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HomeMy WebLinkAboutCOM 0376.007 2006-2008May 5, 2007 Chairperson Pete Hoffmann & Members of the Hawaii County Council 25 Aupuni Street Suite 209 Hilo, HI 96720 RE: Change of Zone Application REZ 06-000060 Applicant: Association of Apartment Owners of Punahele Professional Building Request: RS-7.5 to CN-10 Tax Map Key: 2-3-35:18 (hereafter referred to as the "subject property) Dear Mr. Hoffmann: I am, Cheryl R. Reis 65 Punahele Street Hilo, HI and my home is the property mauka of the adjoining subject property. My neighbor, Marjorie Gushiken 51 Punahele Street Hilo, HI lives on the property makai of the adjoining subject property; Our other neighbors, Ronald and Kopuakalani Andrade 44 Punahele Street Hilo, HI live directly across Mrs. Gushiken on Punahele Street. Ruth K. Becktel 42 Punahele Street Hilo, HI lives directly below the Andrades. Thomas and Louisa Yamauchi 73 Punahele Street Hilo, HI live on the mauka property adjoining mine on Punahele, and, Adele and Lori Enomoto 79 Punahele Street ., ~ ,; : ~ . ,,~ j,., Hilo, HI Comm. ~o, GG reside mauka and next to the Yamauchis. The rear of the properties of Gushiken, Reis, Yamauchi and Enomoto adjoin and share a common boundary with the Punahele Professional Building (PPB,) TMK: 2-3-35:42. This common rear border is also shared by the "subject property". jExhibit 11 What we offer you next is a chronicling of the original rezoning request for the Punahele Professional Building/Rehab of the Pacific project which attests to our good faith efforts to follow prescribed government procedure for equitable and legal representation/input in developments that affect us where we live and how that process and its result were violated. As such, it also shows a pattern of behavior exhibited by the "applicant, its successors, or assigns" for non- compliance with stated conditions of approval of a Rezoning Request, Final Plan Approval, Ordinance 95-33 and Final Subdivision Approval pertaining to PPB. It also shows our continued efforts to apprise the appropriate county agencies of the continued violations from 1994 to the present and ineffective the agencies were in dealing with the violations for the past 13 years. We are requesting that you deny this rezoning reouest. In March.1987, Mrs. Gushiken, her husband, George (now deceased) and I expressed concerns when notified of Komohana 79's intent to develop the PPB property to the Planning Commission. (Exhibit 2) Nothing further was heard until early 1994 when we again were notified of impending development on PPB this time by GELOG (later GELOCAG) PARTNERSHIP & Dr. Allan Takase. The exhibit shows GELOCAG' s agent as Gerald Takase, First Deputy Corporation Counsel, Hawaii County. (Exhibit 3) The 1994 Rezoning Request states on page 11 "... An alternative access to Punahele Street is also being proposed. This should assist with some of the turning movement into Pu'uhonu Place, but more critically with the outbound traffic. With this new access to Punahele Street, alternative streets -particularly to the Downtown area -can now be more readily accessible to and from this site. This should reduce the load at the intersection of Pu'uhonu Place with Komohana Street..." It continues on page 12 "... Any impacts, however would be along the north or Hamakua end where there are existing homes. As 2 such, the applicant has designed his project to site all structures away from those homes. Parking and open space areas would serve as a buffer between the project site and those homes. It should also be noted that the intended users of the proposed building will be professional offices. These are diurnal uses, uses that occur essentially during the day. These uses should pose little, if any, nocturnal impacts... Landscaping will also be included within the project site, particularly along those areas bordering residential dwellings..." (Exhibit 4) In a letter dated November 4, 1994 from Allan Takase to then Planning Director Virginia Goldstein, he offers ..."we would like to make the following proposals to deal with the concerns addressed by the County and the adjoining property owners. First, we would propose to delete the exit from the property to Punahele Street. It is our understanding that the neighbors have no problems with the rezoning itself, only with the traffic that might be generated next to their houses. If an entrance from Punahele were allowed by deleting this roadway, we feel that this action would eliminate this concern..." (Exhibit 5) In a Supplemental Background Report prepared by the Planning Department, dated 11/09/94: "...4. At the Planning Commission's September 22, 1994, public hearing...the Planning Director recommended favorable consideration of the change of zone request subject to the following conditions: A. The applicant, its successors, or assigns shall be responsible for complying with all of the stated conditions of approval.... ...6. a. ...Primary access to the proposed development will be provided from Pu'uhonu Place... which will direct traffic to two proposed parking areas. The originally proposed secondary access to Punahele Street will be deleted, thereby alleviating any potential traffic impacts to Punahele Street and the residents which live along this roadway..." In its revised recommendation of the same date, the Planning Department cites on page 3 under the goals and policies of the Commercial Element: "...The development of commercial facilities should be designed to fit into the locale with minimal intrusion while 3 providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments..." Page 5 "...In response to traffic concerns along Punahele Street and the adverse impacts to adjoining residences should such an access road be provided, the Planning director and the applicant have agreed to delete a secondary access road to Punahele Street. This will alleviate any traffic impacts to Punahele Street, which is a narrow residential roadway not capable of supporting commercial traffic. The elimination of this secondary access roadway will also spare the residents along Punahele Street from the impacts such added traffic would generate...." Page 7 "...As recommended by the Department of Public works, a 6- foot high privacy wall or other form of sound barrier will be required along all of the common boundaries between the subject property and the adjoining residential lots, including along the project's access point on Punahele..." (Exhibit 6) Page 2 of the Planning Commission's November 17, 1994 hearing transcript: "...During this meeting, concerns regarding the proposed development and the traffic generated were raised by the general public as well as concerns regarding these conditions that were raised by various governmental agencies. The Commission, at the request of the department, continued this application, the hearing to allow staff to work with the applicant in addressing some of these concerns. We have done so and the applicants' most recent proposal is to delete this access connection to Punahele Street, thereby alleviating concerns regarding traffic and its impact to resident located in this area here. Furthermore, that would then negate the necessity of having to have Punahele Street upgraded to accommodate the commercial traffic..." In the same document Dr. Takase and I are sworn in. What is discussed in pages 3 through 10 are our neighborhood concerns and Dr. Takase's proposals which we accepted in good faith trusting that the statements were made also under oath. Also discussed is the presence of Haitsuka Brothers' baseyard for the County funded Ainako Sewer alignment project. (Exhibit 7) The resulting letter dated December 5, 1994 from the Planning Commission to Gelocag and Dr. Takase outlining the rezoning conditions (Exhibit 8) 4 Lettter dated January 4, 1995 from the Planning Commission to the County Council with recommendations for rezoning specifically on Page 4 : re Punahele access and Page 5 & 6, re: common boundaries buffer issues. (Exhibit 9) Ordinance 95-33 re: rezoning conditions, effective March 17, 1995. (Exhibit 10) Letter from Dr. Takase to Haitsuka Brothers dated January 12, 1995 re: baseyard usage requesting mitigation on behalf of neighbors bordering baseyard. It should be noted that "subject property" and PPB/Rehab property were not cleared and graded until June of 1994, in preparation for the baseyard which neighbors had not be informed of and County allowed for its project. (Exhibit ii) Letter from Dr. Takase to Haitsuka Brothers dated May 17, 1995, again re: baseyard usage mitigation and usage of Punahele as an access (Ord. 95-33 violation), and, in paragraph 1 ..."We would like your assistance in locating these materials and al items which may infringe upon the privacy (what little they may have left) as far away fro the private residences as possible..." The current parking lot proposal obviously has the same effect. (Exhibit 12~ Minutes by M&E Pacific of June 2, 1995 meeting re Haitsuka Brothers issues. jExhibit 13) My letter dated June 19, 1995, re Haitsuka's following the mitigation meeting and non-compliance to mitigation issues. (Exhibit 14) Throughout early 1995, I continued to make oral reports to Mr. William Yamanoha of the Planning Department who said he would look into the matter each time. I discussed our concerns with Mr. Jiro Sumada, Deputy Engineer -Public Works, and Ms. Virginia Goldstein, Planning Director. Both visited Haitsuka's baseyard. Mr. Sumada met with Gerald Takase at the site to discuss mitigation and the accessing of Punahele during this period. Mr.Sumada also came to the site at least three other times to discuss ongoing non-compliance of dust and access issues with Haitsukas. It should be noted that only "complaints" were addressed and no followup to complaints were made unless more complaints were communicated. Ms. Goldstein came twice to inspect water runoff into the Gushiken and Reis properties as well as the non-compliance of the Punahele access. 5 Letter dated January 8, 1996 from Planning Department to Dr. Takase re: continued access violations from and to Punahele and health hazard issues. (Exhibit 15) Letter dated June 14, 1996 from Public Works to Planning Department re continued non-compliance with Section D of Ord. 95-33, no access from PPB to Punahele Street. (Exhibit 16) Letter dated June 14, 1996 from Planning Department again re access violation to Haitsuka's baseyard from Punahele Street and the penalty on failure to comply. It should be noted that compliance generally was for one to two weeks following these cautions and violations would begin again generating more complaints from us. This process was repeated through 2006. (Exhibit 17) My letter dated October 2, 1996 to Ms Virginia Goldstein and Ms Donna Kiyosaki, County Engineer re: our concerns with the forthcoming PPB/Rehab development based on lack of enforcement and followup with the same recurring problems. We specifically addressed that the "subject property" remain residential. Our experiences with Haitsukas had more than confirmed our worst fears of moving vehicular traffic in that location. (Exhibit iii) Letter dated October 14, 1996 from Concept Development's Bruce Hansen re informational/airing of concerns meeting with neighbors of PPB development. "Subject property" wasn't to be used except for utilities. (Exhibit 19) Final Plan Approval for Rehab dated November 6, 1996 to Bruce Hansen from Planning Department contingent on fulfillment of Ord 95- 33 and requirements stipulated by subdivision application 96-055. It specifically addresses landscaping to be installed between the common boundary of Rehab and adjoining Punahele residential properties. (Exhibit 20) Final Plan Approval dated February 21, 1997 to Bruce Hansen from the Planning Department again sets out the conditions to be complied with for final approval -the Ordinance 95-33 with landscaping buffer across adjoining common boundary of PPB with five residential lots and no access from Punahele. (Exhibit 21) 6 Certificates of Occupancy for 12 individual condo units in PPB. The first is dated April 14, 1997. Planning Department tentative Subdivision Approval dated May 28, 1997 to Dr. Takase. Aside from the requirements of meeting the conditions of Ord. 95-33, No vehicular access onto Punahele Street, etc., there is an added caution on page 2: ...No final approval for recordation shall be granted until all the above conditions are met. Land will not be offered for sale, lease or rent until final approval for recordation of the subdivision..." (Exhibit 22) Final Subdivision Approval from the Planning Department dated July 9, 1997 states: "...This final approval is with the understanding that in compliance with Condition No. 7 of our tentative approval letter of May 28, 1997, no vehicular access will be permitted from this development onto Punahele Street. As such, a deed covenant fora "No Vehicular Access Planting Screen Easement" at the end of Easement "B" (Road and Utility Purposes) within Lot 12-A-1 adjacent to Lot 6 (TMK: 2-3- 035:018) be recorded with the new deed and a copy submitted to this department for this subdivision file..." No copy was on file with the Planning Deoartment as of May 4, 2007. I wasn't able to find this document in an on-line search of the Bureau of Conveyances records for Dr. Takase or GELOCAG. (Exhibit 23) I continued to report concerns to Mr. Yamanoha in Planning as he had originally personally visited Mrs. Gushiken and I at our homes and said he would do what he could for us if we reported violations to him. Each time he said he would look into it. He did virtually nothing. Finally in 2001, I spoke to Ms. Leithead-Todd who was our County Council representative at the time. She was familiar with the situation as I had discussed it with her previously. She arranged for a meeting with the involved parties which took place in Summer 2001 at the PPB site. I went representing my neighbors. In attendance was Ms. Leithead-Todd, Ms. Nancy Cabral -Property Manager, Jeff Darrow - Planning, Gerald and Allan Takase. The lack of the "continuous, heavy planting screen" was very critical to us and that nothing had ever been planted across the common boundary of the "subject property" and that of PPB. An asphalt berm is all that ever was and continues to be the only separation between the two parcels. I asked for plantings as required and was told that termites were destroying the existing podocarpus and they were looking for alternative plants. To