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HomeMy WebLinkAboutCOM 0088.000 2006-2008 +tY Oi N,~ rP'•' Dizie Kaetsu Harry Kim ` ~?r MnnngingDirecfor Mrtyor • g::~,o Barbara Kossow r~r~ ~ •M'~• Depury Mnnnging Director County of Hawaii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-0252 (808) 961 S2I 1 • Fax (808) 961 b553 KONA: 75-5706 Kuakini Highway, Suite !03 Kailua-Kona, Hawaii 96740 (808) 329-5226 Fax (808) 326-5663 January 8, 2007 Honorable Pete Hoffmann, Chairman and Members of the County Council ~ ~ County of Hawaii cLr 333 Kilauea Avenue, 2°d Floor Hilo, HI 96720 J Dear Chairman Hoffmann and Members: State Land Use Boundary Amendment Application (SLU 06-000012) Request: Agricultural to Urban Change of Zone Application (REZ 06-000045) Request: A-3a to RA-.Sa Applicant: Glenn T. Nakamura Tax Map Key: 2-2-56:23 Change of Zone Application (REZ 06-000051) Applicant: Hawaii Island Veteran's Memorial, Inc. Request: O to RM-1 Tax Map Key: 2-4-57:portion of 1 ~hange of Zone Application (REZ 06-000049) Applicant: Bruce A. Hansen Request: RS-10 to ML-20 Tax Map Key: 2-2-35:58 Change of Zone Application (REZ 06-000050) Applicant: Scott Olin Request: A-20a to A-l0a `TaxQMap Key: 7-3-26:17 ` ~ Comm. No. Ref. To: Ref. Date JAN 0 9 1007 Honorable Pete Hoffmann, Chairman and Members of the County Council Page 2 January 8, 2007 Planning Director Initiated Amendment to Chapter 25 (Zoning) Hawaii County Code 1983 (2005 Edition) 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 letters and enclosures regarding the above-referenced requests. Si Harry Kim Cf Mayor Enclosures cc: Planning Department fY L ••i'~ •••h w N'+ County of Hawaii PLANNING COMMISSION Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720 December 19, 2006 Phone (808)961-8288 Fax (808)961-8742 Y] ~.ul :1 ~ - c ' Pete Hoffinann, Chairman and Members of the County Council CD County of Hawaii 333 Kilauea Avenue, 2nd Floor ~ Hilo, HI 96720 ~ _ a Dear Chairman Hoffinann and Council Members: Change of Zone Application (REZ 06-000049) Applicant: Bruce A. Hansen Request: RS-10 to ML-20 Tax Map Kev: 2-2-35:58 The Planning Commission, after a duly held public hearing on December 1, 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 Limited Industrial - 20,000 square feet (ML-20) for approximately 21,050 square feet of land. The property is located on the west side of Kanoelehua Avenue approximately 100 feet south of the Kanoelehua Avenue and Hualani Street intersection, Waiakea Houselots 1st Series, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting a change of zone from RS-10 to ML-20 to demolish an existing older dwelling on the property and construct apre-engineered single-story metal building with 7,488 square feet of interior space. Two tenants (undetermined at this time) will occupy the front part of the building. The rear of the building will be used for Concept Construction, the applicant's business, located on the adjacent property to the south. The remainder of the property will be used for parking and landscaping. Eighteen parking spaces will be provided. An existing building on the adjacent property is being removed and sixteen additional parking spaces will be provided in its place. The estimated cost of the project is $450,000 for the building, and approximately $100,000 for the site work. Hawaii County is an Equal Opportunity Provider and Employer Pete Hoffmann, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standazds 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 similaz areas in the County. The Change of Zone request from Single-Family Residential 10,000 square foot (RS-10) to Limited Industrial - 20,000 square feet (ML-20) will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standazds are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The proposed project also conforms to the Land Use -Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project azea is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, lazge storage and transportation facilities and light industrial uses. The ML zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. Pete Hoffmann, Chairman and Members of the County Council Page 3 The State Land Use designation for the subject property is Urban. The Hilo Community Development Plan (CDP) adopted in 1975 suggests the retention of residential uses in this area. However, this azea is transitioning to commercial and light industrial uses. The advantage of this azea is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The property is a relatively level approximately 21,050-square foot pazcel on the west side of Kanoelehua Avenue. There is an approximately 55-yeaz old single-family dwelling on the property. The dwelling will be demolished. The land uses in the immediate area are a mix of commercial and industrial uses. Hilo International Airport is zoned ML-20 and located east of the property. Commercial and/or industrial uses nearby include warehousing, aviation related uses, and office buildings. Immediately adjacent properties are zoned RS-10 to the north and ML-10 to the south. All utilities and services are available to the site. Access to the project site is proposed from Kanoelehua Avenue, a State highway with six lanes and a divided median in the project area. Along this section of Kanoelehua Avenue, the right-of--way is 120 feet. There is a sidewalk fronting the project site. County water is available to the site. Solid waste will be handled by commercial haulers. Electricity and telephone services aze available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. As the project site was previously improved with a dwelling, no professional archaeological survey was conducted of the site. By letter dated July 14, 2006, the DLNR-HPD has stated that "no historic properties will be affected by this undertaking because 1) residential development/urbanization has altered the land; 2) the subject pazcel is in an established subdivision, and has already been developed." No professional flora or fauna surveys were conducted of the site. The applicant does not believe that raze or endangered floral or fauna] resources are on the site. The property is located in an urban setting in close proximity to the airport and aviation related uses and was previously cleared and used as a dwelling site. Pete Hoffinann, Chairman and Members of the County Council Page 4 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 less than one mile from the shoreline and will not be impacted by coastal hazazd and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. 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 azea. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from Single-Family Residential 10,000 squaze feet (RS-10) to Limited Industrial -20,000 squaze feet (ML-20) 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. We aze enclosing copies of the staff Backgound and Planning Director's Recommendation for your information. Sincerely, SL_ C. Kimo Alameda, Chairman Planning Commission Lhansen02PC Enclosures cc: Sherrill Erickson, Esq. Mr. Bruce Hansen Department of Public Works Department of Water Supply Department of Land & Natural Resources-HPD/Kona Rodney Hazaga, Director/DOT-Highways, Honolulu Lincoln Ashida, Esq., Corporation Counsel Bu,.,~uF~..a~unioc COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT BRUCE A. HANSEN CHANGE OF ZONE APPLICATION (REZ 06-0000491 BRUCE A. HANSEN has submitted an application for a Change of Zone from Single- Family Residential 10,000 squaze feet (RS-10) to Limited Industrial - 20,000 squaze feet (ML-20) district for approximately 21,050 square feet of land. The property is located on the west side of Kanoelehua Avenue approximately 100 feet south of the Kanoelehua Avenue and Hualani Street intersection, Waiakea Houselots 1'` series, Waiakea, South Hilo, Hawaii, TMK: 2-2-35: 58. PROPOSED ACTION 1. Request: Change of zone from RS-10 to ML-20 to demolish an existing older dwelling on the property and construct apre-engineered single-story metal building with 7,488 square feet of interior space. Two tenants (undetermined at this time) will occupy the front part of the building. The reaz of the building will be used for Concept Construction, the applicant's business, located on the adjacem property to the south. The remainder of the property will be used for pazking and landscaping. Eighteen parking spaces will be provided. An existing building on the adjacent property is being removed and sixteen additional parking spaces will be provided in its place. (Exhibit 1-Change of Zone application) 2. Cost of construction: $450,000 for the building, and approximately $100,000 for the site work. 3. Landowner: Bruce A. Hansen. STATE AND COUNTY PLANS 4. State Land Use Designation: Urban. 5. General Plan LUPAG Map: Industrial. 6. County Zoning: RS-10. 7. Proposed ML Zoning: • Height limit - 45 feet. -1- ATTACH: Cann. 88 Bill 27 • Minimum yards -front yards 15 feet, side and rear yards, none, except where the adjoining building site is in a RS, RD, RM or RCX zoned district. Where the side or rear property line adjoins the side or reaz yard of a building site in a RS, RD, RM or RCX district, side or rear yazd must conform to the side or rear yard requirements for dwelling use of the adjoining district. 8. Hilo Community Development Plan: The Hilo Community Development Plan adopted by Planning Commission Resolution No. 1 on May 21, 1975 identifies the area as RS-10. 9. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management azea. 10. Special Management Area: The SMA is a part of the Coastal Zone Management Program regulated by the County. The project site is located less than one mile from the shoreline and is not in the SMA. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 11. Subject Property: The property is a relatively level approximately 21,050-square foot parcel on the west side of Kanoelehua Avenue. There is an approximately 55-year old single-family dwelling on the property. The dwelling will be demolished. 12. Surrounding Zoning and Land Uses: The land uses in the immediate area are a mix of commercial and industrial uses. Hilo International Airport is zoned ML-20 and located east of the property. Commercial and/or industrial uses nearby include warehousing, aviation related uses, and office buildings. Immediately adjacent properties aze zoned RS- 10 to the north and ML-10 to the south. 