family residential uses in the general area, particularly along Lanikaula Street. With the exception of the multiple-family residential structures along Lanikaula Street, most of the design of the none-single-family residential uses is residential in size and scale. The requested use would be consistent with the residential and low impact commercial uses of the immediate area. Nonetheless, any change will generate an impact. As such, to mitigate potential impacts, construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will be taken into account. 9 B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With completion of the project, the direct economic impact should not be too significant. However, its indirect impact could have some significance, as it could provide much-needed infrastructure (housing) for the sustenance and growth of the University. In so doing, not only would the University community benefit, but the broader community as well. Then, too, the subject property is located proximate to commercial areas, including Downtown Hilo and the Kaiko'o Mall area. Thus, there should be more people frequenting those areas. The proposed rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher residential use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for single-family residential uses, there are tax provisions that allow homeowners to "freeze" the valuation of their property for a certain period of time. C. Agricultural Impacts The agricultural impact(s) should be negligible, if at all. The site has been used residentially for over fifty (50) years and recently cleared of any vegetation. Furthermore, it is within a highly urbanized area, making it less likely to be used residentially. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all. VII. INFRASTRUCTURE CONSIDERATIONS A. Road Access to the project would be from Kinoole Street, which has a right-of-way of 60 feet with a 24-foot wide pavement. There is no curb, gutter or sidewalk section along this section of Kinoole Street, and no on-street parking is allowed. The sidewalk along Kinoole Street ends at Olona Street. Accordingly, if required, the applicant 10 would construct a sidewalk fronting the subject site. There is also a dedicated, but modified, right-turn lane from Kinoole Street into Olona Street. Admittedly, multiple-family residential use generally generates more traffic to and from an area. However, in this case, there are mitigating circumstances. For one, the nature of the tenants (students) is such that one will not find the normal vehicle per capita ratio of a typical residence. The number of vehicles would be slightly lower. Then, too, the proximity of the University should also minimize unnecessary movements. Like a typical student dormitory, foot traffic would be more common than vehicular traffic. Vehicular traffic may be more frequent during weekends or non- schooldays. B. Water The County water line fronts Kinoole Street. The existing 5/8-inch meter would have to be enlarged to accommodate the project. This will be done by the applicant. C. Wastewater There is a sewer line fronting the property. The project will connect to this system. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo, which is at or nearing capacity. This landfill must be closed when full. Unless an approved site is located in Hilo, the waste will have to be hauled and ultimately disposed of at Pu'uanahulu in West Hawaii. Typically, however, a project of this nature should generate solid waste that would be comparable to several residences. During the course of preparing the site for this conversion, the applicant intends to retain as much of the material on the property. This should thus minimize disposal at approved disposal sites. As such, the applicant does not believe that a solid waste management plan is necessary for a project of this nature. E. Other Govemment Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services u would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. Nonetheless, there are county parks, and public and private schools within 2 miles of the site. The Hilo Medical Center is located approximately 3 miles from the site. This hospital is one of five licensed hospitals on the island. F. Other Utilities All other utilities such as telephone and electrical services are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity The short-term use of the site would continue to be vacant. This use will continue until construction begins, which will hopefully be before the end of this year. This project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits resulting from the construction and implementation of this project. There will be construction jobs created in the short-term. By providing needed student housing, this project will have a direct benefit to the University of Hawaii and an indirect long-term benefit to the island's overall economy. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. This project will provide needed student housing in an area that would be proximate to the University as well as places of employment (for those interested in part-time employment) and shopping. The required physical infrastructure - if needed - will be implemented by the applicant to mitigate potential impacts of this project. 12 B. Irreversible and Irretrievable Commitment of Resources The area of the requested rezoning has already been extensively disturbed and has been recently graded. As such, the commitment of natural or other resources (such as botanical and avifaunal) would not appear to be significant. There are no known burials or archaeological sites recommended for preservation on the subject site. Nevertheless, in the event there are inadvertent finds, they will be treated pursuant to acceptable practices and policies of the State. C. Mitigative Measures The applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These will include on-site drainage system, landscaping, water, and wastewater improvements. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Off-site pedestrian-related improvements fronting the project site will also be provided by the applicant. There are no known archaeological features within the project site. Should there be any inadvertent discoveries during any phase of this project, the Planning Department will be notified and appropriate mitigation will be taken before work is resumed. Landscaping will also be incorporated within the project site, as well as along the boundaries. The landscaping would be consistent with the Planning Department's landscaping rules. D. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site would remain in its present vacant or possibly a new single-family residential use. Under this scenario, the site would not be utilized to its highest and best use, as envisioned by the General Plan. Relatedly, the opportunity to help the area's student housing needs would be lost. 2. Development Based on Existing RS-10 Zoning Under this alternative, the area of the requested zoning could be developed into a maximum of 4 single-family 13 residences. This scenario, however, would require the land to be subdivided and subsequently developed with an ohana unit on each. This approach, however, would neither result in providing more needed student housing, nor any off-site pedestrian improvements in this area. 3. Alternative Residential Densities and Commercial Use Other options could include a higher density single-family or multiple-family residential project, both of which were evaluated by the applicant. The higher density - such as a 29-unit project (RM-.75) - was dismissed due to the applicant desire to find something a bit more compatible with the area and to provide 2 and 3 instead of 1-bedroom units. A 3-lot subdivision under a RS-7.5 zoning was considered, but given the area of the property, that would not have been mathematically possible. A Commercial-Neighborhood (CN) zoning was also considered. But a commercial use could compound the traffic along Kinoole Street while not being overly compatible with the surrounding residential uses and the church in this area. As such, that alternative was dismissed. 4. Evaluation of Alternatives Leaving the property in its current state would not maximize the use of the land and fulfill the student housing needs of this area. As noted earlier, although the land could be subdivided based on its existing zoning, the number of needed residential lots or units would be limited. Developing the site into a denser residential project or commercial uses were also evaluated and dismissed. A RM-.75 zoning, while financially possible, was felt to be less visually compatible with the neighborhood and create more of a stark impact to an area in transition. A higher single- family residential zoning (RS-7.5) was not possible due to the size of the parcel. A commercial zoning would also not be too compatible with the surrounding area. The requested 20-unit project was felt to have met the above objectives - providing an orderly transition while being I 14 somewhat financially feasible. At the same time, this project would be consistent with the County LUPAG map and fulfill other community objectives, such as the need for affordable student housing in areas proximate to the University, places of employment (for part-timers), and where infrastructure is or could be readily made available. In view of the aforementioned, it is felt that none of the alternatives would be more prudent and beneficial than the requested RM-1 zoning alternative. IX. REGULATORY ANALYSIS - County and State Land Use Policies A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. As discussed in Chapter IV-B of this report, the LUPAG map designates the site High Density, a designation that allows the requested RM-1 zoning. Accordingly, this request would be consistent with the LUPAG map. B. General Plan Policies The requested zoning would also be consistent with the goals, policies, and standards of the Housing and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: Housin Goals Attain a diversity of socio-economic housing mix throughout the different parts of the County. Maintain a housing supply which allows a variety of choice Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people Improve and maintain the quality and affordability of the existing housing stock 15 Seek sufficient production of new affordable rental and fee simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. Policies Increase rental opportunities and choices in terms of quality, cost, amenity, style and size of housing, especially for low and moderate income households. Land Use Element (Multiple-Residential) Goals • To provide for multiple residential developments that maximizes convenience for its occupants. • To provide for suitable living environments which accommodate the physical, social and economic needs of the island residents. Policies Appropriately zoned lands shall be allocated as the demand for multiple residential dwellings increases. These areas shall be allocated with respect to places of employment, shopping facilities, educational, recreational and cultural facilities, and public facilities and utilities. Standards • Areas shall be protected from incompatible uses by transition zones. • Provide adequate access to arterial streets, shopping facilities, schools, employment centers, and other services. • Development shall not be permitted in natural hazard areas unless proper on-site improvements are provided. • Development shall be located in areas where public utilities can be economically provided at a level of 16 adequate to meet the demand for the concentrated service. Recreational area and/or facilities shall be considered in multiple residential development. Discussion The requested zoning would be consistent with the goals, policies, and standards of the General Plan document. For one, it may provide limited short-term economic opportunities largely through the construction of any improvements required for the residential development. Relatedly, longer-term indirect opportunities could be created largely in providing the social support (housing) needed to sustain the growth of the University of Hawai'i. The University is one of the major economic engines of the Big Island. Furthermore, the project should add sustained revenues to the County and State coffers. The project