replace the podocarpus along the 7 boundaries of Reis, Yamauchi and Enomoto, good luck bamboo and red palms were planted. These offer little in the way of a privacy screen and are negligible in screening noise, exhaust fumes or curious clients of the PPB. Rehab did plant podocarpus which are doing very well and effectively screen most of the boundary behind Mrs. Gushiken's. Three plants did die after being pruned to a bare trunk several years after they were planted and have not been replaced. The garbage collection continued as cited until I spoke to Business Services and they accommodated our request which has been generally followed over the years. (Exhibit 24) My letter to Chris Yuen reirterating objections to any usage of'~subject property" other than residential. (Exhibit 25) L: - :_ • ~ ~ On January 16, 2006, Martin Luther King's Birthday holiday, the parking lot opened on the "subject property". Since the County offices were on holiday, I contacted our Councilperson Donald Ikeda and apprised him of the situation. He said that he would initiate an inquiry the following day and asked that I also follow up. I checked with Planning and Real Property and the lot remained zoned RS 7.5. I then spoke to Robert Usagawa, Zoning Inspector and apprised him of the violation. He said he would investigate. I also discussed the entire problem with the County's Executive Director Andy Levin and informed him of our lack of resolution over the years. He said that he would look into the matter with Planning. Subsequently, both AOAO and Rehab were issued citations In March, 2006, for non-compliance with landscaping and access conditions of Ord. 95-33. They appealed the citations and continued to operate the illegal parking lot until November 13, 2006 when they agreed to shut it down. The resulting Board of Appeals actions are covered by Planner Jeff barrow's background report for Planning on page 2 "...BACKGROUND INFORMATION, SECTIONS 7 AND 8." Planning has all literature associated with the Board of Appeals' hearings. I do not find any reference in Ms. Song's rezoning request as to how they will address the non-existent "No Vehicular Access Planting Screen" that was to be plotted and installed by condition of the Final Subdivision Approval issued by Planning on July 9, 1997 jExhibit 231. Ms. Nancy Cabral has stated repeatedly that nothing was ever planted across the °subject property's" boundary with PPB/Rehab since it was their property and they deemed the plantings unnecessary. There is 8 nothing in the Rezoning Conditions, Final Plan Approval conditions, or in the language of Hawaii County Ordinance, or in the final Subdivision Approval that allows them to arbitrarily decide not to comply. Further, that when I approached her in the subject property in 2004 and asked what their plans were, she stated that they intended a parking lot. I replied that they couldn't because of the aforementioned conditions and she answered that they "were going to do it anyway". Previous to that, Dr. Takase approached me in my yard and I asked him the same question, his answer was the same. Since 1994, when Haitsuka's first cleared the "subject property" and when it wasn't overgrown a lot of people used it for parking. Most of the time, the ACOs from the Hawaii Community Correctional Center (HCCC) parked there, usually 3 to 5 vehicles at a time. When parking space is at a premium, parkers are opportunistic. If a clearing is provided, they will park. Visitors to HCCC and inmates appearing for overnight or weekend incarceration parked there. I apprised Mr. Yamanoha from Planning about this but he said nothing could be done. We had previously requested of Dr. Takase to block the Punahele side of the lot after Haitsukas left which he did with a cable stretched between two posts. After a few months, the cable was pushed down by someone and parking resumed. It was never repaired/replaced In our earliest letters and testimony, we strongly opposed the proposed road in or out of PPB from Punahele. We also submitted letters to Public Works and Planning against any type of vehicular activity in the "subject property". When the illegal parking lot went into operation in 2006, our projections on the adverse effects were proven and it wasn't even a road. We had tried earlier in the PPB parking issues to have the Takases restrict reverse parking along our residences which they refused to do. When the illegal lot opened in 2006, most of the vehicles reverse parked. With 15 to 17 vehicles on average in the lot, most facing their exhausts at our homes, you can imagine the choking fumes, soot, etc. that we actually ingested, Monday through Friday, from about 6AM to sometimes as late as 7PM. Along with the car alarms being armed, being set off, being disarmed as employees/clients arrive/leave/run errands/go to lunch; people chatting, listening to their music, smoking next to their cars; other people changing tires/effecting small repairs on these vehicles, 9 these were the adverse conditions that we thought were prevented by all the aforementioned conditions and Ord. 95-33. We don't cite these to "kill the messengers". They are employees/clients who are assigned to park in a specific area. It doesn't occur to most of them that it's an intrusion in our lives because it's a parking lot and it's an assumption that parking lot behavior as previously stated is okay. Would the applicants raise the ground height of the proposed parking lot to further exacerbate the downward flow of exhaust fumes, etc. on our living spaces? We have seen what effects exhaust and noise have on our homes and lives with the minimal plantings along the PPB boundary. There is no noise, exhaust or intrusion on our privacy mitigation with the plantings. We had been invited by the applicants to a meeting to discuss mitigation plans for the proposed parking lot and also "to show support for their project". If we don't want a parking lot, why would we present ourselves to discuss anything and "show support for their project". As a result of our experiences with both parking lots, we know that no plantings or walls can restore even a semblance of the quality of life that we once enjoyed before "the professional development by our good neighbors who would ensure our privacy and security". The applicants come now for a rezoning of a residential property to a parking lot. No matter how they describe the area, a commercial parking area will divide a residential community -our homes -and not fulfill the goals and policies of the Land-Use Commercial Development Element of the General Plan: "... Distribution of commercial areas shall meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services...". A commercial parking lot dividing a residential subdivision certainly is not ~~minimal intrusion" as we have been unfortunate enough to experience and fortunate enough to have their adverse effects proven. Further, on May 10, 2007 at 9:10AM, my daughter, Vianne Reis overheard a conversation between two local males along the PPB parking lot fence. An unknown male asked "Sean" (identified himself last week during a phone conversation near the subject property) if the other could install "the wall" as close to the retaining wall without disturbing it and cut the existing fence down. The wall height was 10 discussed as being undecided but between 5 and 10 feet. Also, that all the plants were to be removed to allow for installation of more diagonal parking spaces. If a wall is installed on the boundary of any parking area, particularly since the PPB lot is much higher than our homes, any opening between the bottom of the wall and the ground would concentrate the flow of fumes, and, since they are heavier than air, they would intrude further on our living spaces. If more spaces can be added to PPB's lot in this manner why, another parking lot which will and has inflicted a health hazard and aggravation on us in our homes. The PPB developers are parties to the applicant and its representatives, The PPB developer did not fulfilled his promises which we believed and therefore didn't oppose PPB's development. Perhaps, Pete's Belly Busta's, (formerly Jilly's Deli) is a non-professional space out-of-character with the developer's original plan presented to us. How much traffic and parking are impacted by this entity since its customers aren't limited to PPB clients? Further, the occupants of the building have changed fairly often with different operating hours over the years. It is also clear that the number of Women's Imaging Center employees were not provided for in the original plan. There are vehicles and activities in the PPB lot up to midnight very often. Was the planning adequate and if it wasn't, why not really be a good neighbor and not destroy a neighborhood and adjust your operations to fit the original plan or find alternatives on other commercial properties in the Ponahawai complex. Ttip PPB developers and their representatives likewise have not fulfilled the conditions of Rezoning, Final Plan Approval. Hawaii County Ordinance 95-33 and Final Subdivision Approval. The original plan shows a roadway to Punahele from/to PPB. A site visit would make it clear that the lay of the traffic pattern at PPB could easily accommodate this road right now. The "proposed use" of the "subject property" is a parking lot, but once approved for CN-SO it could become anything. Does the PPB developers' track record of non- compliance and failures to meet promises instill confidence since they are major players in AOAOv? It certainly doesn't for us. Please don't divide a neighborhood and destroy what little peace, privacy and health we have left -preserve our quality of life. 11 Slnc ~ r e I is R Bec tel ~c~ c ~R ~~ v ~~ ~.~ c Ronald and Kopuaokalani Andrade MarjorPe Gushiken c~ Louisa and omas Yamauchl {. R Lori and Adele Enomoto lZ EXHIBITS r ^r ~~~ Qa~ U Z z r ,n tt ~ N T O~K N n ;I Q~O ZKO W i ~i ~~~'^y' t ~ ~ NQ QOZ O Q '~ ~m ~~~' i LL~NN _ O o V ~~ Z L- Qm~ O I ~m ~ O Z~ F-W ~~' ~I< v S OpOO ~LLjw Nw~ I~n4~ ~u O~ q w~ wad Nw ~I ~ z,~ wF Q,-~ ~,nm Q - O~npO ~N Nw u~Q wz ..~ q rp_ ~LL ~~ zf ~ ~1Q ~~ wZ'~~ ~Q~~ H ~~ ~x ~'oaQ OwwQ ,N° °QO y\~ a Z Q QJOQOZ Z~ N-Q ~QaQ IY~U OBI ~4 a qmw z Or r ~' z~ 44zm QO~w aa~- ,~~u6 ~~owc: N,I ~4 y~Sai rvF f $~ a__~ ~~~.'~i' x oz~~ ~z~~ moo= ~ij a`o a~wo om~w Qao ml~ °Q °~QF oo~ ay= 2~ ~° s. ~I~ a~ omoz zqp w ~ ~. ~- N Q Q n ~ q aoOp >Nq oil'` z Q-ALL QQQ Q ilm~ mN~ m~~ z j ~ ~ ~ s o ' 7 I § t I ~ ~~ `ice ~ ~ ~_ ~ ~~~ ' Eat a= ~ ~ G~ ~ 9~ ~ ~ ~o~ ~ 'µ{ S ~ p 'YR ~ ~~P I(1 ~~ 1 '~ z`C ZJ ~ I m OK £ ~~4 rv`m, i m~v o• a uG ~& m ~~ °0 I Nm \~ 69'9bzl _- .bb i ~~~ ~'~i 'm" s~ - s - ~ tt~i? <9Ff/o bl'99~~66 .LS ~ ~~ ee'cs J..___. ___.~__ 22l' S6_ _- -' - - r ~ --I ~ 1 232° 40'-_ ~ ~ '14 45 c~ 1 _ _ _ ~~ti `'i sl I v o ° Ji K = 204000 `yo rv ~ m~ =aria w.. I mr~- cn I ~ y n rvv o ~~ ~> np g°3 ~ ~~ ~ ~ _a n3 zW W / ~i> `Yo ~ I N LL tl ~9 .9 S e~S~/ ~j .. Qry' ~ m a 1 0 ~ ~ ~ ~ C~ ~ qs '~ ~O~ I~ ~ Q S ~~ mad ~~ ~ °~s m ~ 0 7 m J~ w u °~ ~ v Q w~~~ I vi~d~ ° Q JiK~Q 6i d'. 2 p ~u05° I vvyb }- a ao~ ~ O y~' ~b~ Of } l~jy rt OO'Cb (OO Eb) ~ of ZBL '~ I i of bLE -.ev °~ez yo i,~~ i t~~ ~' b ~ ~ ! _ I S d"b 4 0 ,g- a ~ ~ ~!~ ~ ~~ ~ '. ~ 1 ~~3?~1S 3'3HVNnd EXHIBIT 1 Cri' ii~o.~(~~il~e~ '~' ~' C. R~Z6`1 k March lI, 1987 I, Cheryl R. REIS 65 Punahele, and on behalf of my neighbor, George GUSHIKEN 51 Punahele urge the Planning Commission to deny Komohana '79s request to rezone the area to the rear of our propertied from residential to neighborhood commercial. The rezoning would definitely bring more'.traffic to an already congested area on Komohana with a hazardous ingess/egress access. Komohana Street presently has upwards of several hundreds of vehicles pas:.ing the proposed retoning area which is immediately to the rear and Puna side of our residential properties. Consider the noise and exhaust fumes from the vehicles starting up and aca~Lerating to leave the parking lot of such a commercial venture. Further, such businesses (to be cost effective) would be required„ to open as some in oper~tiorq through 10 PM or later each day. Consider the additional noise from customers and vehicles in the area. ~+fter closing, the businesses would probably appreciate the added security lighting brings and may possibly adopt some similar to the present l1edical Center, which are orange and offer maximum lighting for lower costs. On any given evening, pass the Center and observe the area lit and imagine having an orange glow cast into the bedrooms of your residences every night, all night. The bedrooms of our residences will also face the proposed rezoning area. Consider also, that our residences already are faced with the Hawaii Correctional Facility which causes some noise and traffic in the area. with the influx of additional traffic, pedestrians, etc., how will our already tenuous privacy and quality of life be threatened) 'phis may appear to be an overreaction to the proposal, but I ask each of you::to place yourselves in our homes and imagine our disteess at this prospect. Burglaries, robberies and street people have now become a way of life in Hilo. 1 believe that, if the proposal is approved, we, the "Neighborhood" will suffer the consequences or have to pay by reducing the "quality of our 11ves^ for someone else to make a profit. EXHIBIT Pa GE Q REIS CONT'D r'urther~ Mother Nature may also protest the development. Several years ago, the propeety in question was: bulldozed ostensibly to permit taro farming. Shortly thereafter when no planting appeared we had extremely heavy rains twice within a six month period. All of our residential properties were plagued by heavy water runoff of flood proportions that swept through our properties causing minor damages. I urge caution in view of the already heavy land clearing and construction that has taken pla ce above Komohana Street after the flooding. How will the increased clearing of those lands and that to the rear of us affect future.;water runoffjmanagement. In closings please consider the presence of the ubiquitous 7-eleven dust up the street and all of the commercial area of downtown that surely deserves some support and not a competitivg commercial venture in the middle of a residential and established neighborhood. I STRONGLY URGE YOUR DENIAL OF THIS REZONING REQUEST! ~~~ Powered by eHawaii.gov You are here: GREG Online Services Home -BREG BREG Online Services Annual Business Filing Search for a Business Name Purchase Certificate of Good Standing Authenticate a Certificate of Good Standing Register a Business Purchase Bulk Business Data Contact BREG Technical Support Feedback Account Login [?] _ ___ Create an Account Business Information Purchase a Certificate of Good Standin, for file business: Eledronio COGS ~;7.50 Print unlimited copies using your computer. Printed COGS ~;7.50 each Mailed to you or availe6ie for pickup. Information Master Name Business Type File Number Status Purpose Plasx Incorporated Registration Date Organization Date Mailing Address GELOCAG PARTNERSHIP General Domestic Partnership 15462 GS Active ACQUIRING, SELLING, DEVELOPING AND RENTING OF REAL PROPERTY Hawaii UNITED STATES Jan 26, 1988 Fig Year 2007 2006 2005 2004 2003 2002 Status Processed Processes! Processed Processed Prosx~ed Nat Required Processed Processed Processed '- Agent Name Agent i Address Jan 12, 1986 287 KANOELANI ST HILO Hawaii 96720 United States of America GERALD TAKASE 287 KANOELANI STREET HILO Hawaii 96720 20D1 2000 1999 Page 1 of 2 Login EXHIBIT -3 http://hbe.ehawaii.gov/cogs/details.html?t=MSTR&fn=15462+G5 5/812.007 Powered by eHawaii.gov United States of America Officers ` Name QfDa Dale TAKASE,GERALD G >an 1, 2005 ~ TAKASE,GLENN G Dec 31, 1997 TAKASE,LORI G Dec 31, 1997 TAKASE,CATHY G Dec 31, 1947 Transactions _ ~-j Date Code Remartlis Aug 22, Designation of Designation of 2002 Agent /lgent -- -J Page 2 of 2 Contact Us ~ Subscription Services ~ Terms of Use ~ Privacy Policy i ADA Compliance i Gomrnemts i ~'p1tY1l1-:~rrY eHawaii.gov Home Copyright ©x000 - 2006 Hawai' i Information Consortium, LLG. A11 rights rrserved. http://hbe.ehawaii.gov/cogs/details.html?t=MSTR&fn=15462+G5 5/8/2007 .