13. U.S.D.A. Soil Type: Keaukaha extremely stony muck, 6 to 20 percent slopes (rKFD). The Keaukaha Series consists of well drained, thin organic soils over pahoehoe lava bedrock. 14. Land Study Bureau's Productivity Rating: Unclassified. 15. Noise Impacts: Existing ambient noise includes airport/aviarion use, traffic, wind and foliage. Short-term noise impacts associated with the project will be temporary with compliance to all applicable State rules governing construction noise abatement. 16. Air Quality: The proposed project should not directly impact air quality in the azea. -2- Fugitive dust during construction can be mitigated by compliance with the Department of Health's regulations. The only impact to air quality would be associated with vehicular traffic to and from the site. 17. FIItM: Zone "X", an area outside of the 500-year flood plain. 18. Coastal Hazards: The subject property is not an oceanfront parcel, and will not affect, or be affected by shoreline processes. 19. Recreational Resources: The proposed development will not reduce the size of the coastline or other areas used for public recreational uses. 20. Visual Resources: The proposed project will not affect the line-of--sight toward the ocean. 21. Flora/Fauna: No professional surveys were conducted of the site. The property is located in an urban setting in close proximity to the airport and aviation related uses. The site was previously cleared and used as a dwelling site. 22. ArchaeologicaUHistorical Resources: As the property is improved with a dwelling, no professional surveys were conducted of the site. By letter dated July 14, 2006, the DLNR-HPD has stated that "no historic properties will be affected by this undertaking because 1) residential development/urbanization has altered the land; 2) the subject parcel is in an established subdivision, and has already been developed." 23. 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. 24. Traffic: The applicant states "the volume of traffic generated by the two businesses in the front of the new building is not expected to be substantial, well within the capacity of the six-lane State Highway that fronts the property to absorb. As the property is already used for storage by Concept Construction, the proposed use for storage in the back would not add traffic." The existing driveway to Kanoelehua Avenue will be used for ingress, and a driveway on the adjacent property would be used for egress. This circulation pattern is proposed to promote only one exit for the two adjacent properties for a more orderly entrance of vehicles. -3- 25. Public Access: There is no record of a designated public access to the shoreline or mountain azeas that traverses the property. PUBLIC UTILITIES AND SERVICES 26. Access: Access to the project site is from Kanoelehua Avenue, a State highway with six lanes and a divided median in the project azea. Along this section of Kanoelehua Avenue, the right-of--way is 120 feet. There is a sidewalk fronting the project site. 27. Water: According to the Department of Water Supply, County water is available to the site via a 12-inch waterline fronting the property. 28. Wastewater: According to the applicant, the project will connect to the County sewer line. The Department of Health states that "the applicant needs to address the location of all existing wastewater systems." 29. Solid Waste: Solid waste will be handled by commercial haulers. 30. Essential Utilities and Services: Electricity and telephone services are available to the site. AGENCIES' AND ORGANIZATIONS' COMMENTS 31. Department of Public Works: Exhibit 2 -September 25, 2006 memo 32. Police Department: Exhibit 3 -September 13, 2006 memo 33. Fire Department: Exhibit 4 -September 18, 2006 memo 34. Department of Water Supply: Exhibit 5 -October 4, 2006 memo 35. Department of Health: Exhibit 6 -September 22, 2006 memo AGENCIES - NO RESPONSE 36. Department of Environmental Management, Civii Defense Agency, DLNR Land Division and Historic Preservation Division, Department of Transportation, Natural Resowces Conservation Service PUBLIC COMMENTS 37. None as of this writing. -4- 206 ~H ; OF ZONE APPLICATION ~ +PLANN NG DEPARTMENT (Type or legibly print the requested information) APPLICANT: lJ(~ V t't APPLICANTS SIGNATURE: < DATE: Z~6 ADDRESS: Q/o COr1ePQ~ COns+rUc~}i0n , =nc. ~5g 1ZAnoelehva Ave. ~tln, NGV~(Q~'1 ~{b~Z~ LIST APPLICANTS INTEREST IF NOT OWNER: N ~A LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: N I A PHONE:(Bus.)~~Og~ C13 ~ -O 21 ~ (Res.~SSOg ~ ~(-y qQ ~ (Fax) ~~y g ~ q 3S-~ 5`17 LANDOWNER(S): dfUGG' A. ~t(lSe1'1 LANDOWNER SIGNATURE(S): See ctv+her~ Z~ieY1 a~}ac.l~ed DATE: ~`d -ZLY1G~ LANDOWNER(S)ADDRESS: C~0 COrncnM~n,5~rt1G-)•iBY) 558 l~ccno~lehua Ave. ~ 1c ; Nawai' i q zo REQUEST: ~ 5- l ~ TO (Y1 L -~,l7 (Existing caning) ~ (Proposed Zoning) TAX MAP KEY: C Z- Z- O3 S i 0 S `3 STREET ADDRESS OF PROPERTY: St{ ~ Ka n oe ~ e1~ v a A~/ e SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: ZI i O S O S tel. . AGENT: hJe~~l C. ~ ric.it Soh °'"`~/or 51hP~r~11 A. EriLV~Sc»-? ADDRESS: g ~ Pona hawa ~ Sfi. 1-~ ~ 1 v I+a w a ~ i ~ ~ ~ Zo TELEPHONE:(Bus.9~~SSI ~33 3O (Res.~~7g~ -IbC -Oq2~ (Fax)~~1~SS~ ~~~-LI S~ 7 Please indicate to whom originaP correspondence and copies should be sent. ORIGINAL: ~o Ac~FB+- COPIES: ~ rand e t,~)ne r EXH{BiT (See Instructions on Reverse Side) / May 30, 2006 PLANNING DEPARTMENT COUNTY OF HAWAII 101 Pauahi Street, Suite No. 3 Hilo, Hawaii 96720 Ladies and Gentlemen: Re: CHANGE OF ZONE APPLICATION Owner: BRUCE A. HANSEN Tax Map Key No. (3) 2-2-035:058 548 Kanoelehua Ave., Hilo, Hawaii 21,050 square feet/.4832 acre AUTHORIZATION LETTER The undersigned hereby designates Sherrill Erickson, Attorney at Law and/or Architect Neil C. Erickson or their designee as the Applicant/Representative for my Change of Zone Application related to Change of Zone Application No. ( Please forward or address any correspondence or refer any telephone inquiries to the fo?lowing business address/telephone: ARCHITECT NEIL C. ERICKSON and/or SHERRILL ERICKSON ATTORNEY AT LAW 82 PONAHAWAI STREET HILO, HAWAII 96720 Telephone No. (808) 933-1930 Thank you very much. Sincerely BRUCE A. HANSEN (OWNER) Dated: ~ ~ ~ ~ ' ~o ~Y~Y~~Illrl M I 1 _ _ _ ?aas clc z2 s ~s ATTACHMENT rLP,N~ ~ _ - =?1,ijr=j~( Commercial, RM, Resort, & Industrial PLANNING DEPARThENT 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? If yes, please answer the rest of question 1 and then to ques ion 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? N~/~ c. If your request is approved, approximately haw long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? ,Ik 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? ~Q b. Sell or lease the land to someone who has tentative plans? /Va c. Sell or lease the land to someone who has no plans? d. Keep it? ~~'S e. Other (please state) ~ f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, • include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Cc h S`N't,U' Qre ~n9tnee~~rd b~~ldn~. ?i,,.ro -rer~r?rts ,,1 -~4on+~ ~~w 1` n bac~. Sf nyic ~M. Cash ~1nar~c,v.h . Co vrir.rr~ec. Cor.t.truci~,b~. ltri-tY.,r~ Slx rnov~'F1^s' ~ 6'f~^d~ ~ . 4. Have you performed any study which would demonstrate a need for your proposed building andlor development? If so, please elaborate on your findings in the space provided below. k -2- S. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? If so, please elaborate on your findings in the space provided below. H~A 6. Are there any buildings on the subject area? If so, what kind? 1 Sl~nylr ~tyi+ily N-ory.a What do you intend to do with those buildings if your request is approved? Q Q ono ~ni p-t+ Sip . 7. Is the subject land currently being used for any agricultural activitity? ~1G If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? r, a If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X' b. Roads X c. Sewer X d. Drainage X' e. Police Protection ~ f. Fire Protection g. Recreational Facilities h. Public Utilities i. Other X -4- For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. N/ A 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. Nv Signature: ~ Q. ~ ~~a.,,,e.,.~ Address: 55`6 IlanoPlehua Ave, NilU,l~7 q~~ZO Telephone: ~ q 3 tj- D L7 Q Date: ZQnL., -5- c~~n~iSno ~QOfi fiDG 2?_ c~ a u~ ~~,~„r,,~, Environmental Report ' r'~~ ~ ~ ,°a~ T w~ aiR~gni~sata~or Change of Zone, TMK 2-2-035:058 Kanoelehua Avenue, Hilo Prepared for Bruce A. Hansen by Geometrician Associates August 2006 A. SUBJECT REQUEST 1. Details of Proposed Use a. Project description; b. Statement of objectives and reason for the request; c. Number ofacres/square feet; , d. Proposed units/floor area of proposed building envelope; e. Timeframe and cost; f. Membership size/number of employees and clientele; and g. Parking arrangement: Bruce Hansen is preparing to apply for a change of zone from RS-10 (Single-Family Residential) to MLa0 (Limited Industrial) for his 21.050 squae-foot property (TMK 2- 2-035:058) located on Kanoelehua Avenue in Hilo (Figure 1). He plans to demolish an existing older home on the property and erect apre-engineered single-story metal building with 7,488 squaze feet of interior space (Figure 2). It is expected that two tenants, operating businesses that have not yet been identified, would occupy the front part of the building. The rear of the building would be used for storage for Concept Construction, Mr. Hansen's business, which is located on an adjacent property. The remainder of the property will be used for parking and landscaping. A total of 18 parking spaces will be provided. In addition, an existing building on the ' adjacent property is being removed and in its place Mr. Hansen will be providing 16 additional pazking spaces. Mr. Hansen would finis~t design, obtain building permits, and commence construction shortly after rezoning. The total project will cost approximately $450,000 for the building, and approximately $100,000 for the site work. The objectives of the project are to provide additional space for Concept Construction, provide floor