intends to be energy conscious through the use and/or encouragement of solar energy and design features to take advantage of wind patterns. Maintaining and improving the quality of the environment is important to the success of this project. The General Plan identifies five (5) areas of environmental concerns - air pollution, water quality, soil pollution, solid waste disposal, and noise pollution. As proposed, the project would not be violative of any of those objectives. Aside from vehicular transmission, air pollution associated with the project should be negligible. All wastewater would be disposed of in the County's system along Kinoole Street. This should be sufficient to address any potential groundwater or coastal water impacts. If required, a solid waste management plan could be prepared and implemented. Being a residential project, it should not be a noisy one. Any noise-generating facility - such as air conditioners - would be carefully placed to minimize their noise impacts to adjoining properties. The site is not proximate to any floodway. Nonetheless due to project generated water, a drainage system will be designed in a manner to protect the property as well as to minimize the volume of surface runoff generated by this development. 17 The site does not have any archaeological sites. However, work will cease if unanticipated archaeological remains are discovered during the construction phase of this project. Work will resume only after proper clearances from the State and/or County have been received. Being fully disturbed and within an urban environment, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. As this is a residential project, it will directly fulfill the goals and objectives - as noted above - of the housing element. Specifically, the more pertinent goals are: • Attain a diversity of socio-economic housing mix throughout the different parts of the County • Maintain a housing supply which allows a variety of choice • Improve and maintain the quality and affordability of the existing housing stock • Seek sufficient production of affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals The Plan also emphasizes that developments be mindful of an area's natural beauty. In this situation, the project will be developed in a manner where it blends with the existing terrain and enhances the natural environment through the introduction of landscaping. Although the project site is nearly 2 miles from the ocean, it is also separated by other developments from the ocean. As such, the usual coastal resources concern would not be pronounced. There will be no interference with shoreline access. Then, too, by hooking up into the County's wastewater system, impacts to the coastal water should be minimized. There will be little impact to public facilities. Improvements to Kinoole Street fronting the project site will be made, including a curb, gutter and sidewalk section. The water system to the project is already available. All on-site improvements will be constructed by the applicant. Schools and other public facilities are also located proximate to the site, most of them being less than 3 miles away. 18 Finally, in terms of the Land Use element (including the multiple residential), the pertinent goals, policies, and standards of the General Plan note 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 • The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment In view of the foregoing goals and policies, it is noted that the requested zoning would be consistent with the High Density designation of the LUPAG map. It would also be generally compatible with the surrounding area. There are residential (single- family and multiple-family) and commercial zonings and uses within 500 feet of the subject site As the site is within an urban area, there is no Land Study Bureau or ALISH classification. As such, the agricultural or natural resources impact should be negligible, if at all. The property has no topographic or geologic problems that would render the land unusable for the proposed subdivision and activity. C. Zonin If the request were approved, the site would be developed into a multiple-family student housing complex. All structures and improvements would be developed consistent with the Zoning Code. No variances from the Code are anticipated. D. Hawaii State Plan Chapter 226, Hawaii Revised Statutes, outlines the long-range goals and policies of the Hawaii State Plan. Said Plan is intended 19 to serve as a guide for the growth and future long-range development of the State. Pursuant to said requirement, a discussion of the pertinent policies and goals-and the project's relationship follows: Goals • A strong, viable economy characterized by stability, diversity, and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations • A desired physical environment characterized by beauty, cleanliness, quiet, stable and natural systems, and uniqueness that enhances the mental and physical well-being of the people • Physical, social and economic well-being for individuals and families that nourishes a sense of community responsibility and caring of participation in family life. Discussion The proposed project would achieve these goals. It would provide both direct and indirect employment opportunities for current and future residents of the island; contribute to the island's overall tax base and hence, increase both State and County revenues; and complement and support other economic uses and in turn, contribute to the stability, diversity, and growth of local and regional economies. This short-term employment opportunity would come without adversely affecting the environment. There is no known wildlife or plant life listed as either endangered or threatened on the subject site. Then, too, there are no known significant archaeological features on the site that need to be preserved. Any other inadvertent finds will be addressed pursuant to the requirements of the State DLNR-HPD. Impacts to the surrounding areas would also not be significantly adverse. All required infrastructures will be in place by the applicants and/or other developers prior to occupancy of any portion of the project. These include