~ REZONING REQUEST RS-7.5 and A-la to CN-10 ' TAX MAP KEY: 2-3-35: 16 GELOG PARTNERSHIP & DR. ALLAN TAKASE April 1994 EXHIBIT T GELOCAG PARTNERSHIP and DR. ALLAN TAKASE REZONING REQUEST - RS-7.5 and A-la to CN-10 TMK: 2-3-35: 16 GENERAL INTRODUCTION The applicants are requesting to rezone 2.437 acres of land from the Single-Family Residential-7,500 square foot (RS-7.5) and an Agricultural-1 acre (A-la) zoned districts to the Commercial-Neighborhood (CN-10) zoned district. The ' RS-7.5 zoned area consists of .599 acres, and the A-1a zoned area covers 1.838 acres. The subject property fronts the northeast or Hamakua end of Pu'uhonu Place, Punahoa 1st and 2nd, South Hilo, TMK: 2-3-35: 16. Pu'uhonu Place is located makai of Komohana Street, approximately 400 feet south or Puna-side of the Komohana/Punahele Streets intersection. If successful, the applicants intend to construct /'~ r7 ~J /~ / _ p, office building geared to the medical and medical-relat ~j~ 6 `C/CJ~a profession. The intended uses would be similar to the across of the subject property along Pu'uhonu Place. W ,(}~ ~ p priority would be given to the medical professions, oth ~/ G professional office uses, such as lawyer, accountant, e ~ ~~ may be considered. II. REGULATORY HISTORY OF SUBJECT AREA The subject property was a portion of a larger 7.7 acre parcel. The 7.7 acre area was zoned RS-7.5 (.599 acres) and A-la (7.166 acres). The site was then rezoned to RM-4 in 1976, subject to certain incremental zoning performance requirement. The intended uses then were an elderly housing and community facility, with a maximum density of 77 units. The land remained undeveloped and was subsequently sold to Komohana '79 Associates (K79A) in 1979. K79A then applied to rezone the entire site into the CN-l0 zoned district in 1986. The application was subsequently amended to rezone a 5.328 acre portion, while leaving the balance (2.437 acres) in the RS-7.5 and A-1a zoned districts. The reduction was a result of concerns raised by the Planning Department and some surrounding property owners. The rezoning of the 5.328 acre area was approved in 1988, subject to a number of conditions. -1- v ~~P ~- ¢~.- `ri°~ hO'ole -•. a~ ~ . o o. Nj m~d~ psi ~ e v <<~ ~~~~~ je ~. Luana `° UaiA ~ ~' 9. FT ~ h ; „J .~a~A_ .-. G°S :. h 'rrukanaka F' Wailuku River arval State Park ~ ~,e aritt)O :~ ~ '~a ,~ ~. p~y ---~ ;' - -~ J,-iris 1. m .~i ~ ' `Waianuene Hilo 'oven ane~e Mem. - ~e ; pUn :~,~?` ---•--- Hospital _. ~0~' --s Wi~derness~ k. •. a ad\J ~, ~. d-~~i'd% ~i1a\ ~ ~hua~~/ PU`LJ, ah~ ~ •~ ~nai ~ :S Maui~s "tip i ~ '~ ~_.~ a `u r = J 9 y R ~ ~. ~choo~zco :: , ~ ~ ~_ tae ~a~~~ G _ / .<d-. _ d 1 po- a~ ~ °- ~~ 2~ o~ Hala'i nar. ~~ ~. Niils P° ,~~ (~ ~. ,. f J/~,O d D° ~, ~,~~'~'~ .~~ a J\J~i` a5`.•, P~P~`O~~l Nualr r~a~o--------Av..,,Q Odd m 1 ~ Le~J ` ~'~" -o m f~~ , ~el!~e-mod ;~~. _. ,. , - N ~` ~; ~~ ~ . ~~ ,~ - .. .- . ~~- `Amauulu R~_ ,r~ , I A Pka; SUBJECT SITE ~, ~ o Q ' i S ~ K91mlo ~ ~~ _ ~ m S ~ S ~ ~ y j = f•. ~, c Orchid Gardens 'nrwe~ ~ vyest I z (nurssrv) `~ -~^ - - :\ oro .• c ~ `tr ~ ~ a sr. University of; Hawaii ~__- at Nilo ~. Pu'ainako i37a m ~ m °' c ~ ~ C 1~ ~ i°' CfJ ~ m ~ a~, TJ o o ~ m c; a ~ Kawaikani S. ~~ . e Kula. _. considerations of the subject and surrounding property,- do not reflect any existing or potential archaeological features in the area. Furthermore, the site has been extensively cleared in the past. Nonetheless, in the subsequent development phases of this site, work will stop in the event unanticipated archaeological finds are made. VII. INFRA5TRUCTURAL CONSIDERATIONS A. Water County water is available via an existing 12-inch line fronting the subject property. B. Wastewater System The nearest County sewer line is along Haiti Street about 1,000 feet away. It is the applicants' understanding that the County is in the process of constructing a transmission line along Punahele Street. The applicant intends to have this line extended to the subject development through the proposed driveway or road fronting Punahele Street. C. Access As noted earlier, access would be via Pu'uhonu Place, a 50-foot wide County-dedicated road. This road then intersects with Komohana Street which has a modified left-turn lane and a 24-foot wide pavement within an 80-foot right-of-way. There is also a 3-foot wide raised pedestrian walkway along the makai side of Komohana Street, between Pu'uhonu Place and Punahale Street. The applicants also intend to construct a 24-foot wide paved County dedicable road between the subject site and Punahele Street. An existing 70-foot wide parcel, located between the subject site and Punahele Street, would be used. This would also serve, as indicated above, as access for a new wastewater transmission line from Punahele Street. D. Other Utilities All other utilities such as telephone and electrical -8- Final subdivision approval for a 13-lot subdivision of the entire 7.7 acre area was then issued by the Planning Director. Twelve of these lots were within the CN-10 area, and the remaining 2.437 acre area (the subject of this application) was the thirteenth lot. On July 1989, one of the applicants submitted a request to rezone the 2.437 acre area into the RM-4 zoned district for the purpose of developing a 24-unit apartment complex, including a tennis court and a one-story laundry/multi- purpose building. This matter was subsequently deferred by the Planning Commission, at the request of the applicant on February 8, 1990. In conjunction with this request to rezone the site into the CN-10 district, the RM-4 rezoning request is being withdrawn from further consideration. III. PROJECT DESCRIPTION A. Proposed Uses and Structures If the rezoning is approved, the applicants intend to have the site developed into an office building, oriented to the medical professions. There is a possibility, however, that there may be other non- medical professional uses as well. The concept here is to extend the same category of professional office uses that is found on the opposite side of Pu'uhonu Place. The submitted preliminary plans reflect two structures. one of the proposed structure (Building A) already falls within the CN zoned area. Part of its parking, however, will need. to be satisfied in the unzoned (A-la) area. Amore specific description follows. 1. Building A This site, consisting of 20,002 square feet, is already zoned CN-10. The applicants plan to construct a structure (as shown on the plans) on this site, with part of its parking on the site under consideration for CN-10 zoning. This building would front Pu'uhonu Place. It would consist of two (2j stories and a basement. The height of this proposed structure would have a roof -2- height of 36+ feet from the finished grade. The structure would have an estimated dimension of 58 feet by 128 feet. There would be about 7,400 square feet of office space on each of the two floors. The total office space would thus total about 14,800 square feet. The basement level would have fourteen (14) standard and two (2) handicapped stalls. The additional parking is planned to be located on a portion of the area to be rezoned. There would be fifty-two (52) stalls in this area, which covers approximately 19,100 square feet of land. This structure would have an eleven (11) foot setback from the mauka or Komohana Street-side property line. There would be more than seventy (70) feet of setback from Pu'uhonu Place and the other property lines. 2. Building B The second building would be fronting Komohana Street, although its access, as described below, will not be directly from said street. The proposed structure will be two (2) stories, except that a portion will have a basement parking. The total height of the building from the finished grade of the basement area will be around thirty-five (35) feet. The structure will have essentially two floors of office space, each floor having about 2,600 square feet. The total area should thus approximate 5,200 square feet. Although the building will have an exterior dimension of 130 feet by 120 feet, the actual useable area will be less due to an open courtyard in the center of the structure. Sixty one (61) conventional and three (3) handicapped stalls are planned for this building. The building will be setback at least fifteen (15) feet from Komohana Street. There will be a twenty (20) foot setback from an intervening lot that is located between the proposed building and Pu'uhonu Street. A fifty (50) foot setback from the lots along Punahele Street is also being planned. -3- B. Proposed Access Iv. The applicants intend to have two accesses serve the site. One would be via Pu'uhonu Place, and the other from Punahele Street. Pu'uhonu Place is a County-dedicated road with a right-of-way of 50 feet. There is a 32-foot wide pavement with curbs, gutters and sidewalks. Pu'uhonu Place intersects with Komohana Street. This section of Komohana Street has an eighty (80) foot right-of-way. There is also a left-turn storage pocket at that point. The applicants plan to use a portion of the subject site (6,725+ square feet) to serve as access to Building B and the parking area for Building A. This access would have a paved section of 24 feet. If required, appropriate easement documents would be prepared and executed to assure the use of said area as access. The other access would be via a 9,230 square foot parcel (TMK: 2-3-35: 18) between the subject parcel and Punahele Street. This parcel, which is owned by one of the applicants, has a width of seventy-one (71) feet and is planned to be improved with a 24-foot County-standard roadway. This roadway would serve as a secondary access to the subject site. C. Subdivision At this point in time, the applicants have no intention of subdividing the property. The proposed roadway lot (TMK: 2-3-35: 18) is intended to be consolidated with the subject parcel. It is not planned to be zoned for CN uses. In the event - due to financing or other development considerations - the land has to be subdivided, the applicants intend to meet with the requirements of the subdivision code relative to size and access. Also, a perpetual roadway easement via the proposed roadway lot would be granted to enable uninterrupted egress and ingress for the entire project from both Punahele Street and Pu'uhonu Place. REQUESTED ZONING To effectuate this development, a CN-10 zoning is being -4- requested for the entire 2.437 acre area. The parcel fronting Punahele Street that is planned for the access is not proposed to be rezoned. It will retain its RS-7.5 zone to minimize the potential for alternative commercial uses on that land. The rezoning of the subject parcel in essence, would enable the applicants to a) construct a new office building; and b) provide the land needed to satisfy the parking requirements for a building proposed for on a 20,0002 square foot, CN-10 zoned parcel. V. INSTITUTIONAL CONSIDERATIONS A. State Land Use The present State Land Use classification of the site is Urban. Thus, the requested rezoning would not require further action by the State Land Use Commission. B. County General Plan The General Plan Land Use Pattern Allocation Guide Map designates the subject property for Medium Density Urban Development. Such a designation may allow residential uses (up to 35 units per acre), as well as village and neighborhood commercial uses. As such, this designation would allow consideration of the requested CN zoning. C. Hilo Community Development Plan (CDP) The Hilo CDP, as adopted by the Planning Commission in 1975, suggests that the area be set aside for open space and a residential planned unit development. It should be noted, however, that since adoption of this plan, there have been many changes (including the commercial rezoning of the adjoining parcels) which make this plan somewhat obsolete. D. Zoning The subject property presently has two zoning designations - RS-7.5 and A-1a. The request is to have those designations amended to CN-10. Based upon the requested CN zoning and the proposed uses, there may have to be some adjustments to building -5- setbacks and parking to accommodate landscaping, visual, and other related Plan Approval requirements. As such, the applicant is aware that the plans submitted in conjunction with this application are only tentative and would be subject to adjustments at the subsequent governmental review process. E. Subdivision As noted earlier, the applicants have no intention to subdivide the property. If anything, the tentative ' plan calls for the consolidation of the proposed roadway lot with the subject site. In the event a subdivision is needed, the applicants intend to comply with the requirements of the subdivision code, and appropriate easement documents would be prepared and executed to assure the continued use of the roadways as access serving both buildings. F. Special Management Area The subject site is not