space for use by other businesses, and promote land use in conformance with the General Plan designation of Industrial for the property. h. Traffic impacts: Access to the project site would be from Kanoelehua Avenue (State Highway i l), which is under the jurisdiction of the Hawaii State Department of Transportation, Highways Division (HDOT). The volume of traffic generated by the two businesses in the front of the new building is not expected to be substantial, well within the capacity of the six-lane State Highway that fronts the property to absorb. As the property is already used for storage by Concept Construction, the proposed use for storage in the back would not add traflc. Similar business driveways are present along the length of Kanoelehua Avenue, which has been designed to accommodate the industrial zoning for this corridor that is specified in the General Plan. An existing driveway to Kanoelehua Avenue would be utilized for ingress, and a driveway on the adjacent property would be used for egress. This circulation pattern is proposed in order to promote otily one exit for the two side-by-side properties, which will allow for a more orderly entrance of vehicles. The applicant will be required to meet all applicable requirements of HDOT, including construction of driveway access and the construction of all sidewalk azeas affected by the driveway access. i. Other related information; and j. Proposed on-site and off-site infrastructure: As sewer lines aze not available fronting the property, wastewater treatment would be via aseptic system and leach field until such time as a sewer main is installed in Kanoelehua Avenue. B. CONFORMANCE WITH STATE/COUNTY PLANS 2. State Land Use Designation: The State Land Use District is Urban. 3. Coastal Zone Management: The purpose of the federal Coastal Zone Management Act (CZMA) of 1972 (U.S.C. 1451-1464) is to preserve, protect, develop and where possible enhance the resources of the coastal zone. The objectives of the Hawaii Coastal Zone Management Program are presented below, along with discussion of the consistency of the rezoning with each: Change of Zone Environmental Report, T.L1K 1-2-03.i: 058 Page,? Recreational Resources: Provide coastal recreational opportunities accessible to the public. The proposed rezoning does not affect trails, dedicated public right-of- way or any State, County or federal pazk. No streams, shoreline azeas or other waterways aze affected. Historic Resources: Protect, preserve, and where desirable, restore those natural and man-made historic and prehistoric resources in the CZM that are significant ' in Hawaiian and American history and culture. No historic sites will be affected. Scenic and Open Space Resources: Protect, preserve, and where desirable, restore or improve the yualiry of coastal scenic and open space resources. No scenic landmarks aze present, and the rezoning would not lead to the construction of structures visible between the nearest coastal roadway and the shoreline. Coastal Ecosystems: Protect valuable coastal ecosystems• from disruption and minimise adverse impacts on all coastal ecosystems. No activities near the coastline are involved, and there will be no effect on coastal ecosystems. All drainage improvements will conform with appropriate laws and regulations in order to ensure minimal impacts on ;roundwater and coastal waters. Economic Uses: Provide public or private facilities and improvements important to the State's econonry in suitable locations. The location is highly suitable fdr a the proposed use, and the project would not adversely affect existing economic activities. Coastal Ha=ards: Reduce hcz:ard to life and property from tsunami, storm waves, stream flooding, erosion, and subsidence. The proposed rezoning is not adjacent to the coast and no coastal hazazds are involved. Managing Development: Improve the development review process, communication, and public participation in the management of coastal resources and hazards. The proposed rezoning conforms with the State and County land use designations for the area and would support land use in accordance with State and County plans. Beach Protection. No beaches are present or would be affected by the proposed rezoning. A.~Iarine Resources. The rezoning will not affect marine resources in any adverse wav. In summary, the rezoning would not impact these coastal zone resources and appears to be consistent with the objectives of the program. Change of Zone Environmental Report, T.~(K 1-Z-03S:O.i8 Page 3 4. Applicable goats and policies of the General Plan: The General Plan for the County of Hawaii is the document expressing the broad goals and policies for the long-range development of the Island of Hawaii. The plan was adopted by ordinance in 2005. The General Plan is organized into thirteen elements, with policies, objectives, standazds, and principles for each. There are also discussions of the specific applicability of each element to the nine judicial districts comprising the County of Hawaii. Below aze pertinent sections followed by a discussion of conformance. ECONOMIC GOALS • Provide residents with opportunities to improve their quality of life through ' economic development that enhances the County's natural and social environments. • Economic development and improvement shall be in balance,with the physical, social, and cultural environments of the island of Hawaii. • Strive for diversity and stability in the economic system. • Provide an economic environment that allows new, expanded, or improved economic opportunities that aze compatible with the County's cultural, natural and social environment. Discus.sron: The proposed change of zone would further the County's goals of providing an economic environment that allows for new or existing businesses to expand and diversity the County's economic base, thereby increasing the choice of occupations. The proposed project is in balance with the natural, cultural and social environment of the County, and it would create temporary constructionjobs for local residents and indirectly affect the economy through construction industry purchases from local suppliers. A multiplier effect takes place when these employees spend their income for food, housing, and other living expenses in the retail sector of the economy. Such activities are in keeping with the overall economic development of the island. ENVIRONMENTAL QUALITY GOALS , • Define the most desirable use of land within the County that achieves an ecological balance providing residents and visitors the quality of life and an environment in which the natural resources of the island aze viable and sustainable. • Maintain and, if feasible, improve the existing environmental quality of the island. Change of Zone Environmental Report, T.~9K 3-?-03.i:0.i8 Page -1 ENVIRONMENTAL QUALITY POLICIES • Take positive action to further maintain the quality of the environment. ENVIRONMENTAL QUALITY STANDARDS • Pollution shall be prevented, abated, and controlled at levels that will protect and preserve the public health and well being, through the enforcement of appropriate Federal, State and County standards. • Incorporate environmental quality either as standards in appropriate ordinances or as conditions of approval. Discussion: The proposed rezoning, which would occur on a completely developed property, would not have an adverse effect on the environment and would not diminish the valuable natural resources of the region. HISTORIC SITES GOALS • Protect, restore, and enhance the sites, buildings, and objects of significant historical and cultural importance to Hawaii. • Appropriate access to significant historic sites, buildings, and objects of public interest should be made available. HISTORIC SITES POLICIES • Agencies and organizations, either public or private, pursuing knowledge about historic sites should keep the public apprised of projects. • Require both public and private developers of land to provide historical and archaeological surveys and cultural assessments, where appropriate, prior to the clearing or development of land when there aze indications that the land under consideration has historical significance. • Public access to significant historic sites and objects shall be acquired, where appropriate. Discussion: No archaeological resources or other historic sites aze present on the completely developed property, which currently has asingle-family residence from the mid-20`h century with no azchitectural or other historic value. Change of Zone Environmental Report, T LIK 3-?-035: O.i8 Page .i FLOOD CONTROL AND DRAINAGE GOALS • Conserve scenic and natural resources. • Protect human life. • Prevent damage to man-made improvements. • Control pollution. • Prevent damage from inundation. • Reduce surface water and sediment runoff FLOOD CONTROL AND DRAINAGE POLICIES • Enact restrictive land use and building structure regulations in azeas vulnerable to severe damage due to the impact of wave action. Only uses that cannot be located elsewhere due to public necessity and chazacter, such as maritime activities and the necessary public facilities and utilities, shall be allowed in these azeas. • Development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works incompliance with all State and Federal laws. FLOOD CONTROL AND DRAINAGE STANDARDS • Applicable standards and regulations of Chapter 27, '`Flood Control," of the Hawaii County Code. • Applicable standards and regulations of the Federal Emergency Management Agency (FEMA). • Applicable standards and regulations of Chapter 10, "Erosion and Sedimentation Control" of the Hawaii County Code. • Applicable standards and regulations of the Natural Resources Conservation Service and the Soil and Water Conservation Districts. , Discussion: The property is within the Zone X, or areas outside the 100-yeaz floodplain, according to the Flood Insurance Rate Maps (FIRM). The improvements aze subject to review by the Hawaii County Department of Public Works to ensure that all relevant standards of Chapter 27 and Chapter 10 are addressed. Change oJ'Zone Environmental Report, T.LfK 1-2-03.i: 0.i8 Page 6 NATURAL BEAUTY GOALS • Protect, preserve and enhance the quality of azeas endowed with natural