traffic improvements, and the wastewater and water system. Furthermore, the provision and/or retention of natural landscaped buffers around the perimeter of and selected portions within the 20 project site would also help mitigate any adverse visual and noise impacts to existing and potential neighboring residential properties. G. Hawaii Coastal Zone Management Program The objectives of the Hawaii Coastal Zone Management (CZM) Program are outlined in Chapter 205a, Hawaii Revised Statutes. The principal goal is to assure the protection and maintenance of the State's coastal resources. Although the entire State falls within the CZM area, the permitting process is geared for those areas proximate to the coast and identified by the County as the Special Management Area, Nonetheless, a general review of a project's consistency to the CZM policies - regardless of its location - must still be made. In that regard, please note the following: • The proposed project will not have any substantial adverse environmental or ecological effect. (Please refer to discussions in Chapters V, VI, and VII). Any effect that may result will be minimized to the extent practicable and will be clearly outweighed by public interest. • The proposed development would be consistent with the objectives of the CZM program. Specifically: • there would be no impact to the area's recreational resources. This is not a shoreline property; • the site does not have any known historical resources. Any inadvertent finds will be addressed pursuant to the requirements of the State DLNR-HPD. • the project will not affect any scenic and open space resources; • the coastal ecosystem will not be impacted; • the project will help stabilize employment opportunities by providing the needed student housing which, in turn, would reduce the housing competition for the normal rental market. Thus, it would further the economic uses of the site and the area; 21 • the site is more than 2 miles from the shoreline, and thus there would be no coastal hazard or beach erosion or marine resource impacts; and • public participation will be achieved through the hearings on this request. • The proposed development is consistent with the County General Plan and other appropriate regulatory tools, such as the Zoning Code. 22 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII }j nuG 9 Pm .y21 DATE: August 9, 2006 \JLJUi J \.rl T~~ IIT TO: Christopher J. Yuen, Planning Director FROM: ~v, Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000044) Applicant: Allan Takase, M.D. Request: RS-10 to RM-1 Tax Map Key: 2-2-26: 024 We have reviewed the subject application forwarded by your memo dated July 13, 2006 and offer the following comments for your consideration. We do not sanction the specific plans submitted with the application as they may be subject to change given specific code and regulatory requirements. 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 parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. The Zoning Map (Ordinance No. 187) classifies Kinoole Street (County right-of-way) as a collector. It has an existing right-of-way width of 50 feet fronting the subject parcel. We recommend the applicant provide improvements to the entire frontage along Kinoole 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 any proposed future road widening setback as established by the Planning Department. Proposed construction within Kinoole Street right-of-way shall meet the requirements of the m Americans with Disabilities Act (ADA) and will require the review and approval from the Disability and Communication Access Board (DCAB). Streetlights and traffic control devices shall be installed as required by the Traffic Division, W Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. Questions may be referred to Kelly Gomes of the Engineering Division at ext. 8327. ®~S15Q . County of Hawaii is an Equal Opportunity Provider and Employer ote` p7 W4 rfb Jd,>e'^ LLUf7 p~J PM 7 3 9 DEPAOilk,4INT OFf.11 # SUPPLY • COUNTY OF HAWAII KR MAW111 sa 345 KEKDANAOA STREET, SUITE 20 HILO, HAWAI'l 96720 TELEPHONE (808) 961-8050 • FAX (808) 961-8657 August 2, 2006 TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000044) APPLICANT - ALLAN TAKASE, M.D. REQUEST: RS-10 TO RM-1.0 TAX MAP KEY 2-2-026:024 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 6-inch waterline within Kinoole Street fronting the subject parcel. There is an existing 1-inch service lateral assigned to the subject parcel capable of accommodating a 5/8-inch meter, which is limited to a maximum daily usage of 600 gallons. The Department has no objection to the proposed change of zone application subject to the applicant understanding and accepting the following conditions: 1. For the proposed separate laundry and landscaping water requirements, 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. Upon receipt of the water usage calculations above, the Department will make a determination as to the water commitment deposit amount and prevailing facilities charge, which is subject to change, to be paid. Based on the water demand calculations, the Department will determine the appropriate service lateral and meter size required. The existing 5/8-inch meter will need to be cut and plugged. 2. A reduced pressure type backflow prevention assembly will need to be installed, within five (5) feet of the meter on private property. The installation of the backflow prevention assembly must m be inspected and approved by the Department before water service can be granted. 3. Please be informed that the nearest fire hydrant capable of providing fire protection to the subject parcel is 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 parcel. Water brinc_l rrorgreil... 