located within the County Special Management Area. As such, no SMA Use Permit is required. V. SURROUNDING LAND USES The subject site is presently vacant of any structures. The makai or easterly side of the subject site abuts the base of Halai Hill. There are some single-family homes at the top of the Hill. Likewise, there are single-family homes adjacent to the site along the northern or Hamakua boundary. Along the westerly or mauka end of the site, portions of the site abut Komohana Street. There are some single-family residences and a proposed golf course mauka of Komohana Street. The other portion abuts a vacant CN-10 zoned property. There are tentative plans to construct a medical office building and an office and facility for the KC Foundation - a foster children organization - on this lot. The proposed location of the KC Foundation building would be on the corner of Komohana Street and Pu'uhonu Place. There are medical offices and a credit union on the south or Puna side of Pu'uhonu Street. Beyond those uses is -6- a medical complex, Ka Waena Lapa'au, located on the corner of Komohana and Ponahawai Streets. VI. ENVIRONMENTAL CONSIDERATIONS A. Site Characteristics The topography of the site is relatively level. There is a gradual slope towards Punahele Street to the north, and an incline at the base of Halai Hill to the east or makai. The area receives between 120-180 inches of rainfall annually. B. Soils According to the Soil Survey Report published by the USDA, Soil Conservaton Service, the soil of the property falls within the Hilo Series. This Series is characterized by well-drained, silty clay loam soil. The surface layer and subsoil are approximately 12 and 48 inches, respectively. Permeability is rapid, runoff is slow, and the erosion hazard is slight. The State Department of Agriculture Agricultural Lands of Importance to the State of Hawaii (ALISH) system does not classify the subject site. C. Drainage According to trie Flood Insurance Rate Map (FIRM), the subject site is in Zone X, area outside of the 500-year flood plain. D. Flora/Fauna Based upon information on file with the Planning Department, the subject property does not appear to have any history of endangered plant or animal life. The site has been cleared a number of times, and in the not too distant past, the site was previously used for sugar cane. E. Archaeological Resources Likewise, the Planning Department files - particularly in relation to other land use -7- considerations of the subject and surrounding property - do not reflect any existing or potential archaeological features in the area. Furthermore, the site has been extensively cleared in the past. Nonetheless, in the subsequent development phases of this site, work will stop in the event unanticipated archaeological finds are made. VII. INFRASTRUCTURAL CONSIDERATIONS A. Water County water is available via an existing 12-inch line fronting the subject property. B. Wastewater System The nearest County sewer line is along Haili Street about 1,000 feet away. It is the applicants' understanding that the County is in the process of constructing a transmission line along Punahele Street. The applicant intends to have this line extended to the subject development through the proposed driveway or road fronting Punahele Street. C. Access As noted earlier, access would be via Pu'uhonu Place, a 50-foot wide County-dedicated road. This road then intersects with Komohana Street which has a modified left-turn lane and a 24-foot wide pavement within an 80-foot right-of-way. There is also a 3-foot wide raised pedestrian walkway along the makai side of Komohana Street, between Pu'uhonu Place and Punahale Street. The applicants also intend to construct a 24-foot wide paved County dedicable road between the subject site and Punahele Street. An existing 70-foot wide parcel, located between the subject site and Punahele Street, would be used. This would also serve, as indicated above, as access for a new wastewater transmission line from Punahele Street. D. Other Utilities All other utilities such as telephone and electrical -8- services are available on lines fronting Komohana Street and Pu'uhonu Place. VIII. JUSTIFICATIONS FOR REQUEST A. Conformity to the General Plan LUPAG Map As noted earlier, the subject property is designated for Medium Density Urban Development on the General Plan LUPAG map. This designation allows consideration for village and neighborhood commercial requests. As such, this CN-10 request would not be inherently in conflict with that designation. B. Relationship to General Plan Policies Of equal importance is the requested rezoning's relationship to and implementation of the applicable goals, policies, and standards of the General Plan. The pertinent section in this situation is the Land Use - Commercial Development. The commercial development goals, policies, and standards articulated in the General Plan are: GOALS Provide for commercial developments that maximize convenience to users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communitites, and neighborhoods. POLICIES In an effort to assist existing commercial developments, urban renewal rehabilitation, and/or redevelopment programs shall be undertaken in cooperation with communities, businesses and governmental agencies. The key to the success of these kinds of programs is active and sustained participation from communities and businesses. Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. -9- Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * Existing strip development shall be converted to more appropriate uses when and where it is feasible. * The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. * Applicable ordinances shall be reviewed and amended as necessary to include considerations for urban design, aesthetic quality and the protection of amenities in adjacent areas through landscaping, open space and buffer areas. STANDARDS * Three types - Neighborhood Centers, Community Centers, and Regional Centers * Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. * Off-street parking and loading facilities shall be provided. * Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. * Preferences shall be given to commercial lands with a reasonably level topography. In reviewing these goals, policies, and standards, the issues can be distilled into several categories. These categories - and the project's relationship - are -10- discussed as follows: 1. No On-Site Constraints There are no on-site development issues associated with this parcel. The site does not have any known or associated history with significant archaeological features and plant or animal life. Furthermore, the site is relatively level, and the sloped area adjacent to the base of Halai Hill ' will be used for parking and landscaping. So any problems associated with hillside development should not be present. The site is designated Zone X on the FIRM map. Thus, there does not appear to be any potentially significant drainage associated with the site. All on-site drainage matters will be handled in a manner consistent with applicable State and County laws and regulations. 2. No Major Infrastructural Constraints Two major accesses are being proposed - Komohana Street and Punahele Street. Komohana Street has a 24-foot pavement within an 80-foot right-of-way. It serves as a major cross-town thoroughfare. There is a modified left-turn pocket where Pu'uhonu Place intersects with Komohana Street, affording unimpeded traffic flow along Komohana Street. An alternative access to Punahele Street is also being proposed. This should assist with some of the turning movements into Pu'uhonu Place, but more critically with the outbound traffic. With this new access to Punahele Street, alternative streets - particularly to the powntown area - can now be more readily accessible to and from this site. This should thus reduce the load at the intersection of Pu'uhonu Place with Komohana Street. Although Pu'uhonu Place has a 50-foot instead of a 60-foot wide right-of-way, it has a curb, gutter, and sidewalk section. Furthermore, the width is sufficient to accommodate on-street parking safely, although that may not be necessary as all of the establishments using this road has or will have the -11- required County parking. Additionally, the road is a cul-de-sac and not a throughstreet. The volume of traffic should therefore not be pronounced, as it would be used principally by the owners/patrons of the subdivision. Water and related utilities are available. A wastewater system will be through the County's new transmission line along Punahele Street. 3. Relationship to Surrounding Properties The requested use will be reasonably compatible to surrounding areas. On the opposite side of Pu'uhonu Place or south (Puna) of the subject site, there are existing commercial office uses. There is also a vacant commercially-zoned property west or mauka of the site that will soon be developed into a medically-related facility adjacent to the subject site. The makai or east side of the site is the base of Halai Hill. Impacts along this end should thus be minimal. Any impacts, however, would be along the north or Hamakua end where there are existing homes. As such, the applicant has designed his project to site all structures away from those homes. Parking and open space areas would serve as a buffer between the project site and those homes. It should also be noted that the intended users of the proposed buildings will be professional offices. These are diurnal uses, uses that occur essentially during the day. These uses should pose little, if any, noctural impacts. The structures will be kept below 35 feet, the maximum allowed within the single-family residential zone. Architectural styles and colorings will be guided by the surrounding area. Landscaping will also be included within the project site, particularly along those areas bordering residential dwellings. 4. Convenience to Users This site is readily accessible by one of the major cross-town thoroughfares in Hilo, Komohana -12- Street. Komohana Street also intersects with all of the major mauka-makai cross streets - Waianuenue Avenue and Ponahawai, Mohouli, and Puainako Streets. This site would thus be convenient to the immediate and broader community. Additionally, given other medical and professional office uses in this area, the development of the proposed buildings could serve as a "one stop" professional center. This would add further to the convenience of the community. 5. Relationship to Existing Commercial Areas Of import is the site's relationship to the Downtown area, an area that has and continues to undergo economic and social changes. Public and private funds have been invested into this area to assist with its economic and social vitality. The development of the subject site should lend some direct and indirect support to this area. From a locational standpoint, the subject site falls within the same northern sector of the City of Hilo as Downtown, unlike the other commercial centers such as the Prince Kuhio Plaza, Waiakea Plaza, Kaiko'o Mall, and the Hilo Shopping Center. Traffic patterns, particularly with the development of the new access to Punahele Street, should have somewhat of a Downtown focus. It is noted that the road "boundaries" of the Downtown area are Ponahawai Street and Wailuku Street/Waianuenue Avenue. The subject site falls within this area. Thus, the location of this project should bring more attention and create some economic gravity to the Downtown area. -13- N ~~ 2 0 p3 2 WNAHELE 5'fREET ( ,.~ / I ~ ---- - --p---------~---- 1 / I / .J I / I I I I I 1 I I I I 1 I 1 t 1 1 I 1 i I I 90X_ _ ~ TIC' ~ _ _ r00 _ _ I 1 1 I ~ I -- _ C ! 41 li ~~ - ~1 If I r V ~ C - - ~. ~\ - Iw I; I~ 1m Ib I3 I ~- ~.~ -sr oc ~~~' -p~__~ I I I I 1~ I!N I+V I I \ yyI Y l $ 5 $I N~ I~ I i T~~ ~I \`!\ -1~ ~I ~\\ ~g I - I _ I ~ A.c F $ ~~ ~_' _-- ~z ~5 '-_ I I$ rrw _~-~~ i a `~ PU'UHONU yN PLACE ~ a U ~ ~~ I P\ -di$, I ~ I ~~\ I ~I ,I ~I \I ~~ ~, I I ~ I 4_ I ~_ _ ____q 1 I I 1 I 1 I~ A I"1. ~ II yl IN ~ Ira ~I II 1 1 ~ New OPNm fwllding For. f RONALD H. NACATA A.I.A., INC. ALLAN TAKA5E ~ . ~ kI N~CwIrtGr ewaa~ : 4 ~ z # I.e.. w.n a. e.wr..w ~wm ~~' r~ y W1O, H49411 96731 TMK~ Fm DiY. 335 Ib l IB ALLAN S. TAKASE, M.Q., FA.C.O.G. OeSTETRIGS & GYN ECOLOGY 670 PONAHAWAI STREET ~ SUITE 200 HILO, HAWAII 96720 PHONE (BOB) 961-2891 November 4, 1994 Ms. Virginia Goldstein Planning Director Planning Department 25 Aupuni St. Hilo, HZ 96720 Dear Ms. Goldstein: Re: Change of Zone Application (REZ 94-12) Applicant: Gelocag Partnership and Dr. Allan 'Pakase Request: RS-7.5 and A-la to CN-10 Tax May Key: 2-3-35:16 After discussion with Mr. Daryn Arai of your staff and Mr. Galen Kuba from the Department of Public Works, we would like to make the following proposals to deal with the concerns addressed by the County and the adjoining property owners. First, we would propose to delete the exit from the property to Punahele Street. It is our understanding that the neighbors have no problems with the rezoning itself, only with the traffic that might be,ggnerated next to their houses. If an entrance from Punahele were allowed by deleting this roadway, we feel that this action would eliminate this concern. Secondly, to deal with the increase in traffic that would occur at the Komohana/Puuhonu intersection, it has been recommended and we will agree to do the following: 1. Realign Komohana Street, to improve the sight distance from the Puuhonu intersection entering Komohana; and 2. Create a storage lane for vehicles turning left onto Komohana from Puuhonu Place. We are hopeful that these conditions will meet with your approval and will be favorably recommended to the Planning Commission for approval, Sincerely, r ;; Allan S. Takase, M.D.. AST:jt Enc. EXHIBIT ~ ~.,~-.;~ - ,+ (4~ y~ L v a 0 a U N .ate r'~ W it .~ 0 p I~ 4 M1 W n 4 h. 1~ `~~e _Y w Wvnre ~~b won n 3~t'Td a Ti \4 ~ F \V I 1 1 1 I~ I \ I '~ P ~~ ~~ i 'k ~ ~ ~4 t l ~~~~ pma 0 u ~.._. ~.~~ .a.... `I '~W 'TIT VIYOYN .Otl t U I 4 rwaHnnd k i ~ r e` \r ~~ ~~ Boundary of Subject Proper N ~---Delete Access Point ~$ I~ i I I= I I ,~ i ~ - ~ i i i -1--^ ~-- ~.. 