beauty, including the quality of coastal scenic resources. • Protect scenic vistas and view planes from becoming obstructed. • Maximize opportunities for present and future generations to appreciate and enjoy natural and scenic beauty. NATURAL BEAUTY POLICIES • Increase public pedestrian access opportunities to scenic places and vistas. • Protect the views of areas endowed with natural beauty by carefully considering the effects of proposed construction during all land use reviews. • Do not allow incompatible construction in azeas of natural beauty. Discussion: The rezoning will affect only areas that are developed and none recognized or protected for their scenic beauty. Nevertheless, in order to minimize impact to adjacent residences, landscaped border strips will be developed adjacent to the side and back property lines. NATURAL RESOURCES AND SHORELINES GOALS • Protect~and conserve the natural resources of the County of Hawaii from undue exploitation, encroachment and damage. • Provide opportunities for the public to fulfill recreational, economic, and educational nerds without despoiling or endangering natural resources. • Protect and promote the prudent use of Hawaii's unique, fragile, and significant environmental and natural resources. • Ensure that alterations to existing landforms and vegetation, except crops, and construction of structures cause minimum adverse effect to water resources, and scenic and recreational amenities and minimum danger of floods, landslides, erosion, siltation, or failure in the event of earthquake. Discussion: The property is not located near the shoreline nor in azeas subject to environmental hazazds. Change of Zone Environmental Report, T:UIK 2-?-03.i: 0.i8 Page 7 LAND USE GOALS • Designate and allocate land uses inappropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. LAND USE POLICIES • Zone urban- types of uses in azeas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Promote and encourage the rehabilitation and use of urban areas that aze serviced by basic community facilities and utilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Encourage urban development within existing zoned areas already served by basic infrastructure, or close to such areas, instead of scattered development. LAND USE STANDARDS ' • 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. • Zoning may be recommended on an incremental basis depending upon construction schedule, development of supporting services and facilities, and other pertinent factors beazing upon the performance of the petitioner. • The establishment ofurban-types of zoning may include additional acreages to account for acreages utilized for public benefit, such as historic sites, public access and pazks. INDUSTRIAL LANDS GOALS According to the 2005 General Plan (p. 14-33): There are three industrial zoning districts within the Zoning Code: General IndustriaP (MG); Limited Industrial (ML); and Industrial -Commercial Mixed District (MCX). The MG district applies to areas for uses that aze generally considered to be offensive and noxious. These noxious heavy industrial uses must be separated from residential and other incompatible uses in the zoning process. The ML district applies to azeas for business and industrial uses that are generally in support ef, but not necessarily compatible with those permissible activities and uses in other commercial districts. • Designate and allocate industrial areas in appropriate proportions and in keeping with the social, eultural, and physical environments of the County. • Promote and encourage the rehabilitation of industrial areas that are serviced by basic community facilities and utilities. Chunge of Zone Environmental Report. T.bIK ?-2-03.i:0.i8 Page 8 INDUSTRIAL LANDS POLICIES • Support the creation of industrial parks in appropriate locations as an alternative to strip development. • Achieve a broader diversification of local industries by providing opportunities for new industries and strengthening existing industries. • Locate industrial areas convenient to transportation facilities, and provide a vaziety of industrial zoned districts and lot sizes, depending on the needs of the industries and the communities. • Improve the aesthetic quality of industrial sites and protect atztenities of adjacent areas by requiring landscaping, open spaces, buffer zones, and design guidelines. • Industrial development shall be located in areas adequately served by transportation, utilities, and other essential infrastructure. • Provide flexibility within the Zoning Code to accommodate emerging new industries. • Industrial-commercial mixed use districts shall be provided in appropriate locations. • Require developers to provide basic infrastructure necessary for development. INDUSTRIAL LANDS STANDARDS • Industrial development shall maintain or improve the quality of the present environment. • lndustrial'activities may be located close to raw materials or key resources. • Topography of industrial land shall be reasonably level. ' • Industrial development shall be conveniently located to its labor resource. • Buffer zones shall be established between industrial and adjacent incompatible uses of land. • The direction of wind patterns and the absence of tradewinds.shall be considered • in the siting of industrial areas. INDUSTRIAL LANDS COURSES OF ACTION FOR SOUTH HILO DISTRICT According to the 2005 General Plan (p. 14-36): "The South Hilo district has approximately 2,185 acres of industrial zoned lands. With almost 36 per cent of the island's Industrial-zoned lands, South Hilo is the major industrial enter on the island. The principal industrial aeeas are the Kanoelehua area, Hilo Harbor, and the Hilo International Airport area. Industrial development in Hilo is primazily due to its available transportation facilities, the hazbor and airport, and its concentration of population. Change of Zone Environmental Report, T.1~/K?-1-03J:O.i8 Page 9 1 There are also industries involved with the processing and packaging of locally grown ptoducts. Papaya grown in Puna is inspected, fumigated, and packaged in Hilo. Major processors of livestock products are located in South Hilo. Other industrial activities include quarrying, garment manufacturing, storage, wholesaling facilities and numerous other population service-oriented activities. Besides transportation facilities, major advantages of Hilo include the availability of labor, a full range of community facilities and the availability of utilities and land. Industrial activities in both service and non-service categories are expected to expand in Hilo." • Encourage the centralization of industrial activities in the Kanoelehua Industrial azea. Noxious industries shall be located away from residential and related azeas. • Identify sites suitable for future industrial activities as the need azises. • Encourage the State and the Department of Hawaiian Home Lands to develop industrial zoned lands in the Kanoelehua Industrial area and airport industrial, azea. • Allocate appropriately zoned lands. • Industrial-commercial mixed use districts may be provided at appropriate locations. Discussion: The proposed rezoning would be consistent with all State and County designations for the azea, including the LUPAG designation of Industrial, and is appropriate given existing land use and community needs. It would be compatible with adjacent zoned uses, and is centrally located in an azea with adequate public services, utilities, access, and proximity to labor and customer markets. The proposed project is in balance with the natural, cultural and social environment of the County. The change of zone would encourage the development of the Kanoelehua Industrial azea, which is serviced by basic community facilities and utilities. It would help diversify local industries by providing opportunities for new industries. Appropriate buffers and landscaping would protect the aesthetic quality and amenities of adjacent areas. The topography is level and all physical attributes of the site aze well-suited to industrial use. 5. General Plan designation (LUPAG); and 6. _ Zoning: The General Ptan LUPAG designation for the property is Industrial, and rezoning from RS-10 (Single-Family Residential) to ML-~0 (Limited Industrial) is completely consistent with this designation. 7. Community Development Plan: Although the Hilo Community Development Plan (CDP) lone Guide Map adopted in 1975 suggested the retention of Single Family Residential (RS-10) zoning in this azea, Change of Zone Environmental Report, T.1~IK 2-2-03,1: 0,58 Page 10 there has been an increase in demand for additional industrial-zoned lands. This is reflected in the various change of zone requests approved along Kanoelehua Avenue and Kalanikoa Street. The advantage of this area is its location inclose proximity to water, air transportation terminals, hazbor facilities and the urban core of Hilo. The proposed change of zone would, therefore, complement the existing industrial land uses, be consistent with the transition that is occurring in the immediate vicinity and provide for an orderly industrial development of the azea. 8. Special Management Area The property is not located with the Special Management Area. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING ' OF THE PROPERTY AND SURROUNDING AREA Physical Characteristics/Environmental Setting: 9. Description of subject property, location, climate, topography, slope, soils (including size, shape existing structures): The 21,050 square-foot (sf) property, located on the west side of Kanoelehua Avenue about 100 feet south of Hualani Street, has an existing 1,380-sfsingle-family home that was built in 1951. The one-story home is built of wood, with single-wall construction and a corrugated metal roof. There is also a 525-sf gazage and a 250-sf utility shed. Climate in Hilo is wet and warm, with an average annual rainfall of about 125 inches (Giambelucca et al 1986). The slope on the property is basically flat. The surface geology is basalt lava flows from Mauna Loa (Wolfe and Moms 1996). The soil is classified~as Keaukaha extremely rocky muck (USCS 1973). Very little soil exists on the site. 10. Lava Hazard Zone: The project site is located in Lava Flow Hazazd Zone 3 (on a scale of ascending risk 9 to 1). Zone 3 is considered "less hazardous than [Z]one 2 [which is adjacent to and dovvnslope of active risk zones] because of greater distance from recently active vents and/or because the topography makes it less likely that flows will cover these areas" (Heliker 1990). As such, there is some risk of lava inundation over relatively short time scales. 