0178.,? a The Department of Water Supply is an Equal Opportunity provider and employer. To file a complaint of discrimination, write: 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 August 2, 2006 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, Z~-~ ilton D. Pavao, P.E. Manager FM:sco copy - Allan Takase, M.D. Harry Kim Lawrence K. Mahuna Mayor - Police Chief 2608 AftG R _3 •r Harry S. Kubojiri Deputy Police Chief rLAI t FtNT County of Hawaii POLICE DEPARTMENT 349 Kapiolani Street • Hilo, Hawaii 96720-3998 - ` - (808) 935-3311 • Fax (808) 961-8869 July 28, 2006 TO gRISTOPHER J. YUEN, PLANNING DIRECTOR rn . FROM MES M. DAY, AjSISTANT POLICE CHIEF, AREA I OPERATIONS SUBJECT CHANGE OF ZONE APPLICATION (REZ 06-000044) APPLICANT: ALLAN TAKASE, M.D. REQUEST: RS-10 TO RM-1 TAX MAP KEY: 2-2-26:24 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 EX OBIT "Hawai`i County is an Equal Opportunity Provider and Employer" v; v Darryl J. Oliveira HaMr i l. C I' if - Fire Chief .°w Desmond K. Wery raT F ne Deputy Fire Chief COLIM'r' Oi i f;(,tifUi Countp of ~aWat41 FIRE DEPARTMENT 25 Aupuni Street a Suite 103 • Hiio, Hawaii 96720 (808) 961-8297 • Fax(808)961-8296 July 24, 2006 TO: CHRISTOPHER J. YUEN, PLANNING DIRECTOR FROM: DARRYL OLIVEIRA, FIRE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000044) APPLICANT: ALLAN TAKASE, M.D. REQUEST: RS-10 TO RM-1 TAX MAP KEY: 2-2-26:24 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 "Sec. 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). EXHIBIT °°y Hawai'i County is an Equal Opportunity Provider and Employer. Christopher J. Yuen July 24, 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 county jurisdktion. "(d) Vertical Clearance. Fire apparatus >acass 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) 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 maximum approved by the chief." (15%) Christopher J. Yuen July 24, 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. 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." 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 buildmgs are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on site fire hydran ts 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. JA~R Chief JCP:Ipc / OJNYY OF Nq,49 tUOD JUL 9M ^7 ~!1 Barbara Bell Harry Kim f T Director .e..,; Mayor r LkIV(t,, , I N9c dT E OF MF' Nelson Ho coufwY ~i I{,AV~ Deputy Director County of'afuaii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street, Room 210 • Hilo, Hawaii 96720-4252 (808) 961-8083 • Fax (808) 961-8086 MEMORANDUM Date : July 17, 2006 To . CHRISTOPHER YUEN, Planning Director From: BARBARA BELL, Directoq Subject: Change of Zone Applicatio//n~(REZ 06-000044) Applicant: Allan Takase, M.D. Request: RS-10 to RM-1 TMK: 2-2-26:24 We have reviewed the subject application and offer the following recommendations: DEPARTMENT COMMENTS: WASTEWATER COMMENTS: ( ) No comments ( ) Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. Require 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: / TECHNICAL SERVICES COMMENTS: >X1~ SOLID WASTE COMMENTS: ( ) No comments ( ) Commercial operations, State and Federal agencies, religious entities and non-profit organizations may not use transfer stations for disposal. ( ) Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. ( ) Ample and equal room should be provided for rubbish and recycling. ( ) Greenwaste may be transported to the green waste sites located at the Kailua and Hilo transfer stations, or other suitable diversion programs. ( ) 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: ~~gg cc: SWD, TSS, WWD $Sz~ 7558 Hawaii County is an equal opportunity provider and employer. EXHIBIT K/ OP Barbara Bell Director Harry Kim Mayor Michael Dworsky P.E. SoOd Waste Division Chief •MN~~ County of Hawaii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aapud Street, Roma 210. Me, Bewail 96720-42M (808) 961.8081 • Fax (808) 96148086 June 6, 2006 SOLID WASTE MANAGEMENT PLAN Guidelines INTENT AND PURPOSE This is to establish guidelines for reviewing solid waste management plans, for which special conditions are placed on developments. The solid waste management plan will be used to: (1) encourage recycling and recycling programs, (2) predict the waste generated by the proposed development to anticipate the loading on County transfer stations, landfills and recycling facilities, and (3) predict the additional traffic being generated because of waste and recycling transfers. REPORT The consultants report will contain the following: 1. Description of the project and the potential waste it may be generating: i.e. analysis of anticipated waste volume and composition. This includes waste generated during the construction and operational phases. Greenwastes will be included in this report for both construction grubbing and future operational landscape maintenance. 2. Description and location of the possible sites for waste disposal or recycling. We will not allow the use of the County transfer stations for any commercial development; commercial development as defined under the policies of the Department of Environmental Management, Solid Waste Division. 3. Since the Department of Environmental Management promotes recycling, indicate onsite source separation facilities by waste stream; i.e. source separation bins of glass, metal, plastic, cardboard, aluminum, etc. Provide ample and equal space for rubbish and recycling. 4. Identification of the proposed disposal site and transportation methods for the various components of the waste disposal and recycling system, including the number of truck traffic and the route that truck will be using to transport the waste and recycled materials. Solid Waste Management Plan Guidelines Page 2 of 2 5. The report will include any impacts to County waste and recycling facilities, and the appropriate mitigation measures. All recommendations and mitigation measures will be addressed. 6. Description of the waste reduction component that analyzes techniques to be employed to achieve a reduction goal. 7. Analysis will be based on the highest potential use or zoning of the development. REQUIREMENTS AND CONDITIONS 1. A solid waste management plan will be done for all commercial developments, as defined under the policies of the Department of Environmental Management, Solid Waste Division. 2. We will require the developer to provide or resolve all recommendations and mitigation measures as outlined in the report besides any conditions placed on the applicant by the Department of Environmental Management. 