4R. I I r-^fi ~ /, 1 ,~/f E~iHIBIT B -Site Plan (note access deletion at Punahele Street) i r ~r ~~ , i P &akas02.DSA-1I/9/94 COUNTY OF HAWAII PLANNING DEPARTMENT SUPPLEMENTAL BACKGROUND -REPORT ALLAN TAKASE, M.D. AND GELOCAG PARTNERSHIP CHANGE OI' ZONE APPLICATION 94-12 Allan Takase, .M.D. and GELOCAG Partnership are requesting Changes of Zone for approximately 2.437 acres of land from an Agricultural-1 acre (A-la) to a Neighborhood Commercial-10,000 square feet (CN-10)-zoned district (1.838 acres) and from a Single Family Residential-7,500 square feet (RS-7.5) to a Neighborhood Commercial-10,000 square feet (CN-10) zoned district (0.599 acre). The subject properties are located on the northeast or Hamakua end of Pu'uhonu Place, Punahoa 1st and 2nd, South Hilo, TMK: 2-3-35: 16. APPLICANT'S REQUEST 1. Request: The Applicant is requesting a change of zone of the project site from a Single Family Residential-10,000 square foot (RS-10) and Agricultural-1 acre (A-la) to a Neighborhood Commercial-10,000 square foot (CN-10) zoned district. 2. Nature of Subject Request: According to the application submitted, the change of zone, should it be approved, would allow the establishment of a commercial office building on the project site which would be generally oriented to the medical ~~~,~~, profession, although other non-medical commercial uses would also be considered. 3. Access: (See Exhihit B) Primary access to the proposed development from Pu'uhonu Place will be provided by a 24-foot wide driveway which would direct traffic to :he two proposed parking areas. Secondary access will be provided by another 24-foot ' EXHIBIT LD r.. tvulr driveway from Punahele S(rcet. 'this secondary driveway will u~avcrsc over Dui r~isiing residential parcel (TMIC: 2-3-35: 18) along Punahele Street which has been ncv~uh'ed by the applicant for Ihis very purpose This residential parcel has a width ~~I "lU Ic~et. 1'Ia~~NNINIi-C()MM1S ION S nt~~gr-.~2,.12'1.41'.ttlilic:_]~e11r1t~; 4. AI the Planning Commissimr's Scptt~mbcr 22, 1994, public hearing on the subjec i reclursC, the Planning Director recommended favorable consideration of the change ul rnnc~ request subject to the following conditions: A The applicant, its successors, or assigns shall be responsible for complying with all of the stated conditions of approval. li The applicant shall secure final flan Approval of the proposed commercial development from the F'lanning Director. Plans to be submitted shall indicatr ;i mirtimum 50-foot structural setback from the subject property's northwestern property boundary. Plans shall also Include a mlttimum 6-foot high privacy wall or landscaping buffer along the subject propurty's cotmnon boundaries wiili adjoining single family residcnllnl propertlus along Punahele SUeet and along the side boundaries of TMK: 2-3 35: lfl for the puq~ose of mitigating any potential adverse noise and visual impacts Should a landscaping buffer be utilized for this purpose, it shall be prov]ded to the extent that a continuous, unbroken, heavy planting screen, no less than 6 feet in height, is established prior to the issuance of a certificate of oct;upancy for any portion of the corrrmercial development. ('. Construction of the proposed commercial development shall be completed (Certificate of Occupancy) within five (5) years fmm the effective date of this ordinance, I t access to the subject properly from I'u'uhonu and Punahele Streets shall meet with the approval of the Departmrnt. Public Works. {~ {'u'uhonu Place shall be widened to a minanum right-of-way width of 60 feet with the reconstruction of pavement, em•h, yurter and sidewalk to commercial '' _Z. „. cr standards along its enure length. '1'hc+~irculnr turnaround at the makai end of Pu'uhrnm Street shall be n•cousuvcted tu; a '°f"' (hammerhead)-turnaround All improvements to I'u'uhonu Street r+hall be consU'ttcted in a matmer mectint~ wish the approval of the Departnu;nt of Public Wor)cv prior to the issuance of a Certificate of Occupancy For the estnblislunent of any commercial use nn du~ subject property. P Primary access to all buildings within the subject property shall be provided hr a minimum 60-loot wide roadway lot with commercial-standard pavement width, curbs, gutters and sidewalks from its intersection with the "T"' (hammerhead)-turnaround on Pu'uhonu Place to Punahele Street. Commercial-standard cw~b, gutter and sidewalk Improvement shall also be provide a]ong ttte frontage of TMI{; 2-3-35: ] 8, exclusive of access point. t.'r. Channelization and sight~~disGmcr. improvcrnents, along with attendant signing, striping and street !i{,Itting improvements, shall he provided at the Komohana Street-Pu'uhonu Street intersection In a manner meeting with the approved of [hc Department of Public Wcrrks, prior hi the issuance of a Certificate of Occupancy for the estr+blishmenl of any commercial use on the subject propui tp I. Curb, gutter, sidewalk and pavement improvements shall be provided along the subject property's entire 1Cnmohana Sheet frontage 1n a manner meeting with the approval of the Department of Public Works, prior to the issuance of a Certificate of Occupancy for the esutblislunent of any corruttercia] use on the subject property. ]. On-site drainage improvements, if required, shall be installed in a manner meeting with the approval of the Departnent of Pub]ia Works, prior to the issuance of a certificate of occupancy for the establishment of any commerci~+I use on the subject property. J. Should any unidentified sites or remains, suds as thdfacts, shell, bone or charcoal deposits, hutnru+ bur{aLs, rock or coral nllgnments, pavings or wall bc. encountered, work in the affected area shall cease and the Flaming Director immediately notii'ied. Subscc{uenl work shall'proaeed upon an archaeological clearance from the Planning Director when it finds that sufficient mitigative measures have been taken. K. Comply with all applicable laws+,tvles, regulations and requirements of the affected agencies, including those of tfte Department of Heath and the Firc Department. _:;, b Should the Council adopt a Ilnified I+npnci Foes Ordinance scltin}! forth criic~i In for the imposition of exactions nr the assessment of impact fens, condtions included herein shall he c+eilited townnla~ the requirements of the Unified Lu~uu i Tees Ordinance. M An initial extension of time for the performance of conditons within the ordinance may be granted by the. Plrmning Director upon the following circumstances: 1) the non-performance is the result of conditions ihut could nni have been foreseen nr arc beyond the control of [fte applicants, successors nr assigns, and that are not the result of their fault or negligence; 2) granting of the time extension would not he contrary [o the general plan or zoning code; .I I granting of the time extension would not be contrary to the origin~d reasons lu+ the granting of the change of zone; 4) the time extension granted shall he fro u period not to exceed the period oriillnully gnarled for perfirrmance (i.e., a condition to be performed within one year nary be extended fn+ up to erne additional year); and S) if the applicant should require an additional extension of time, the Plantung 1)irecUx~ shall subrnll the appllcamt's request to Qre Couni~~ Council for appropriate action. Should any of the conditions not bc. met or substantially complied with In a timely 1'ashlon, the llh•ecurt shall initiate rezoning of the area to Its nriginul ++r mare appropriate designation. :~. 1'ubllc Testimony presented during the public hearing surrounding property owners expressed concerns regarding traffic and noise impacts generated by [he proposed commercial development on residential parcels located along Punahele Street, the prlmuu-y access point to the developrnr;nt As reconttncnded by the Plannini; Dtrectn+, Ihc~ f'ommission voted to continuo the public hearing to allow iLrther discussions bolcc~r~en the applicant and the 1'huuring Illrectnr nn several outstanding; issues rclatinl!, to Irnl7~ic and its associated imparcts, ,u Lt1CY1N1C1).11i~ +L_~ •~PMENT A,~ l~s~'„~, ~ _tiB;M c ,,. ... ' ~av G. lte~~lnod Access: As a result o~"Continued discussions regarding access concerns along+ Knltiohana and Punahele Streets anti Pu'uhonu Pha:e and its Impacts to residents alongt 4- r n ~~y - ~ <~ aPGN (u) ~~ (~' m G> ~ I ~ r~o->-5 1-feUC ~ _~ VLI LI ~~ !_J r_f4_T'FI ~_I ~. ~ I L.,-ao o' , - \~ ~ ~ Ili z fYO-~-S q n ~ ,_ ~~ T cN-ao 'HnLnl" c~~-lo ~~YY ~' (j) / ion my~^~ v yGry 49 o° .~O ~ d, 1>-~ o P a N ~) s' `°~°ay' ~ Qt`s . v- ~ G v =~ ~'r. ` ~~ '-- o`~ L~ ~ ~ ~~~ s y a ~ (,~ ~~0~ S 'j CN-10 ~ N-le ~_ ~~ / (~~ ~ V ~d'',rd~ ~~~~ SINGI_C FAM1~-T ~~ S` ~ ~T° ; ~ RC"iIOLiJTi/~L(M1'3 "'. 5~ -' TO NEsI (BH 00R H000 ~.i~~'~ ~o ~;~o COMNI~F2CIAL ~CN-lo) HAWAII ~°~ rr`~, '~`*o AREA ° 0.5°-~°~ ACRt'^ INTAR~ ANO rya7~~ ` ~ I COMMVNITY °'~o ,J' ` `~ 0~~~(~C~®L '2 /l{- coo+raR Ieran~' 6~,,- M~~7.S ~~ AGfZICU LTU[F AL (R-la~ nm~v.s To NC-IGHC-joRHoaO ~~i P. COMM~NCJAL (CN-l o~ G 1`P,~ AREA = I-038 ACNE S' i ~ .p G ~O ~ ~' ~~ , .. ,~ d. -9 .IV V-7. g' ~ ~ J - / ~ ~ .' AMENDMEf~T ~'0 I i ~~ ZpNff~G CODE AML~NDINC~ 'aCCTION ~S-1~.~}„~~177' OI° HILb 'zONC= iti~Af AI^<"T-ICL~ r3, CNA1°TG ~.~' ~VIi~1C~' CODt~'~ O~ 1-H [= HAWAII COl-JTVT~' GO' l=i t: IJ, I~iP+NGING 'f"i-iC t~l~~-Tf~21~f CLpsSIFlCATIOTV F't~ M~~ "(~L~ FAMIt-y (~CS1P~i~t-~ TIAL (145r7~~ ANb AC'~t~1,CUL-i'u1~AL (A-la) Tv NC-I C31-~,(~01~NaOt~ COMI`?ET~CIAL (CN-IO) AT 1°UNANO-~, I ~T" Arll> ~N~, Sou~-H HtL.o, ~Ay~1AI1- pIQCpAR>=D E3y c ~LANNlN6 Dt°_t1Q'AfZTMCNT couNTy op F-IAWAII '_TMK 2-9-~5 = 16 SCpT. ~, f °J9q- EXHIBI'1- IIAII ((i bLO CAB FApTNmI'~DHIP/ALLAN TAf~fA9 C. M.n.l EXI~IBIT r1 - Locatioq Map 7 i _.~ i i i ~I z O v w o~ ~- ? wz >~ ~ Q Q- S ~~ U1 F-- ~ ~ ~ ~z ~ Q s O ~i ~r ~~ a~ S$ z > z° ol~ ~o 0 u r. EXHIBIT D -Proposed Komohana Street improvements ~~N~d (INOH(lfld ~.. Punahele Street, the applicant has proposed the following improvements and revisions to their traffic circulation plan while addressing traffic concerns along the above- mentioned County roadways: a. (See Exhibit B) Primary access to the proposed development will be provided from Pu'uhonu Place by a 24-foot wide driveway, which will direct traffic to two proposed parking areas. The originally proposed secondary access to Punahele Street will be deleted, thereby alleviating any potential traffic impacts to Punahele Street and the residents which live along this roadway. b. (See Exhibits C & D) The intersection of Komohana Street-Pu'uhonu Place currently lacks adequate sight distance for safe ingress and egress. The applicant proposes the widening and realignment of Komohana Street and the extension of the Pu'uhonu Place approach which will increase sight distance along Komohana Street. c. A left-turn storage lane within Komohana Street will be provided for traffic turning left from Komohana Street onto Pu'uhonu Place. DEVELOPMENT AND BACKGROiIND INFORMATION 7. The overall proposed development, with the exception of access, has not changed. For a description of the proposed commercial development and other details, please refei to a~- , the Planning Director'§`$ackgrbutid'lteport'dated September 15, 1994, previously ';,? transmitted to the Planning Comrilission. -5- ,, ~. RTakas~2 DSA-11/9/94 COUNTY OF HAWAII PLANNING DEPARTMENT REVISED RECOMMENDATION ALLAN TAKASE M.D. AND GELOCAG PARTNERSHIP CHANGE OF ZONE APPLICATION 94-12 Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of this change of zone application be forwarded to the County Council. This recommendation does not, however, sanction the specific plans submitted with the application as they may be subject to change given the specific code and regulatory requirements of the affected agencies. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter her position based upon the following findings: The Land Use Pattern Allocation Guide (LUPAG) map component of the General Plan is a representation of the document's goals, policies, standards, and course of action. It is also a graphic depiction of the physical relationships among the various land uses. The LUPAG map establishes the basic land use pattern for areas within the County. The requested zone change conforms to the General Plan's Land Use Pattern Allocation Guide (LUPAG) Map which designates the affected area for Medium Density Urban uses, which ould include uses such as village and a ~. neighborhood commi~I•~ia1uS ,y commeCcial) and residential uses (35 units per =,, y~, acre) and related functions. An at•e3>1bCated to the south of Pu'uhonu Place along the ~,~,,. makai side of Komohana Street has alc0ady been rezoned to a Neighborhood ;~. -' t;ommercial designation and currently accommodates the Ka Waena Lapa'au medical ~, complex, the Hawaii County Employees Credit Union, and the construction of other medical office complexes. Approval of the subject change of zone request would result in a logical progression of commercial uses along this portion of Komohana Street and its maturation into a comprehensive medical/commercial office development consistent with the Medium Density Urban desgination along this portion of Komohana Street. In order to consider an area for any type of zoning designation, these applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage developments to achieve quality growth. The implications of these evaluations and decisions must also be considered as they may have an impact on other similar areas in the County. The proposed change of zone to a Neighborhood Commercial-zoned district will conform to the following goals, policies and standards of the Land Use Element of the General Plan: o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. o Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. o Zoning request shall be'r~Y~ie~'ed with respect to General.Plan designation, district goals, regtonal~p~a"i~~;~$tate Lard Use District, compatibility with adjacent zoned uses, availa~iliry of public services and utilities, access, and public need. o The county shall encourage the maintenance of communities meeting the needs of its residents in balance with the physical and social environment. -2- ~° Approval of this request would also compliment the following goals and policies of the Commercial Element: o To provide for commercial developments that maximize convenience to users. o Provide commercial developments [hat complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. o Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community, and regional needs. o The development of commercia( facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Finally, approval of the subject request would be consistent with a Course of Action for the South Hilo District that "Appropriately located commercial zoned lands shall be allocated as the need arises." ~s mentioned, the subject property is located adjacent