11. Distance from coastline: The nearest shoreline is 0.66 miles to the north at Reed's Bay. Change of Zone Environmental Report, T.L/K 3-?-03.i: 0.i8 Page II 12: Agricultural Lands of Importance to the State of Hawaii (ALISH) designation: The site is not classified on ALISH maps as it is considered urban. , 13. U.S.D.A. Natural Resources Conservation Service soil type: The soil is classified as Keaukaha extremely rocky muck. This thin soil is permeable above the pahoehoe layer (typically located at about 8 inches in depth) but very slowly permeable below (USCS 1973). 14. Land Study Bureau Soil Rating: The property is classified as Urban. 16. Flood Insurance Rate Map (FIRM) designation: The project site is designated A?{@, defined as areas outside the 500 year flood plain, on the Flood Insurance Rate map (FIRM) by the Federal Emergency Management Agency (FEMA). 16. Existing drainage ways or improvements: No existing drywells, drainage ditches, or other drainage improvements are present Drywells will be installed as directed by the project civil engineer. 17. Air/noise/water quality: Air pollution in the Hilo area from manmade sources is minimal. Volcanic emissions of sulfur dioxide convert into particulate sulfate that causes a volcanic haze (vog) to blanket the azea during occasional episodes when trade winds are not present, especially during winter. Ambient noise at the site is fairly high, because of the adjacent State Highway, the nearby airport, and adjacent residential and industrial uses. There aze single-family residences adjacent to the property. To mitigate any potential noise and visual impacts, it is recommended that a landscaping buffer be established, along the side and rear property boundaries. The characteristics of the buffer may be determined as part of the plan approval process. The applicant plans to include a four (4) foot high rock wall, and a five (5) foot planting strip on the north and west boundazy lines. The new building exterior wall height will be about four (4) feet less than the existing building. ' Change of Zone Environmental Report, T:L1K 3-2-035:058 Page !2 Historic Resources: 18. Existing archaeological, cultural or historic sites on National Register or Hawaii Register: No archaeological resources or other historic sites aze present on the completely developed property, which currently has asingle-family residence from the mid-20'h century with no architectural or other historic value. The State Historic Preservation Division was contacted by fetter in June 2006 to confirm the absence of adverse effect upon historic sites of the proposed rezoning and any subsequent development. Natural Resources: 19. Existing floral/fauna) resources (any native or exotic plants, any listed or candidate threatened or endangered species): The site was formerly completely developed as asingle-family residence and yard, and no natural vegetation is present. Currently, various ornamental plants such as coconut, gardenia, iris and hapu'u (a native) aze present, and much of [he site is dominated by weeds such as Buddleia, guava, rattlepod, euphorbia, made pilau, tulip tree, guinea grass, and gunpowder trees. A few hazdy native ferns and sedges aze also present. This habitat is not appropriate for native animals. No threatened or endangered or otherwise rare native plants or animals are present. No streams, wetlands, or other aquatic sites aze present on or near the site. 20. Scenic or coastal resources: No scenic azeas listed in the General Plan or other scenic resources are present. The area is not near [he coast. valued Cultural Resources: 21. Traditional and customary native Hawaiian rights that are exercised in the area; the extent to which the proposed development will afflict these rights; and feasible action to be taken to protect native ~-Iawaiian rights, if they exist: The 21.050 squaze-foot property site has been completely developed,as asingle-family residence and no cultural or archaeological features, natural rock formations or caves, gathering resources, or ceremonial azeas aze present. No traditional or customazy native Hawaiian rights aze exercised in the area. Change of Zone Environmental Report, T.t1K ?-2-03.i: 0~8 Page 13 Public access: 22. Existing public access to and along the shoreline or to mountain areas and knowledge of public access being used: This property is not located neaz and does not provide access to the shoreline, mountains, or any other azea. No public or private trails are located on or near the property. Socio-economic characteristics: 23. Social settlement pattern for the area; 24. Economic resources of the area; and 25. Land values: The azea adjacent to Kanoelehua Avenue is a mixture of residential and commercial/industrial uses. Residential values in the area aze limited by the proximity of the airport, the State Highway and neazby industrial uses, but these same factors keep the industrial value of the property high. S:~rrounding Lands: 26. Land use; and 27. Zoning: Land use for surrounding properties is a mixture of residential and commerciallindustrial uses. Zoning vanes from residential to industrial. D. PUBLIC FACILITIES AND SERVICES 28. Description of access (paved/unpaved; private/County; right-of--way and pavement width: Access to the project site would be from Kanoelehua Avenue (State Highway 11), which a six-lane facility is under the jurisdiction of the Hawaii State Department of Transportation, Highways Division (HDOT). HDOT was consulted and replied with a letter indicating that it would withhold comments until receiving a formal notification from the Planning Department (see attached letter). 29. Availability of water: According to a letter from the Department of Water Supply (DWS) in response to early consultation (see attached letter), the site is serviced by a 5/8-inch meter (Account No. Change of Zone Environmental Report, T,LlK 3-?-035: 0.58 Page 1.1 110-6600), which is adequate for a maximum usage of 600 gallons per day. DWS expressed no objections to the proposed change of zone, but listed several requirements . ~ including an estimate by a professional engineer of daily water usage so that the size of larger or number of additional meters can be calculated. Other requirements include backflow preventers and relocation and adjustment of any DWS facilities, if any, that might be disturbed as part of the development. DWS indicated that their response should not be construed as a water commitment. 30. Sewage disposal: As sewer lines aze not available fronting the property, wastewater treatment would be via a septic system and leach field until such time as a sewer main is installed in Kanoelehua Avenue. 31. Solid waste: As the facility would be non-residential, solid waste would be disposed of via a ' commercial hauler. No hazardous or toxic waste is expected to be generated. All solid waste disposal •will be in accordance with County, State and federal laws and regulations. 32. Schools; and 33. Parks; and 34. Other utilities and services (electricity/telephone): The proposed rezoning would not involve new residential development directly (onsite) or indirectly (through attracting new residents drawn by employment). No impacts upon schools, pazks or similaz government services is expected,. In any case, the project site is situated within close proximity to schools, commercial areas, employment centers and public safety services. The project site is located about two miles from the Hilo urban center, where police, fire and emergency medical services aze centered. All utilities and services essential to accommodate the proposed use aze or will be made available to the project site. The Fire Department (see attached letter) provided information on the standards for fire apparatus roads and water supply, which aze understood as required [o be met for any future development. The Police Department (see attached letters) provided a letter that expressed no concerns with traffic or public safety as a result of the rezoning. Change of Zone Environmental Report, T,1~fK ?-2-03.1: 058 Page I S E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 35. Relationship between local short term uses of the environment and maintenance and enhancement of long term productivity; 36. Mitigative measures proposed to avoid, minimize, rectify or reduce impact; ' 37. Alternatives to the proposed development; and 38. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action implemented: No substantial adverse environmental effects to are to be expected from the rezoning and the expected subsequent development. Negligible short-term impacts to noise, traffic, scenic values and dust or sedimentation may occur during construction. Mitigation measures will be necessary to prevent long-term drainage impacts. These will be developed as part of County-approved drainage plans, which should produce no net adverse impacts and potentially beneficial drainage impacts. Mitigation for long-term traffic impacts, if any, will be developed during the rezoning and plan approval review process. In terms of the relationship between the short-term use of man's environment and the maintenance and enhancement of long-term productivity, no short-term exploitation of resources that would entail negative long-term consequences has been identified for the rezoning. The construction of the metal building and associated infrastructure would involve the irreversible and irretrievable commitment of only negligible quantities of natural resources. F. AGENCIES -COMMENTS ' 39. List of agencies consulted. Comments for responding agencies attached. Stanley Tamura, Hawaii District Manager Hawaii State Dept. of Transportation Highways Division 50 Makaala Street Hilo HI 96720 Melanie Chinen, Administrator State Historic Preservation Division 601 Kamokila Blvd., Rm. 5~5 Kapolei HI 96707 Change of Zone Environmental Report, T.'l~/K Z-Z-03.i: 0i8 Page 16 Deputy Director Environmental Health Administration Hawaii State Department of Health P.O. Box 3378 Honolulu HI 96801-3378 Bruce McClure, Director Hawaii County Department of Public Works 101 Pauahi Street Hilo HI 96720 Darryl Oliverra, Chief Hawaii County Fire Department 25 Aupuni Street Hilo HI 96720 Peter Boucher Wastewater Div. Chief , Hawaii County DEM 108 Railroad Ave Hilo HI 96720' Milton Pavao, Manager ' Hawaii County Department of Water Supply 345 Kekuanaoa Street, Suite 20 Hilo HI 96720 Lawrence Mahuna, Chief Hawaii County Police Department 349 Kapiolani Street Hilo HI 96720 Troy Kindred, Director Hawaii County Civil Defense Agency 920 Ululani Street Hilo HI 96720 Hawaii County Finance Department Real Prop Tax Division 101 Aupuni St:, Suite 4 Hilo HI 96720 Kanoelehua Industrial Area Association 820 Pi`ilani Street, #20{ Hilo HI 96720 Change of Zone Environmental Report, TMK 2-2-035: 018 Page 17 REFERENCES: Gagne, W., and L. Cuddihy. 