3. A licensed environmental or civil engineer will draft and certify the solid waste management plan. CONCUR: /XN, Barbara Bell DIRECTOR 10/13103 Revised 06/06/06 Hawai'1 County is an Equal Oppodunity Provider and Employer. d?~iv.os y~h' Edwin S. Taira Ha m P . Housing Administrator j 4 3a t!vT Couutp of'aWaff OFFICE OF HOUSING AND COMMUNITY DEVELOPMENT 50 Wailuku Drive • Hilo, Hawai'i 96720-2484 V(17 (808) 961-8379 • FAX (808) 961-8685 August 14, 2006 MEMORANDUM TO: Christopher Yuen, Director Planning Department FROM: Edwin S. Taira Housing Administrator SUBJECT: Change of Zone Application (REZ 06-000044) Request: RS-10 to RM-1 Applicant: Allan Takase, M.D. Tax Map Key: 2-2-026:024 Pursuant to Sections 11-4(a)(1) and 11-4(b)(2) of the Hawaii County Code, Chapter 11, Housing, affordable housing conditions are applicable to this request. Thank you for the opportunity to comment. EXHNNT qA 1120pj jm I EQUAL HOUSING OPPORTUNITY 'HAWAf COUNTY IS AN EQUAL OPPORTUNITY PROVIDER AND EMPLOYER' Nq Pt w'`B 0p _ CHIVOME LEINAALA FLIKINO, M.D. LINDA LINORNGLE is+.. I r; ,t 4 I DIRECTOR OF HEALTH GOVER e~ STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 MEMORANDUM DATE: July 25, 2006 TO: Christopher J. Yuen Planning Director, Couunrrt''y of Hawaii FROM: Donn A. Hashimoto) T Acting District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 06-000044) Applicant: Allan Takase, M.D. Request: RS-10 to RM-1 Tax Map Key: 2-2-26:24 The applicant has addressed our Environmental Health concerns in his application submittal. The Department of Health does not have any objections to the proposed change in land uses. WORD:REZ 06-000044.at EXHIBIT 2 AGG S R(" ? 37 SidneyFuke, Planning Consultant t L K 4C' lanning • Variance • Zoning 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 vVLIIV ( i u -Subdivision- Land Use Permits A09 Telephone: (808) 969-1522 • Fax: (808) 969-7996 ' V~v VIAM -Environmental Reports E-mail: sidfuke@verizon.net August 8, 2006 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 06-010044), Allan Takase, M.D. Waiakea South Hilo, HI, TMK: 2-2-26: 24 Thank you for providing me with agency comments to date regarding the subject application. We note that the Police Department did not anticipate any significant traffic or public safety concerns. The Department of Health also did not raise any environmental health objections or concerns relative to this request. As noted and/or required by the Department of Environmental Management, the project will connect to the County sewer line fronting Kinoole Street. Relative to solid waste, the subject site has already been cleared. In clearing this site, much of the material (particularly the plant material) was ground, compacted, and reused as fill for the property. Little, if any, was hauled off to a County authorized landfill. Furthermore, as typically required of projects of this nature, a Solid Waste Management Plan will be prepared for the review and approval of the DEM prior to or in conjunction with the building permit process. The requirements of the Fire Department relative to fire access, fire flow, and related fire protective measures will be done during the building permit review and approval process. Please note that the Fire Department must also review and approve the plans relative to its requirements. We trust that the above adequately addresses the comments. If not or if there are additional comments or questions regarding this matter, please feel free to contact me. Thank you very much. incerely, S NEY M. FUKE Planning Consultant Copy - Allan Takase, M. D. w/ enclosures 01 R (1) 6 EXHIBIT 9 SidneyFuke, Planning Consultant too Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 YLt, ° ! • Subdivision • Land Use Permits Environmental Reports E-mail: sidfuke@verizon.net r ~Y ~t/Vf~1 August 14, Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, 11196720 Dear Mr. Yuen: Subject: Rezoning Request (REZ %-000044), Allan Takase, M.D. Waiakes_ South Hilo HI TMK• 2-2-26: 24 Thank you for providing me with a copy of the Department of Public Works' comments to date regarding the subject application. You will also note that the subject site is designated "X", area determined to be outside the 500-year floodplain, on the Flood Insurance Rate Map. Nevertheless, please be informed that in conjunction with the building permit process, a grading plan will be prepared and submitted for the review and approval of the Department of Public Works. This plan will reflect all on-site generated water to be contained on the property. The applicant is aware, as with other rezoning requests in this area, that curb, gutter, and sidewalks have been required along the frontage of the affected property. In that sense, the applicant intends to comply with said requirement meeting with the approval of the DPW - Engineering Division in conjunction with the development of this project. These will also include the installation of the appropriate streetlights and traffic control devices as may be required by the DPW - Traffic Division. We trust that the above adequately addresses the comments. If not or if there are additional comments or questions regarding this matter, please feel free to contact me. Thank you very much. Sincerely, kN S M1'UKE Planning Consultant Copy - Allan Takase, M. D. w/ enclosure 018295 LINIVERSITV OF HAWAI'1 AT HILO Administration qAp{+ ~ ~ pm University Relations RUG 8 31 LUitB RUG ('t t J i,ENT i1sJVvIY vii'~{~:ti:v~Ali August 8, 2006 Mr. Christopher Yuen, Planning Director Department of Planning County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720 Subject: 1452 Kinoole Street; TMK: (3) 2-2-026-024 Dear Mr. Yuen: We understand that Dr. Allan Takase, on behalf of DJAT, LLC, is in the process of rezoning property located at 1452 Kinoole Street to develop affordable student housing. The University of Hawaii at Hilo is faced with a serious student housing shortage and must rely on off-campus housing alternatives to provide approximately 300 units to students who are unable to secure on-campus housing. In addition, an estimated 250 to 300 students must be turned away each year due to the limited number of housing units available to accommodate University of Hawaii at Hilo students. In the past 17 years, the University of Hawaii at Hilo's enrollment