to the northwest of lands currently zoned Neighborhood Commercial. As demonstrated by Ka Waena Lapa'au medical complex, the Hawaii County Employees Credit Union, and the more recent construction of additional commercial office complexes within this area, [here is a demand for commercial zoned"~l~qd§iwit~uft~the--miry of Hilo. The location of the 1 ry, subject progeny alpitg'$omohana Sate"et,.Which services the major residential areas of Waiakea and Ka.umana, provides for 'a convenient location readily accessib.te to the <s.:, ~; -3- ~,, „* r~; e general public, community facilities and employment centers while complementing the overall transportation and land use pattern within the affected area. Due to the improved nature of the subject property and surrounding areas. it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the project site, nor has the project site been identified as a significant botanica] or biological habitat. The project site is located within an area adequately served with essential services and facilities such as water, transportation systems, and other utilities, provided that recommended improvements to these systems are made to accommodate the proposed development. Primary access to the subject area is provided by Komohana Street, a Counry- maintained roadway having a pavement width of 24 feet within an 80-foot right-of-way. Access to the project site from Komohana Street will be provided by Pu'uhonu Place, a County-maintained roadway having a pavement width of 32 fee[ within a 50-foot right- of-way with curb, gutter and sidewalk improvements. The intersection of Komohana Street and Pu'uhonu Place is channelized with aleft-turn pocket. The makai side of Komohana Street partially fronting the project site has been improved with concrete curbs and an asphalt sidewalk from Pu'uhonu Place to Punahele Street. The ,,. ~, Department of Public Works is~tecotftmehding That the applicant channelize and provide sight-distance improvements to the Komohana Street-Pu'uhonu Place intersection. The applicant proposes to realign Komohana Street to allow for improved `.: •. °py'fRsrght distance from Pu'uhonu Place '_:`iN~ The Planning Director recommends that -Y- E channelization and sight-distance improvements of the affected intersection be made by the applicant. These intersection improvements will improve traffic flow to and from this commercial area, eliminating the need to restrict corning movements within this intersection without such improvements. The Department of Public Works also recommends the reconstruction of Pu'uhonu Place into a "T"-turnaround with a separate road lot to Punahele Street servicing [he proposed commercial development. In response to traffic concerns along Punahele Street and the adverse impacts to adjoining residents should such an access road be provided, the Planning Director and the applicant have agreed to delete a secondary access road to Punahele Street. This will alleviate any traffic impacts [o Punahele Street, which is a narrow residential roadway not capable of supporting commercial traffic. The elimination of this secondary access roadway will also spare the residents along Punahele Street from the impacts such added traffic would generate. The reconstruction of Pu'uhonu Place into a "T"-turnaround is no longer needed with the elimination of the Punahele Street access. The Planning Director also recommends that curb, gutter and sidewalk improvements be provided along the subject property's entire Komohana Street frontage. These improvements to Komohana Street are consistent with improvements ,_.,,~~1 .a ;.,,. :n' ~~ required as a condition of ap~5roi~alfo'f~other similar cotrunercial rezoning requests. (, With a large residential concentration to the north along Komohana and Punahele Streets and V~:'aianuenue Avenue, these roadway improvements would facilitate ;,,;..pedestrian traffic along Komohana Street to the comprehensive medical services which r 1ffi,! -5- will be and are being provided at the subject property and its adjoining parcels. Such improvements will also accommodate joggers, bicyclists and other users who are frequently seen along this section of Komohana Street. Wastewater will be .disposed of in a manner meeting with the approval of the Department of Health. The County is presently undertaking the expansion and improvement of sewer lines within the vicinity of the subject property. A sewer line will be installed along Punahele Street fronting the proposed access point in about a year or so. The Planning Director recommends that the applicant be required to hook- up to the County's sewer system prior to the establishment of any commercial use on the subject property. The Fire Department recommends that fire protections measures, namely fire hydrants, be provided when required by the Fire Chief. The need for fire protection measures will be assessed during the subdivision and/or building permit processes. A specific condition of approval to impose such a requirement is therefore not necessary. With the existing infrastructure and its improvements as specified above, approval of this request would be consistent with the the goals, policies and standards of the General Plan relating to the provision of adequate facilities and services to support a change of zone in balance with the ~hysical environment. r, ~; . °~,~ ,. Lands adjacent to the southeaSt?:o~ the subject property are currently zoned Neighborhood Cotnmercial and should not be adversely affected by the proposed development. Similarly, with Halai Hill to the northeast and Komohana Street to the southwest, the subject property is somewhat isolated from other types of uses in the ry -6- r genera] vicinity which may be adversely affected by the proposed use, with the exception of five (5) residential lots located along Punahele Street, which are located adjacent to the northwest of the subject property. The proposed commercial building will be required to maintain a setback of at least 50 feet from these residential lots. The parking area, however, will be situated within this 50-foot structural setback area. As recommended by the Department of Public Works, a 6-foot high privacy wall or other form of sound barrier will be required along all of the common boundaries between the subject property and the adjoining residential lots, including along the project's access point on Punahele. Such a wall or landscaping feature will also mitigate any adverse visual impacts to these parcels. With the imposition of the recommended mitigating measures as discussed above, the Planning Director concludes that approval of the change of zone would similarly tit into the locale with minimal intrusion while providing the desired services. The property has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. Based on the foregoing, approval of the change of zone request would result in an appropriate land pattern that will further the necessity, convenience and welfare of the general public. The accompanying draft bill to amend the City of Hilo Zone Map is provided for your favorable consideration. Please note that the proposed conditions of approval starting on Page 4 of the draft bill. -7- b rL°a~~ i~ ~ ~J OTakas02.DSA-11/9/94 AN ORDINANCE AMENDING SECTION 25-114 (CITY OF HILO ZONE MAP), ARTICLE 3, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL (RS-7.5) AND AGRICULTURAL (A-la) TO NEIGHBORHOOD COMMERCIAL (CN-10) AT PUNAHOA 1ST AND 2ND, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-3-35:16. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-114, Article 3, Chapter 25 (Zoning .Code) of the Hawaii County Code, is amended to change the district classification of properties described hereinafter as follows: The district classification of the following area situated .at Punahoa 2nd, South Hilo, Hawaii, shall be Neighborhood Commercial (CN-10): PARCEL 1: Beginning at the southwest corner of this`parcel of land and on the northeasterly side.of-Komohana Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALM" being 103.21 feet North and 688.32 feet West and running by azimuths measured clockwise from True South: 1. 140° 40' 70.00 feet along Komohana Street; 2. 232° 49' '374.3,0 feet along Lots 3, 4, 5, 6 and 7 of the subdivision of R.P. on Confirmation 1946, Number 1 to D.S. Lyman, L.C. Aw. 387, Part 4, Section 1 to American Hoard of Commissioners for Foreign Missions; 3. 322° 49' 70.00 feet along the remainder of R.P. on confirmation 1946, Number 1 to D.B, Lyman, L,C, Aw. 387, Part 4, Section 1 to American Board of Commissioners for Foreign Missions; 4. 52° 49' 27" 371.67 feet along the remainder of R.P. on Confirmation 1946, Number 1 to D.B. Lyman, L.C. Aw. 387, Part 4, Section ..1 to American Board of Commissioners for Foreign Missions to the point of beginning and containing an Area of 26,100 Square Feet or 0.599 Acre. (Refer to Parcel 1 as shown on Exhibit "A".) The district classification of the following area situated at Punahoa 1st and 2nd, South Hilo, Hawaii, shall be Neighborhood Commercial (CN-10): e PARCEL 2 Beginning at the northwest corner of this parcel of land and on{the northeasterly side of Komohana Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 103.21}feet North and 688.32 feet West and running by ~ azimuths measured clockwise from True South: a d ' a 1. 232° 49' 27" 371.67 feet along the remainder of R.P. on Confirmation c 1946, Number 1 to D.B. ` Lyman, L.C. Aw. 3.87, ~'~;-+ Part 4, Section 1 to American Board of Commissioners for Foreign Missions; 2. 322° 49' 106.16 feet along t}~e remainder of R.P. on Confirmation 1946, Number 1 to D.B. ~.,, Lyman, L.C. Aw. 387, Part 4, Section 1 to American Board of "` Commissioners for Foreign` Missions; -2- t', ~. B 3. 328° 13' 295.21 feet along the remainder of R.P. on Confirmation 1946, Number 1 to D.B. Lyman, L.C. Aw. 387, Part 4, Section 1 to American Board of Commissioners for Foreign Missions; 4. 58° 02' 10" 69.26 feet along Lot 9 of Komohana 79 Subdivision; 5. Thence along Road A of Komohana 79 Subdivision, along a curve to the left having a radius of 45.00 feet, the chord azimuth and distance being: 102° 55' 35" 63.76 feet; 6. 147° 49' 192.65 feet along Lot 10 of Komohana 79 Subdivision; 7. 57° 49' 246.89 feet along Lots 10 and 11 of Komohana 79 Subdivision; 8. Thence along Komohana Street, along a cup--~e to the left having ~ adius of 2040.00 feet, she chord azimuth and distance being: 140° 53' 48" 16.38 feet; 9. 140° 40' 115.16 feet along Komohana Street to the point of beginning and containing an Area of 80,037 Square Feet or 1.838 Acres. (Refer to Parcel 2 as shown on Exhibit "A".) All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. These changes in district classification are conditioned upon.the following: ~;:~ -3- ~' ~ F A. The applicant, its successors, or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant shall secure Final Plan Approval of the proposed commercial development from the Planning Director. Plans to be submitted shall indicate a minimum 50-foot structural setback from the subject property's northwestern property boundary. Plans shall also include a minimum 6-foot high privacy wall or landscaping buffer along the subject property's common boundaries with adjoining single family residential properties along Punahele Street for the purpose of mitigating any potential adverse noise and visual impacts.' Should a landscaping buffer be utilized for this purpose, it shall be provided to the extent that a continuous, unbroken, heavy planting screen, no less than 6 feet in height, is established prior to the issuance of a certificate of occupancy for any portion of the commercial development. C. Construction of the proposed commercial development shall be completed (Certificate of Occupancy) within five (5) years from the effective date of this ordinance. D. Access to the subject properly;from Pu'uhonu Street shall ~f it.. -4- 9 meet with the approval of the Department Public Works. Access to the subject property from Punahele Street shall not be permitted. E. The widening and realignment of that portion of Komohana Street in the vicinity of its intersection with Pu'uhonu Place, the installation of a left-turn storage lane, and all attendant signing, striping and street lighting improvements, shall be provided at or in the vicinity of the Komohana Street-Pu'uhonu Street intersection for the purpose of improving sight distance from Pu'uhonu Place along Komohana Street. These roadway improvements shall be provided in a manner meeting with the approval of the Department of Public Works, prior to the issuance of a Certificate of Occupancy for the establishment of any commercial use on the subject property. F. Commercial-standard curb, gutter, sidewalk and related pavement improvements shall be provided along the subject property's entire Komohana Street frontage in a manner meeting with the approval of the Department of Public Works, prior to the issuance of a Certificate of Occupancy for the establishment of anv commercial use on the subject property. ,t -5- :V ' G. On-site drainage improvements, if required, shall be installed in a manner meeting with the approval of the Department of Public Works, prior to the issuance of a certificate of occupancy for the establishment of any commercial use on the subject property. H. Should any unidentified sites or remains, such as artifacts, shell, bone or charcoal deposits, human burials, rock or coral alignments, pavings or wall be encountered, work in the affected area shall cease and the Planning Director immediately notified. Subsequent work shall proceed upon an archaeological clearance from the Planning Director when it finds that sufficient mitigative measures have been taken. I. Comply with all applicable laws, rules, regulations and requirements of the affected agencies, including those of the Department of Health and the Fire Department. J. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for the 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. An initial„~~tens'on of t:ime for the performance of ,. . conditions within the ordinance may be granted by the ,,, , ,,: -6~' Planning Director upon the following circumstances: 1) the non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicants, 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); and 5) if the applicant should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Director shall initiate rezoning of the area to its original or more appropriate designatipn. 