1990. "Vegetation" pp. 45-114 in W.L. Wagner, D.R. Herbst, and S.H. Sohmer, eds., Manual of the Flowering Plants of Hawaii. 2 vols. Honolulu: University of Hawaii Press. Giambelucca, T.W., Nullet, M.A., and T.A. Schroeder. 1986. Rainfall Atlas of Hawaii. Honolulu: Hawaii Department of Land and Natural Resources. Hawaii County Department of Public Works. 1970. Storm Drainage Standards. Hilo Heliker, C. 1990. Volcanic and Seismic Hazards on the Island of Hawaii. Washington: U.S. GPO. ' U.S. Soil Conservation Service. 1973. Sorl Survey of Island of Hawaii, State of Hawaii. Washington: U.S.D.A. Soil Conservation Service. Change of Zone Environmental Report, TMK 1-2-035: 058 Page 18 i~ ; _ -~N ~ 7• r~ Z~ Z _ .I ` i9 X18 is 1~ I:i °N~ ° ' i ii h - ~ ~r:L _ JnNJn? ?O?NYnYJ>' . C w.i- _ _ „er : vv '+r' ~ OI i.eT 0r...;e , l • 4- ,1 .e ~ - T- ..t f.~o_~sa . ~p.. 1 ,O e N L L__._. ! ~mrens k* #f~, ~i...~'~~j: ~ .sr .::,t,sfi'!'s'~ ~e a~ ,a i T ~ d ffr.. A~~ 1w. ~ ~ 8irrw O.e C i. ~'in-rj ~i~ j` C 0 T o J Y ` _ ^ ~ii'~ ~J~~?a Y t~ :..cam.. ~~(p -tl.:.: E t s ~ ~ 3 ,`fi ..•°"I~ ~eM ! :..•-Y~= art ..ten L r, JnNJn°?, t '~~••fHY~i d'. Y'~ I L 1Y3/ f! t ?'rp t ' O 2 * A O i y ' ~ ~iFi:~..i ~I~Ir I~ it _ P•~ ova" ?406 f~UG 22 Ali G ~f9 a` DEPARTMENT OFrY1~~T,E,R Sl1f?~~`(EN7COUNTY OP HAWAI`1 ~~~MAM~\\:~ 346 KEKOANAQv't~.~~v¢i~6~ V~~T~E v2,aF,~{r HILO, HAWAI'1 96720 TELEPHONE (808) 961-8060 FAX (608) 961-6857 June 27, 2006 Mr. Ron Terry Geometrician Associates, LLC HC 2, Box 9575 Keaau, HI 96749 PRE-ENVIRONMENTAL ASSESSMENT CONSULTATION CHANGE OF ZONE ENVIRONMENTAL REPORT TAX MAP KEY (3) 2-2-035:058 This is in response to your Pre-Environmental Assessment Consultation letter of June 1, 2006. Water can be made available from an existing 12-inch waterline within Kanoelehua Avenue fronting the subject pazcel. Please be informed that the subject pazcel is currently serviced by a Sib-inch meter (Account No. 110-65600), which is adequate for a maximum usage of 600 gallons per day. The Department has no objection to the proposed change of zone, subject to the following conditions: 1. Submit estimated maeimtun daily water usage calculations provided by a professional engineer, licensed in the State of Hawaii. The calculations should include the estimated peak flow in gallons per minute (GPM), determined from the number of fixture units within the building as recommended by the Uniform Plumbing Code 1991 edition. The calculations should also include the total estimated maximum daily water usage in gallons per day (GPD). 2. Based on the calculations provided in Item No. 1, if the existing 5/8-inch meter cannot accommodate the estimated demand, a lazger or additional meter will need to be installed and remittance of the prevailing facilities charge, which is subject to change, will be required. Construction plans for the meter installation will also be required. 3. Install a reduced pressure type backflow prevention assembly within five (5) feet of the existing meter on private property. If a larger or additional meter is required (per Item No. 2 above), a ' reduced pressure type backflow prevention assembly must also be installed within five (5) feet of the meter(s). The installation of the backflow prevention assembly(s) must be inspected and approved by the Department before water service can be granted. 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. The Department of Water Supply rs an Equal Opponumty provider antl employer. To Ide a complamt of tl~scrimination, write: USDA, Ovedor. Otlice of Civil o:..... o.,.,,., me-w we~ne., a~,an~,.,. rem ~m inne,.ome„~e a„ems„e mu w~•e~..,....., nr omcn nn.n n..~n nnm -on_cncn rnn~ Mr. Ron Terry Page 2 June 27, 2006 Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change, depending on the water situation. Should there be any questions, please contact Mr. Finn McCall of our Water Resources and Planning Branch at 961-8070, extension 255. Sincerely yours, Milton D. Pavao, P.E. Manager FM:sco ~sr a Harry Kim ~.~I Lawrence K. Mahuna Mayor Polite Chief 'i'ce.«.N'~ Harry S. Kubojiri Deyury Polite Chief County of Hawaii POLICE DEPARTMENT 349 Kapioleni Street • Hilo, Hawaii 96720.3998 (808)935.3311 • Fax (808)961-8869 June 19, 2006 Mr. Ron Terry Principal Geometrician Associates, LLC HC 2 Box 9575 Keaau, HI 96749 Dear Mr. Terry: Subject: Change of Zone Environmental Report, TMK: 2-2-035:058 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. Sincer y, K D. PACHECO ACTING ASSISTANT POLICE CHIEF AREA I OPERATIONS 6UREAU LW/Ili t "Hawai'i County is an Equal Opportunity Provider and Employer fY CI~ y~•••' •.4 Harry I{im Darzyi J. Oliveira .Nagar Fin Chie/ Desmond R We Dep•ry Fin Chfr/ ~uuntp of ~amai`i FIRE DEPARTMENT 25 Aupuui Strrat • SuHe 103 • Hilo, HawaP19G720 (808) 961-8297 • Fax (808) 961-8296 June 11, 2006 Mr. Ron Terry, Principal Geometrician Associates HC2 Box 9575 Kea'au, Hawaii 96749 Dear Mr. Terry: SUBJECT: CHANGE OF ZONE ENVIROMENTAL REPORT, TMK 2-2-035:058 This responds to your request for comments on the above-referenced project. We offer the following comments: 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 vehice 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 modfed. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). "3. When there are not more than lwo 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, ctimatic conditions or otherfactors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. ~p\I COG ZA r t Hmuali County is an Equal Opporhuuty Prm~iMr mrd Employer. Mr. Ron Terry Page 2 .tune 11, 2006 "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 Mod cations. 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 fuming radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead~nd fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the fuming around of fire apparatus. "(i) Bridges. When a bridge is required to be used as access under this secticn, 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%) "(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. "(I) 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) Water Supply. An approved water supply capable of supplying required fire flow for fine protection shall be provided to all premises upon which buildings or portions of buildings are hereafter consWCted, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. 'The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207" Thank you for the opportunity to comment. Sincerely, DYiRRYL OLIVEIRA Fire Chief AY:Ik LINDA LINGLE ~a ti.,Y RODNEV K. HARAGA GOVERNOR ~ ~ `°a• DIRECTOR ~~~uy: D°vwyoo-~non L ~ ,~y FRANCIS PAUL KEENO BARRY FUKUNAGA 0.m,~„y,,p'~~ BRENNON T. MORIOKA BRIAN H. SEKIGUGHI STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION HIGHWAYS DIVISION HAWAII DISTRICT HWY-H 06-2.0405 50 MAKAALA STREET HILO, HAWAII 96720 TELEPHONE: (808) 933-8866 ~ FAX: (808) 933-8869 June 7, 2006 Mr. Ron Terry Principal Geometrician Associates, LLC HC 2 Box 9575 Kea`au, Hawaii 96749 Dear Mr. Terry, SUBJECT: Change of Zone Environmental Report T.M.K. 3rd Div. 2-2-035:058 Federal Aid Project No. NH-O11-2(24) Route 11, Kanoelehua Avenue, Sta. 76+84.54 Lt. Waiakea House Lots, South Hilo, Island of Hawaii, Hawaii The change of zone requires the approval of the County of Hawaii Planning Department and is wholly within their jurisdiction. The County Planning Department as part of their formal process will send a copy of your application to our department for review and comments. The Department of Transportation will then further distribute copies to the appropriate divisions and branches at which time we will review and provide comments. After all comments aze received and coordinated, a response from the director will be sent to the County Planning Department. Please note that at this time we will not be able to provide comments without pre-empting the departmental response. r Mr. Ron Terry HWY-H-06-2.0405 June l7, 2006 Page 2 If you have any questions, please call Mr. Clinton Yamada at 933-8866. Ve truly your STANLEY TAMURA Hawaii District Engineer PR[R t. YOI:NG 4p OP M~ auargaml LDiDA LINGI.E "p ,ppp i p~iow auiiv mxvaon n¢/Y p.W[YDV1 ' OOVpINpI{MINwM r ~yy LDm// w I / Rowrv Toeuiva IIUUD y1 d ~ p D[AN NAKANO Y~ "(lDxlovlrtY DUrt70a. w"iq ,.a eoAiwo ~wp asw ~ecnumx nv/uu w wxv/v".vm mmawx ox w•m wDiwa wx"osuort coxagv"nDx u+p 11gODx[b groxcomrr STATE OF HAWAII `°"'°""n°"""°~""""'"'°° y ~ DEPARTMENT OF LAND AND NATURAL RESOURCES gDpmlpD Kp OI?