has doubled, and a steady increase in the student population is expected to continue. With new University of Hawaii at Hilo programs and facilities to attract new students, including the College of Pharmacy and the Student Life Center, we are targeting an enrollment of 5,000 students. Accordingly, the University of Hawaii at Hilo supports additional off-campus housing developments to accommodate its continued growth and increase in student population. Thank you for the opportunity to provide this letter of support for this worthwhile project. Sincerely, Yewle Gerald De Mello University Relations EXHIBIT 200 W. Kawili Street, Hilo, Hawai'i 96720-4091 Telephone: (808) 974-7567, Facsimile: (808) 974-7622, w vuhh.hawaii.edu An Equal Opportunity/Affirmative Action institution RTak=REZ.doc-8/21/06 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION DR. ALLAN TAKASE CHANGE OF ZONE APPLICATION (M 06-000044) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting a change of zone from Single-Family Residential 10,000 square feet (RS-10) to Multiple-Family Residential 1,000 square feet (RM-1) for 21,780 square feet of land to construct a 20-unit student housing apartment project. The project includes the following: • One two-story approximately 12,000-square foot building, less than 30 feet in height • Two and three-bedroom units ranging in size from 640 to 800 square feet • Separate laundry area • 25 parking stalls, including one handicapped accessible and eight compact stalls • Landscaping The estimated cost of the project is $1.2 million. 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 Multiple-Family Residential 1,000 square feet (RM-1) will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms 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 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 High Density Urban on the LUPAG Map. The High Density Urban designation includes general commercial, multiple family residential and related services (multiple family residential - up to 87 units per acre). The current High Density area in the vicinity of the project site is identified by the area bounded by Kilauea Street to the east, Kawili Street to the south, and Kapiolani Street to the west. The RM zoning provides for medium and high density residential uses. The district includes areas with full community facilities and services, and may occupy transition areas between commercial or industrial areas and other districts of less intense land use. The requested RM zoning would be consistent with the designation on the LUPAG Map for this area of Hilo, as surrounding areas are a combination of single- family and multiple-family residential uses. The State Land Use designation for the subject property is Urban. The property is unclassified by the Land Study Bureau's Productivity Rating. The proposed change of zone would complement the existing land -2- uses that already exist in this area and will provide for an orderly development of the area. The property is a vacant, approximately 21,780-square foot parcel on the western side of Kinoole Street. The property was formerly used as a site for a single-family residence. The structure has been removed and the site has been cleared of all vegetation. The property is fairly level and is located at approximately the 90-foot elevation level. Lands in the immediate vicinity are zoned RS-10 with mostly residential uses. There are single-family dwellings to the north and south of the property. Lands northwest and west of the site are zoned RM-1 and includes the Hilo Meishoin Church and UH Student Housing (36-unit Tohbi Hale). There is an abandoned railroad right-of- way adjacent to the property to the west. All utilities and services are available to the site. Access to the project site is from Kinoole Street, a County roadway with a right-of-way width of approximately 50 feet with a 24-foot wide pavement. The Department of Public Works recommends that the applicant provide improvements to the entire frontage along Kinoole Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities. The improvements shall be located within the 5-foot wide future road widening setback as designated by the City of Hilo Zone Map. County water is available to the site. The project will connect to the existing County sewer line on Kinoole Street. Solid waste will be handled by commercial haulers. 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", an area outside of the 500-year floodplain. As the property was previously developed with a dwelling, no professional surveys were conducted of the site. The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Department. By -3- letter dated July 3, 2006, the applicant has requested a letter of "no effect' 'from the State Department of Land and Natural Resources Historic Preservation Division. No professional surveys were conducted of the site. The property has been cleared of all structures and vegetation. Thus, the applicant does not believe that rare or endangered floral or faunal resources are on the site The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is located more than one mile from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. According to the applicant, as the property was previously developed with a dwelling, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Based on the above findings, approval of this change of zone from Single- Family Residential 10,000 square feet (RS-10) to Multiple-Family Residential 1,000 square feet (RM-1) 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. -4- CTAmRRZ &o-8/21/06 DR. ALLAN TAKASE CHANGE OF ZONE APPLICATION (REZ 06-000044) CONDITIONS OF APPROVAL A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Prior to the issuance of a water commitment from the Department of Water Supply, the applicant shall submit the anticipated maximum daily water usage calculations as recommended by a registered engineer, and a water commitment deposit in accordance with its "Water Commitment Guidelines Policy" within 180 days from the effective date of this ordinance. C. The applicant shall install a reduced pressure type backflow prevention assembly within five (5) feet of the meter on the project site, prior to the issuance of a Certificate of Occupancy. The installation and assembly of the backflow preventer shall be inspected and approved by the Department of Water Supply. D. 