'fir ~ , r: ~ Y -7 ,, . F5 Y a i"' @C SECTION 3. In the event that any portion of the 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 Hilo, Hawaii Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: m '~' ~ '~ J ~ -'' ,~ *; ! ` '( 1 ,~, ~. ~ ~ + a'~_5 ~ ~ e ... _ s _ S ~ :.. PLANNING COMMISSION COUNTY OF HAWAII HEARING TRANSCRIPT November 17, 1994 A regularly advertised hearing on the application of Gelocag Partnership and Dr. Allan Takase was called to order at 10:03 a.m. in the County Building, Councilroom, 25 Aupuni Street, South Hilo, Hawaii, with Donald Manalili presiding. PRESENT: Donald Manalili Eddie Alonzo Kevin Balog Edward E. Crook Mary Katayama Melvin Martinson Sally Rice Wilton Wong ABSENT: Isaac Fiesta Virginia Goldstein, Planning Director Rodney Nakano, Staff Planner Daryn Arai, Staff Planner Linda Copman, Staff Planner Fred Giannini, Deputy Corporation Counsel Glenn Okada Representing Ex-officio Member Donna Kiyosaki And approximately 26 people from the public in attendance. MANALILI: So it's 10 after, excuse me, 3 after 10, so the meeting of the Hawaii County Planning Commission will now come to order. ARAI: Mr. Chairman, the first item on today's agenda is a continuation of a public hearing on the application of Gelocag Partnership and Dr. Allan Takase for changes of zone for approximately 2.437 acres of land from an Agricultural 1 acre to a Neighborhood Commercial 10,000 square foot zoned district and from Single Family Residential 7,500 square foot to a Neighborhood Commercial 10,000 square foot zoned district. The property is located on the northeast or Hamakua end of Pu'uhonu Place, Punahoa 1st and 2nd, South Hilo, TMK: 2-3-35:16. Aqain to quickly to summarize the properties indicated here in cross hatch red are the makai side of Komohana Street, which is the black line here, in this direction toward Waiakea. This is Waianuenue Avenue in this direction down toward downtown Hilo. Adjacent to the south of the project site are the current commercial designated lands as indicated here in the pink color where the Ka Waena Lapaau Medical Facility is located. The County Credit Union is located in this vicinity here. EXHIBIT To recap the applicant's original proposal, not so much the original proposal but the original specifications, were the construction of two office buildings, primarily for medical office uses, although other types of uses will also be considered. Access will be provided by Pu'uhonu Place as well as Punahele Street. Primary access to the development was to have been provided by Punahele Street, as indicated here, with secondary access off of Pu'uhonu. The Planning Director, at the initial hearing held on September 22, recommended favorable consideration of this request, subject to conditions. Within the conditions of approval were numerous improvements to roadways within the area - improvements to Komohana, Punahele, Pu'uhonu as well as improvements for access within the project site itself. During this meeting, concerns regarding the proposed development and the traffic generated were raised by the general public as well as concerns regarding these conditions that were raised by various governmental agencies. The Commission, at the request of the department, continued this application, the hearing to allow staff to work with the applicant in addressing some of these concerns. We have done so and the applicants' most recent proposal is to delete this access connection to Punahele Street, thereby alleviating concerns regarding traffic and its impact to residents located in this area here. Futhermore, that would then negate the necessity of having to have Punahele Street upgraded to accommodate the commercial traffic. So the primary access to this development will be solely by Pu'uhonu Place. With this revised layout, the Planning Director is again recommending favorable consideration of this change of zone application subject to conditions. To summarize the conditions of approval, previous improvements to Punahele and Pu'uhonu Street would no longer be required, as you may note in the revised conditions. The applicant, in addressing impact concerns at the Pu'uhonu/Komohana Street intersection will be, looking at the location map, basically for a length along Komohana Street, moving Komohana Street a little mauka and widening it. Therefore, the approach from Pu'uhonu on to Komohana, the cars will actually be able to get on to a proper grade with Komohana, so as to improve sight distance, which is the major concern at this intersection. We're also recommending that along the property frontage, which is just this portion here, that curb, gutter and sidewalk improvements be provided, which is consistent with other similar requests before the Commission. Do you have any questions of staff? MANALII: Commissioners, any questions? Will the applicant and/or his representative and all those in the audience willing to testify on this agenda item, please stand, and raise your right hand. Do you swear or affirm to tell the truth before the Hawaii County Planning Commission? TAKASE: Yes, I do. -2- REIS: I do. MANALILI: It should be I do, both. Okay, will both of you come then. And then we'll have the applicant speak first. Dr. Takase, will you verify for us that you received both the supplemental background report and the revised recommendation for us? TAKASE: Yes, I did. MANALILI: Please state your name, resident address and proceed. , TAKASE: My name is Allan Takase, my residence is 287 Kanoelani. There is one thing that Daryn left out that, in addition to widening the highway and moving it little mauka, we are also putting in a left-turn holding area, that was requested to improve exiting this subdivision. MANALILI: Thank you. TAKASE: That was agreeable to us. The requirement that we put curb, sidewalks and gutters on Komohana was something that we felt would be detrimental to that area at this time, because it would move the road in this area mauka, makai. The sidewalk that is presently there, although non-conforming, would not line up with this proposed sidewalk. Water in this area moves from mauka to makai. It would be caught and trapped in this area. We had to address this several years aqo and the reason they did not impose that at that time is because of this concern about moving the sidewalk approximately 10 feet from the present sidewalk. MANALILI: Anything else? TAKASE: No. MANALILI: Commissioners? TAKASE: I think that's all. MANALILI: Okay, next. Cheryl, same, name, address. REIS: My name is Cheryl Reis. I am a resident of Punahele Street at 65 Punahele Street, representing Punahele Street residents, that immediately abut the property that Dr. Takase is wanting to develop. what I want to do, Mr. Chairman and members of the Commission, is to simply reiterate the original concerns that we have as residents in that area on the development. In speaking with both Dr. Takase and Gerald Takase, owners of the property, you know, we've had discussions over the years and tried to decide what is going to be agreeable to every body as far as how it's developed, what's placed there. -3- The concerns that we have as residents next to the development are, first of all, the flooding. As a result of the Haitsuka Brothers baseyard, which is now located directly behind our houses, and they're clearing of the land, we've had an inordinate amount of water. Of course we had very heavy rainfall this year. But an inordinate amount of water that is coming down through that area and collecting on our properties. And I believe that Dr. Takase has plans to remedy this situation. We also are concerned about the fact that as residents, in a very tiny pocket, tiny community pocket, we are bounded by Komohana on the mauka side and during the regular morning traffic, the exhaust fumes, because the wind blows from mauka to makai, come down into our residential area. The other thing is that Punahele Street, at the present time, is a one-way street. And during that same period of time, the cars also stack up waiting to be directed and moved along by a police officer at the Komohana/Punahele intersection. We are surrounded by, and will be surrounded by, additionally, if Dr. Takase is able to put his parking lot to the rear of our properties, what we'll have is exhaust fumes coming from all three directions. And I don't see any respite for us there, unless there is proper planning done, as far as Dr. Takase is concerned. We're concerned about the ambinent air flow in that area and ventilation, which would permit the exhaust fumes to blow away, and thereby mitigate the problem of exhaust fumes for us. We are also concerned that in initial discussions with Dr. Takase and with his son Gerald, we have also talked about what kinds of facilities he intends to put there. And, to my knowledge there are two buildings, and they're supposed to be professional offices. And I'm given to understand that they are either doctors and/or lawyers offices. I don't think that we would have a problem with that kind of development, if they keep that within their scope, because of the fact that we would be limited to daytime traffic only, as oppose to having a convenience store or any other kind of operation where we would have a lot of traffic going in and out of there, regardless of where the entrance or exit is. We're concerned about the security of our homes and the security of the facility. If whoever goes in there has an alarm system, what we're going to be subjected to as far as noise until an audible alarm, for instance, is turned off. Also the security of our property in that the parking lot right adjacent to our properties, may encourage people to park, to loiter, and whether that would be a concern to us because things have already been taken from the other side of the property. Dr. Kurohara's office, I believe, plantings along that way were stolen. We also know that Haitsuka Brothers have experienced thefts of gasoline and tools from their vehicles that have been parked in the back of their property. So we're concerned about that attendant or resultant security problems that may flow over to us. -4- If Dr. Takase continues in the light of having a development that is centered primarily around professional offices, I don't see that we would have any problems with that development. But, I would say that if he were to develop it in any other way, we would be opposed to the rezoning or the zoning change. Additional consideration is that, I think that all of the residence would be more than happy to meet with Dr. Takase and try to discuss what is amendable both to him because we realize that this is quite an investment for him. But we leave ourselves open to discussion with Dr. Takase for this. And, you know, he's been very, very agreeable to this in the past. But I just want to go on record as saying that if it is kept in that light, with professional offices, we would not oppose the development. Thank you. , MANALILZ: Commissioners, do you have any questions? Commissioner Rice? RICE: Darren, I wanted to ask you, relative to that, if it's zoned neighborhood commercial the 10 years from now if Dr. Takase sold the building to someone else and they wanted to put some other use that was like a little store or something in there, that would be allowable, right, once it's zoned? ARAI: Yes, once the zoning is received, any uses permitted within the neighborhood commercial district - wiki wiki marts, laundromats, and alike, may be permitted. RICE: That's right. So there is no guarantee? I mean, his purpose is for medical building, but later on, it could be whatever. ARAI: That is correct. And maybe to add on to that, this is a change of zone, so you are not able to restrict uses through the zoning process. That, in essence, is like contract zoning, which we would not support. RICE: The other thing I wanted to ask you, it refers in our material to the other neighborhood commercial down the road, where there is another medical facility. On the plan for Hilo, is there a plan in that area as it develops into more residential area, to have specific areas that would be neighborhood commercial expansion for stores and laundromats, and all the different facilities that would be proper in that kind of an area? ARAI: The only plan available at this time is the Hilo Community Development Plan. And that plan, I believe, was adopted in '75 or something around there, so it's quite dated. It does, if I remember correctly, it designates this area for Multiple, let's see, I'm sorry, it suggests an open designation for the subject property. It also recommends seven acre neighborhood park as a plan unit development open space at the base of Pu'uhalai by 1980 to 1985. For reference sake, Pu'uhalai is located right here, and I guess that part of the open space designation is already indicated -5- here, at the base. So, there's no plan that would address the commercial development of this area. RICE: So, what worries me a little bit is not this particular development as much as the beginning of some strip development along Komohana, which is a major thoroughfare, rather than looking at where the residential areas are developing and planning for such kinds of neighborhood commercial areas that would service those neighborhoods, rather than just plopping them here and there along Komohana. ARAI: Correct, I agree. In this particular area, again with the establishment of this medical facility here, we, saw this as a, change of zoning request, as a proper progression of commercial uses and services, at least for this specific area. But yes, there is a need, I agree, for a broader view, as far as various commercial centers to service the residential population. But we do feel that's a logical progression for this immediate area. RICE: Okay. MANALII: Mrs. Reis. REIS: - Mrs. Reis. You know, one of the things that I think you also need to consider is the fact that we live here, along Punahele Street. What is across Komohana Street is the golf course. So what you're looking at is a bunch of professional buildings here in a development that are daytime, half-a-day on Saturday traffic only. This thing will be probably only daytime use unless there's a clubhouse; and what you see here is really an entire residential area with the exception of the jail and the professional offices. So, basically, if it is kept in that manner with all this open space here, with Dr. Takase's development and if he keeps it to professional buildings only, you know, I don't really see a problem there. Now, as far as what you earlier