~ /OrD'1fY.WO w6D11/6 ~onoPCrwgv"nax GNOOIA w[ YIAxp Ilpq V L LOI W YYgI STATE HISTORIC PRESERVATION DIVISION uxp 601 KAMOKILA BOULEVARD, ROOM S33 ""rzvuua KAPOLEI, HAWAII 96707 July 14, 2006 Ron Terry LOG NO: 2006.2225 Geometrician Associates, LLC DOC NO: 0607JT3 l HC 2 Box 9575 Archaeology Kea`au, Hawaii 96749 Dear Mr. Terry: SUBJECT: Chapter 6E-42 Historic Preservation Review (County/Public Works) - Change of Zone Environmental Report Request Waiakea Ahupua`a, South Hilo District, Island of Hawaii TMK: (3) 2-2-035: 058 Thank you for your request for our determination for this 21,050 square foot pacel on Kanoelehua Avenue. We believe that na historic properties will be affected by this undertaking because: ? a) intensive cultivation has altered the land ® b) residential developmenUurbanization has altered the land ? c) previous grubbing/grading has altered the land ? d) an acceptable archaeological assessment or inventory survey found no historic properties ? e) this project has gone through the historic review process, and mitigation has been completed ® f) other: The subject parcel is in an established subdivision, and has already been developed. In the event that historic resources, including human skeletal remains, aze identified during the construction activities, all work needs to cease in the immediate vicinity of the find, the find needs to be protected from additional disturbance, and the State Historic Preservation Division, Hawaii Section, needs to be contacted immediately at (808) 327-3691. Alo a, ~ l /A i //Merle Chinen, Admlmstrator ~~e Historic Preservation Division JT:jen Np R O J G W N Y! 2 q 4 yP yj "4 K N N r Q N A Nit N ~ O 0 I T N 1 N ~ ~ 9 ~ ~ O. T I m ~ C. m I m ~ ~ ~ ~ ~ ~ ~ ~ I L~ ~~-v 0~0 ~ Imo ~I N.o ~ ~ is g a o ~ I 1. ~ O 0 I, y n O ~ n O 1 L am o~p ~~O x ~ ~ ~-mim ~-mim m~ ~ I Dp DD I O Z ~ r r mw m ~ a w u N ~ ~ p m N_ ~ r m ~ I ~ ~ °i ~ d; $ ~ I m m 'e w 'm n n n I I i ~ I _-_1___L__ __1_ y Y P ~ ~ PROP09ED NHNAEfUBII1DN6Pok ~ t ~ ~ ~ BRUCE HANSEN ~ ~ ~ Ity D ~ ~ ~ ,wcHnecrw~ owNw ~~L$a3~ ~5~~ ~ ~ ~ 5ie~wnaa~r~~ sya ~'Oa ~~~s ~ .7 LLD, NL WlSIN iX b ~ + S~j~i £ g • N DEPARTMENT OF PUBLIC WORKS ~,.r~^ COUNTY OF HAWAII .~t,~ ~''I" _ HILO, HAWAII ~:4~Ni DATE: September 25, 2006 /%l.~ItLG~~CZK~IIG TO: Christopher J. Yuen, Planning Director FROM: Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000049) Applicant: Bruce A. Hansen Request: RS-10 to ML-20 Tax Map Key: 2-2-35: 058 We have reviewed the subject application forwarded by your memo dated September 7, 2006 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. The subject 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. Questions may be referred to Kelly Gomes of the Engineering Division at ext. 8327. X1.98`11 EXHIBIT County of Hawaii is an Equal OpporNnity Provider and Employer VV 01 N7 ' ~ ~ rence K. Mahuna Harry Kim C°~~E ~`~Q 1-5 ~1~ D Police Chief Mayor 4~ri.oi'wi'MJ f,' ,,r(. r ~ a'.i ~ _ `~arry S. Kubojiri t1lJ(~l'J~\i ~ i~L„yr/°\il Deputy Po/ice Chief County of Hawaii POLICE DEPARTMENT 349 Kapiolani Street • Hilo, Hawaii 96720.3998 (806) 935-3311 Fax (808) 961-8869 September 13, 2006 TO HRISTOP~R J. YUEN, PLANNING DIRECTOR M. ~ FROM J MES M. DAY~ASSISTANT POLICE CHIEF, AREA I OPERATIONS SUBJECT: CHANGE OF ZOII NE APPLICATION (REZ 06-000049) APPLICANT: BRUCE A. HANSEN REQUEST: RS-10 TO ML-20 TAX MAP KEY: 2-2-35:58 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. KV:IIi EXHIBIT a~~~:t~~ "Hawai`i County is an Equal Opportunity Provider and Employer' ~,•<Vl • „qw9 0 ry 0: .5 2~1o C~a~jxt~ ~ ~ C~ Darryl J. Oliveira C Fire Chief Mayan YL. Ji~~i s 1 h~"~_[`v 1 -Desmond K. Wery q L.n,. "e o:"n>+ Depury Fire Chief ~~5.~~4`1 i.ii I :I iV 1`hlH ~DUTItp Df ~~YUAi`i FIRE DEPARTMENT 25 Aupuui Street • Sul[e 103 • Hilo, HawaiR 96720 (806)961-8297 • Fax (808)961-8296 September 18, 2006 TO: CHRISTOPHER J. YUEN, PLANNING DIRECTOR FROM: DARRYL OLIVEIRA, FIRE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000049) APPLICANT: BRUCE A. IIANSEN REQUEST: RS-10 to ML-20 TAX MAP KEY: 2-2-35:58 In regazds to the above-mentioned Change of Zone application, the following shall be in accordance: Fire appazatus 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 mores than 150 feet from fire departrnent vehicle access as measured by an unobstructed route azound the exterior of the building. "EXCEPTIONS: i. When buildings aze completely protected with an approved automatic fire sprinkler system, the provisions of this section maybe modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may requue additional fire protection as specified in Section 10.301 (b). =e EX OBIT ~~ss~~ = P„~o~yt ~REOC Hawaii County is an Equal Opportunity Provider and Employer. Christopher J. Yuen September 18, 2006 Page 2 " 3. When there aze 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 appazatus 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. "Forhigh-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire appazatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical cleazance ofnot 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 aze installed and maintained indicating the established vertical cleazance. "(e) Permissible Modifications. Vertical cleazances or widths required by this section may be increased when, in the opinion of the chief, vertical cleazances or widths aze not adequate to provide fire apparatus access. "(f) Surface. Fire appazatus access roads shall be designed and rnaiutained to support the imposed loads of fire appazatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turning Radius. The fuming radius of a fire appazatus 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 taming azound of fire appazatus. "(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 Bu>7ding Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. Grade. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15%) Christopher J. Yuen September 18, 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 buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. A2tRI'L CT1~~ Fire Chief JCPapc W47Ff rf tl ~ DEPART~F~!Fl'f`OF~ 1Nia.TErF;~~$(UPPLY COUNTY OF HAWAII a` r o-~~p~Npwe~t?, 34°~~Iti-E ltd ~,Nk~~'At~~uTfl~E~iT, SUITE 20 HILO, HAWAII 96720 TELEPHONE (808) 9fi 1.8050 FAX (808) 961-8657 October 4, 2006 TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavan, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 06-000049) APPLICANT -BRUCE A. HANSEN REQUEST: RS-10 TO ML-20 TAX MAP KEY 2-2-035:058 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 12-inch waterline within Kanoelehua Avenue fronting the subject pazcel. There is an existing 5/8-inch meter serving the subject parcel, 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. The Department requests that the applicant submit estimated maximum daily water usage calculations, prepazed by a professional engineer licensed in the State of Hawaii, for review and approval. The water usage calculations should include the estimated peak flow in gallons per minute and the total estimated maximum daily water usage in gallons per day, including all irrigation use. Based on the water usage calculations provided above, if the existing 5/8-inch meter cannot accommodate the estimated demand, a larger or additional meter will need to be installed and remittance of the prevailing facilities charge, which is subject to change, will be required. If a 5/8-inch meter can accommodate the estimated demand, then the applicant may continue to utilize the existing meter. 2. The proposed zoning will require the installation of a reduced pressure type backflow prevention assembly by a licensed contractor, within five (5) feet of the meter on private property. If a larger or additional meter is required, a backflow prevention assembly will also be required for that meter. The installation of the backflow prevention assembly(s) must be inspected and approved by the Department before water commencement of water service. EXH~~~ UUater brirc~~ rroc~re~~... The Department of Water Supply is an Equal Opportunity provider and employer. To file a complaint of discrimination, write: USDA, Director, Office of Givil 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 October 4, 2006 3. 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 relocafion 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, ilton D. Pavao, P.E. Manager FM:sco copy - Mr. Bruce A. Hansen Mr. Neil C. Erickson LINDA LINGLE p. ~q CHIYOME L. FUKINO, M.D. GOVERNOR 4~ aen~ Director W Health art ~d$ ;:Gi-I~ J~i ~ I` `~r''d~ STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO. HAWAII 96721-0916 MEMORANDUM DATE: September 22, 2006 TO: Christopher J. Yuen Planning Director, Coun~~tyrr of Hawaii FROM: Donn A. Hashimota~RT Acting District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 06-000049) Applicant: Bruce A. Hansen Request: RS-10 to ML-20 Tax Map Key: 2-2-35:58 Wastewater Branch is unable to make comments to the proposed project at this time. Before we can offer any comments, the applicant needs to address the fellewixigthe location of all existing wastewater systems. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm runoffs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." The applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60.1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff at Ph. 933-0401. As a demolition and renovation activity, the Federal Register, 40 CFR Part 61, National Emission Standard for Hazardous Air Pollutants, Asbestos NESHAP Revision; Final Rule, November 20, 1990, requires the owner/operator to inspect the affected areas to determine whether asbestos is present. Under the Asbestos School Hazard Abatement Response Act (ASHARA), all persons who. conduct inspections (i.e. perform sampling and assessment of suspected asbestos-containing material) in schools or public and commercial buildings must have an active Asbestos Hazard Emergency Response (AHERA) certificate-of-training from an accredited training provider. EXHIBIT f~19~153 Christopher J. Yuen Page 2 of 2 September 22, 2006 Under NESHAP's regulation, the owner/operator would be required to file with the Department of Health, Noise, Radiation and Indoor Air Quality Branch, an Asbestos Demolition/Renovation notification 10 working days prior to demolition of each building or the disturbance of regulated asbestos-containing material. All regulated quantities and types of asbestos-containing materials would be subject to emission controls, proper collection, containerizing, and disposal at a permitted landfill. Under a renovation project, if the amount of friable or non-friable material rendered friable is less than 160 square feet, the project would not be subject to the NESHAP requirements. However, the persons who conduct activities related to abatement and/or disturbances to friable material greater than three square feet or three linear feet, must have an active AHERA certificate of training from an accredited provider for that specific discipline (i.e., project designer, abatement supervisor and worker). If you have any further questions, please feel free to contact the Noise, Radiation and Indoor Air Quality Branch at (808) 586-5800. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." 1. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. 2. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. 3. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933-0917. We recommend that you review all of the Standard Comments on our website: www state.hi.us/health/environmental/env-plannin landuse/landuse.hhnl. Any comments specifically applicable to this project should be adhered to. W ORD: REZ06-000049.my RHO-^RF9 dRC-11/2/06 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION BRUCE A. HANSEN CHANGE OF ZONE APPLICATION (REZ 06-000049) Upon cazeful review of the request against the guidelines for granting a change of zone, the Planning Director recommends that a favorable recommendation of the Change of Zone from Single-Family Residential 10,000 square feet (RS-10) to Limited Industrial - 20,000 square feet (NIIr20) 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 IZS-10 to ML-20 to demolish an existing older dwelling on the property and construct apre-engineered single-story metal building with 7,488 square feet of interior space. Two tenants (undetermined at this time) will occupy the front part of the building. The rear of the building will be used for Concept Construction, the applicant's business, located on the adjacent property to the south. The remainder of the property will be used for pazking and landscaping. Eighteen pazking spaces will be provided. An existing building on the adjacent property is being removed and sixteen additional pazking spaces will be provided in its place. The estimated cost of the project is $450,000 for the building, and approximately $100,000 for the site work. In order to consider an area for any type of zoning designation, the applicable goals, policies and standazds 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 azeas in the County. The Change of Zone request from Single-Family Residentia110,000 square foot (RS-10) to Limited Industrial - 20,000 square feet (MIr20) 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 developmem of all sectors of the County. It sets forth goals, policies, standazds and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the Courrty's service and circulation systems. The overall goals, policies and standazds aze 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 wnforms to the goals, policies and standards of the General Plan in that the proposed development will be developed in an azea adequately served by necessary services such as water, utilities, sewers and transportation systems. The proposed project also conforms to the Land Use -Industrial sub-element which states that "Industrial development shall be located in azeas adequately served by transportation, utilities and other amenities." The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project azea is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The ML zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. The State Land Use designation for the subject property is Urban. The Hilo Community Development Plan (CDP) adopted in 1975 suggests the retention of residential uses in this azea. However, this area is transitioning to commercial and light industrial uses. The advantage of this area is its location in close proximity to water, air transportation terminals, hazbor facilities and the residential population of Hilo. The -2- proposed change of zone would complement the existing industrial and commercial land uses that already exist in this azea and will provide for an orderly development of the azea. The property is a relatively level approximately 21,050-squaze foot pazcel on the west side of Kanoelehua Avenue. There is an approximately 55-year old single-family dwelling on the property. The dwelling will be demolished. The land uses in the immediate azea aze a mix of commercial and industrial uses. Hilo International Airport is zoned ML-20 and located east of the property. Commercial and/or industrial uses neazby include wazehousing, aviation related uses, and office buildings. Immediately adjacent properties aze zoned RS-10 to the north and ML-10 to the south. All utilities and services are available to the site. Access to the project site is proposed from Kanoelehua Avenue, a State highway with six lanes and a divided median in the project area. Along this section of Kanoelehua Avenue, the right-of--way is 120 feet. There is a sidewalk fronting the project site. County water is available to the site. The project will connect to the County sewer system. 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", area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. As the project site was previously improved with a dwelling, no professional archaeological survey was conducted of the site. By letter dated July 14, 2006, the DLNR-HPD has stated that "no historic properties will be affected by this undertaking because 1) residential development/urbanization has altered the land; 2) the subject pazcel is in an established subdivision, and has already been developed." No professional flora or fauna surveys were conducted of the site. The applicant does not believe that raze or endangered floral or faunal resources aze on the site. The property is located in an urban setting in close proximity to the airport and aviation related uses and was previously cleared and used as a dwelling site. -3- 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 less 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. 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 azea. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from Single-Family Residentia110,000 square feet (RS-10) to Limited Industrial -20,000 square feet (ML-20) would result in an appropriate land use pattern that will fiuther benefit the general public. The accompanying draft bill to amend Section 25-5-33 (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- CHA~~RF9 doo-ll/2/06 BRUCE A. HANSEN CHANGE OF ZONE APPLICATION (REZ 06-000049) CONDTI'IONS OF APPROVAL A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The required water commitment payment shall be submitted to the Department of Water Supply in accordance with its "Water Commitment Guidelines Policy" within ninety (90) days from the effective date of this ordinance. C. Construction of the proposed development shall be completed within five (5) yeazs from the effective date of this ordinance. Prior to construction, the applicant, successors or assigns shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Chapter 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and pazking stalls associated with the proposed development. Landscaping shall also be indicated on the plans for the purpose of mitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements). D. Access to the subject property from Kanoelehua Avenue shall meet with the approval of the Department of Transportation. Any improvements, if required, shall meet with the approval of the Department of Transportation. E. Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works. F. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. If required, a drainage study shall be prepared and submitted to the Department of Public Works prior to the issuance of Final Plan Approval. Any 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. G. The project shall connect to the existing County sewerline prior to the issuance of a Certificate of Occupancy. H. A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval prior to the issuance of a Certificate of Occupancy. I. 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-HPD) 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. 7. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. K. The applicant shall comply with all County, State and Federal laws, rules, regulations and requirements. L. An initial extension of time for the performance of conditions within the ordinance maybe granted by the Planning Director upon the following circumstances: I. 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). -2- 5. If the applicant should require an additional extension of time, the Planning Department shall submit the applicant's request to the Planning Commission for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. -3- ~tv °r COUNTY OF HAWAII STATE OF HAWAII ••,rf pj~M~~' 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 LIMITED INDUSTRIAL - 20,000 SQUARE FEET (ML-20) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-2-35:58. 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 Limited Industrial - 20,000 square feet (ML-20): Beginning at the southeast comer of this parcel of land, being also the northeast corner of Lot 6-B and along the west side of Kanoelehua Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAP', being 1,163.00 feet South and 11,062.50 feet East, thence running by azimuths measured clockwise from true South: 1. 90° 00' 210.50 feet along Lot 6-B, Block 23; 2. 180° 00' 100.00 feet along Lot 3, Block 23; 3. 270° 00' 210.50 feet along Lot 2, Block 23; 4. 360° 00' 100.00 feet along Kanoelehua Avenue to the point of beginning and containing an area of 21,050 Square Feet. -1- All as shown on the map attached hereto, marked Exhibit "A" and by reference made part hereof. SECTION 2. Tn 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 maybe 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- fa RS10 N Aa-YO RS-f0 A1CX-Zll W E -f0 ~"p 0 X RS10 RS•10 S RS10 R 10 lfl-10 HUALANI ST HUAUINI ST RS10 f0 M4f0 f0 A0.-YO 10 s f0 AN.-20 OPEN O SINGLE AMILY -10 Rs-1o RESIDENTIAL-10, 00 SQ. T. (RS-10) 1,163. S ~ ~ oRr:R INDUSTRIAL-20 0 S . FT. ML-20 H~"® ~ ~ ~p ~ 21,050 Q. FT. ~ Rs1o x °c °s to ~ Rsto xcx-m ovEN CGM RS-f0 RS-f0 10 _ RS10 _ R&f0 f0 ~ ~ KEKUANAOASf 10 f0 ~-10 RS-f0 MCX-20 f0 200 100 ~ 0 200 400 600 000 1 Feef 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 LIMITED INDUSTRIAL-20,000 SQ. FT. (ML-20) AT WAIAKEA, SOUTH HILO, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII K 2-2-035:058 Date: September 7, 2006 EXHIBIT "A" (BNce A- Hansen:1211)