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 from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code within one (1) year from the effective date of this ordinance. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also be indicated on the plans to mitigate any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements). E. All driveway connections to Kinoole Street shall conform to Chapter 22, County Streets, of the Hawaii County Code. F. The applicant shall construct full improvements to the entire property frontage along Kinoole Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk and any required relocation of utilities, meeting with the approval of the Department of Public Works, within five (5) years of issuance of a Certificate of Occupancy. G. If required, drainage study shall be prepared and submitted to the Department of Public Works for review and approval, prior to submittal of plans for Plan Approval review. Drainage improvements, if required, shall be constructed, meeting with the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. H. The project shall connect to the County sewer system. 1. Street lights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works. J. 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-HPD when it finds that sufficient mitigation measures have been taken. K. Should the County 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. L. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Article 1, Hawaii County Code relating to Affordable Housing Policy. This requirement shall be approved by the Administrator of the Office of Housing and Community Development prior to Final Plan Approval for any new residential structures. M. The applicant shall make its fair share contribution to mitigate the potential regional impacts of the property with respect to parks and recreation, fire, police, solid waste disposal facilities and roads. The fair share contribution shall become -2- due and payable prior to receipt of Final Plan Approval. The fair share contribution for each lot shall be based on the actual number of residential units developed. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three years after the effective date of this ordinance, based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair share contribution shall have a maximum combined value of $6,653.40 per multiple family residential unit ($10,368.57 per single family residential unit). The total amount shall be determined with the actual number of units according to the calculation and payment provisions set forth in this condition. The fair share contribution per multiple family residential unit (single family residential units) shall be allocated as follows: • $3,281.93 per multiple family residential unit ($4,999.91 per single family residential unit) to the County to support park and recreational improvements and facilities; • $103.73 per multiple family residential unit ($241.20 per single family residential unit) to the County to support police facilities; • $319.07 per multiple family residential unit ($476.39 per single family residential unit) to the County to support fire facilities; • $142.21 per multiple family residential unit ($208.57 per single family residential unit) to the County to support solid waste facilities; and • $2,806.46 per multiple family residential unit ($4,442.50 per single family residential unit) to the County to support road and traffic improvements. In lieu of paying the fair share contribution, the applicant may contribute land and/or construct improvements/facilities related to parks and recreation, fire, police, solid waste disposal facilities and roads within the region impacted by the proposed development, subject to the review and recommendation of the Planning Director, upon consultation with the appropriate agencies and approval of the County Council. -3- N. The applicant shall comply with all applicable County, State and Federal laws, rules, regulations and requirements. 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 Director 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. -4- +tv of 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 MULTIPLE FAMILY RESIDENTIAL - 1,000 SQUARE FEET (RM-1) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-2-26:24. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: 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 Multiple Family Residential - 1,000 square feet (RM-1): Beginning at a pipe at the North comer of this lot, the East corner of Lot 7, Block 203, and on the West side of Kinoole Street the coordinates of said point of beginning referred to Government Survey Trig. Station "HALAI" being 4640.23 feet South and 7291.56 feet East, as shown on Government Survey Registered Map No. 2705, and running by true azimuths: 1. 328° 10' 90.0 feet along West side of Kinoole Street; 2. 58° 10' 242.00 feet along Lot 5; 3. 148° 10' 90.0 feet along railroad right-of-way (30 feet wide); 4. 238° 10' 242.0 feet along Lot 7 to the point of beginning. Area 21,780 square feet, more or less. -1- 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: (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawaii Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -2- , CG-20 G-f0 R 10 -TO RS-10 tR CG-10 W LANIKAULA ST W LANIKAULA ST R 10 R 1 RM•1 RM-1 RS-10 RM-4 R 10 gN/RS•10 ~~pj RS-1N N -i { V W RS-f0 RS- 0 F RM-1 S OLONA ST i SINGLE-FAMILY R 10 RS-10 RESIDEN IAL40,000 S4 FT (RS-10) RS40 T MULTIPLE•FAMIL 4 64 23 A RESIDE TIAL•1,000 SQ. FT. RM-1 7,29 .56E a 21,780 SQ. FT. tai:. 5 RM-1 _ RM-i RS-10 RS-10 OPEN h W J O RM-1 i RS-10 OPEN R •10 RS-10 CN-10 CN-20 RM-f.5 E KAWILI ST W KAWILI ST RS f0 RS-f0 RM-4 RS-10 RS-10 RS-10 RS-f0 1509eet 300 150 0 300 600 900 1,200 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 MULTIPLE-FAMILY RESIDENTIAL-1,000 SQ. FT. (RM-1) AT WAIAKEA, SOUTH HILO, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII MK: 2-2-026:024 Date: July 13, 200 EXHIBIT "A" (Dr. Allan Takase:1205)