mentioned about your question about whether he sells it down the road, you know, I would hope that at some point in time that we would be given input as far as, maybe even chancing the ordinance to allow the fact that there be a caveat that there be no other development there. Because, you know we've got the jail on one side and we've got this development here and if Dr. Takase is consistent in what he says, if that is the only kind that he does, and that is allowed there, then I don't really see a problem. Thank you. MANALII: Okay, thank you very much. Commissioner Wong? WONG: Thank you, Mr. Chairman. Dr. Takase appears to have done some major concessions, as far as deleting the entrance from Punahele. It would seem to me that he's trying to address all of the concerns at this point. In your remarks you indicated that many concerns, but then at the same time you stood here and said that medical uses would be acceptable, so I'm not quite clear. What -6- else can you suggest as far as changes that could be done here to mitigate some of the concerns? REIS: Okay, Mr. Wong. Basically, what it is is, I received this this morning and I did not have any opportunity, and as I understand it, in talking to Dr. Takase, that they just got this entire thing just done very recently. But I think that maybe in preparation for this, if we had been able to receive this earlier and perhaps discuss these things with the doctor and his people that, you know, it might have been at least we could establish some line of communication, and you know, he could have explained to us what was going on. So this actually took me by surprise this morning, that there's this drastic change. But what I'm saying to you is that according to the second map, which is drawn here, the parking lot abuts our property. Now, if he continues to put a strip for us, a buffer zone, so called buffer zone, between the parking areas and our properties, and continues to discuss with us, you know, what he's going to put there, I feel that's only fair. I mean, we realize we don't want to ham string him so that he can't develop his property, cause we know that he has money there. But, by the same token, I think that we should still continue to receive some kind of courtesy, so to speak, on what's being developed there. Because iE he gets a Neighborhood Commercial, I mean, he could put a Wiki Wiki Mart there. So, I'm going on record as saying that we would oppose that kind of development. But we are not in opposition to the type of development if it stays professional. MANALII: Daryn. ARAI: Yeah, maybe to further elaborate on that, in attempting to address concerns regarding the noise generated by this development and its impact from these residential lots, in our recommendation we did recommend a 50-foot structural setback, but it's only a structural setback. And we also required recommending some sort of barrier, whether it's a wooden barrier or a landscaping barrier to mitigate noise and visual impacts. But, as shown on these preliminary plans, she mentioned exhaust concerns and alike, the parking Could, is shown going right up to the property line. The structural setback recommendation would not prohibit the parking lot being placed right up to the boundary. REIS: Mr. Wong, may I add one more thing. Also, what we need to appreciate is the fact that all of the residences are actually below the level right now, below the ground level, the existing level of that property, which would mean that most of us have bedrooms on that back side. So that means that all of these fumes would Come right through our house. And the reason I'm saying that is because I know from experience right now, cause Haitsuka Brothers are parking all their equipment in the back there, all of our houses smell like a chemical plant because of all of the diesel residue that's on the vehicles. So we can smell this all day long. Now, it would seem that this might be considered, maybe in the future, an employee parking lot for the people who might be -7- employeed is those buildings. And if they're there, that means that if the car's parked the entire day, they would probably have to come in and warm the car up a little bit, while they're doing that, while they're waiting to go out. Now, if they're doing that and they reverse park, all that exhaust comes into us directly. So that's a consideration that I'm asking for, because of the fact that we are at a lower level than this existing level right now. And that's the concern that I have. And the attendant problems, we have people that are older people along that area. My house, my mother's older, my next door neighbor's also older, the people below me are retirees. WONG: Thank you, would you care to comment about. Dr. Takase's comment about the sidewalk being misalligned and possibly creating some flooding problems. REIS: No, I think that would be presumptuous on my part. The only thing I can tell you is that when they cleared it, although they did dig a drywell on the otherside, what's happening is the water is just coming down; and I don't know if it's just because the rain is an inordinate amount or because of the fact that it has been now cleared. There are, of course, no drywells on our side, because of the fact that it was just used, supposed to be used to park vehicles. My concern would be that once the golf course is developed, what will happen to those of us down below also, and what impact it might have on the doctor's property, too? ARAI: Maybe I can add to that, too. I think she misunderstood the question. I think she's talking about drainage from this side flowing into this way. Your concern was regarding this? REIS: No, it flows from Komohana down. ARAI: From here it goes down this way? REIS: Yes. You see one of the problems is that before now, it was covered with banana trees, and cane and everything else. Now cane kind of aerates the ground, so it allows for drainage. But when you park vehicles and you compact the ground, or when you pave, what happens is you loose the drainage unless you create drainage -. So the water does come from Komohana side and it's coming down. The water this time rose four inches and overflowed onto my patio. MALE: Dr. Takase, maybe you could explain it. TAKASE: Yes. I think, you see this area was shrubbery, and grass and things, so the water kind of seeped in. When Haitsuka Brothers used this, they compacted the ground so water flows, doesn't absorb. But the parking lot and all developments, when you put a parking lot in you have to control the water. So her problem will be less with the parking lot there. Because we'll have to put -8- drywells and control all of the water that is generated on that property. So rather than make it worse, it's going to make it better. We addressed that planting area, too, that I think my son had some discussions with Cheryl about using things like instead of a solid hedge, using Italian cypress or something and off-setting it so that you have a visual barrier without a wind barrier. Whatever she wants, we'll put in. REIS: MANALILI: the procedure that and it goes on the That's on record. Thank you. The Chair would also like to clarify whatever happens today is only a recommendation County Council. Commissioners? Daryn. ARAI: Regarding your question about the sidewalk improvements. This is currently the property lines. The property frontage is only from this to this point here. Currently there's an asphalt curb and sidewalk which runs along Komohana Street fronting this entire area. Right in this vicinity, there is a culvert where water runs into. As part of rezoning for, I believe, this property here and portions of the other side of the cul-de-sac on Pu'uhonu Place, it's recommended that curb and gutter, sidewalk improvements be provided along this entire frontage all the way to Punahele Street. That was done. However, the applicant, in working with the Department of Public Works provided those sidewalks improvements only, not at the front, along the frontage of this property, but roughly 20 feet into the right-of-way. So, it's basically in this alignment here. So now we are recommending commercial standard curb, gutter, sidewalk improvements only along the property frontage, which is only this limited area here. And that standard is provided only along the frontage being at the property line. So, I think what he mentioned was that the AC sidewalk will run this way, 20 feet into the right-of-way, then it would jog back here, run along the frontage, and then jog back out. So that's basically what it is. MANALILI: So Public Works doesn't see that as a problem? ARAI: I'll let Public Works respond to that. Glenn. MANALILI: Public Works respresentative, please. OKADA: Commissioners, I'm Glenn Okada with the Department of Public Works. Should the sidewalks be constructed, say back along here and we have an existing AC sidewalk here, as far as functioning, there would be a gap created here. There will be a maybe 20 feet gap. So people, I don't believe they will walk on this sidewalk. They'll probably walk along the AC and then onto the AC berm. There's also a ditch, existing ditch along the back of the AC berm. I think it can be worked out where we can transition a ditch onto the new paved surface. I think it can be engineered, and then transition it back out again. But, it would have been, it would make a lot more sense if the curb, gutter, sidewalk continues -9- from here, from where it ends right now, right on the boundary line and just continue it down here. Then it would function. We're not so sure this would actually function as a pedestrian walking surface. RICE: Mr. Chairman. MANALILI: Commissioner Rice. RICE: May I ask a question? I see, I think what the Planning staff is trying to do, and that's correct the problem where you've got an infringement of right-of-way into the road. Now in the future, how's that going to be handled if, in fact, you wanted to use that 20 feet of right-of-way and you've got all these sidewalks running along here? It seems as if the Planning staff is trying to incrementally, as these things come up, correct what is a mistake. So if we do not follow their recommendation for the curbs and gutters to commercial standard, then we're going to perpetuate this problem. Now, I don't know whether that's good or bad. I need your expertise to tell me. MANALILI: Okay, did you get that, Glenn? Or else you can also look at the revised recommendation on page 5F, which mentions commercial standard curb, gutter, sidewalk and related pavement improvements shall be provided along the subject property's entire Komohana Street frontage in a manner meeting with the approval of your Department of Public Works. That would satisfy it, wouldn't it? Daryn? ARAI: I'll try to answer Commissioner Rice's question. We understand the situation and some of the inherent problems with having an AC that is currently 20 feet into the right-of-way, and we, seeking to do it along the frontage. Again, properly done, normally, curb, gutter, sidewalks are provided along the frontage and not that far into a right-of-way. Now, correct, it may provide some transition problems and, hopefully, as he mentioned, it could hopefully be engineered to work. But, in essence, we are looking to correct the problem. There are joggers who run around Komohana Street right now. So we want, in anticipation of eventually Komohana Street being further improved, there is a possibility that the existing AC within the 20 foot, within the right-of-way, will have to be torn up. It is a substandard sidewalk, hopefully, that's the proper term for it, I mean it's just AC. We're looking at your standard issue concrete curb, gutter and sidewalk improvement. So we see it as a first step in correcting a situation along this portion of Komohana Street. MANALILI: Very good, thank you. This is a public hearing. Is there anyone in the audience who would like to testify on this agenda item? Last call. Commissioners? Commissioner Crook. CROOK: Mr. Chairman, I move that this hearing be closed. ALONZO: I second, Mr. Chairman. -10- MANALILI: It has been moved by seconded by Commissioner Alonzo that this Discussion? All those in favor say aye. COMMISSIONERS: Aye. MANALILI: Those oppose say no. hearing is closed. Commissioner Wong? Commissioner Crook and public hearing be closed. Motion carried. Public WONG: Mr. Chairman, motion to send a favorable recommendation to the County Council for Change of Zone Application 94-12 for Alan Takase, M.D. and Gelocag Partnership, for the reasons and with the conditions as detailed by the Planning Director. ALONZO: Second, Mr. Chairman. MANALILI: It has been moved by Commissioner Wong and seconded by Commissioner Alonzo that Change of Zone Application 94-12, Alan Takase, M.D. and Gelocag Partnership be approved, forward a favorable recommendation to the County Council for the reasons and with the recommendations specified by the Planning Director. Roll call. WONG: Mr. Chairman? MANALILI: Yes? WONG: Just one additional comment. Condition B provides for a 6-foot high privacy wall and landscaping buffer and, hopefully, this should alleviate some of the concerns expressed today at today's hearing. CHAIRMAN: Thank you very much. Roll call. ARAI: Commissioner Wong? WONG: Aye. ARAI: Commissioner Alonzo? ALONZO Aye. ARAI: Commissioner Martinson? MARTINSON: Aye. ARAI: Commissioner Crook? CROOK: Aye. ARAI: Commissioner Katayama? -11- KATAYAMA: Aye. ARAI: Commissioner Balog? BALOG: Aye. ARAI: Commissioner Rice? RICE: Aye. ARAI: Commissioner Fiesta? Absent. MANALILI: Aye. Chairman Manalili? ARAI: Mr. Chairman, motion to forward a favorable recommendation carries with eight aye votes. MANALILI: Thank you very much. You'll be notified of this action in writing. RICE: Mr. Chairman, may I just make a quick comment on this. MANALILI: Yes, Commissioner Rice? RICE: I see a problem, not today, but I do see a problem down the road. And I'm making a suggestion that perhaps the community could get together and begin to look at working with the Planning Department to start to update the plan for that area so that these ad hoc situations do not develop in the future and you have a plan which everybody feels comfortable with, and the developer gets a fair shake and the community gets a fair shake. MANALILI: Thank you very much, Commissioner Rice. The discussion ended at 10:38 a.m. Respectfully submitted, Sharon M. Nomura, Secretary Planning Commission -12- Stephen K. Yamashiro Mayo. ~nixixf~ D~ ~ttfU211't PLANNING COMMISSION 25 Aupuni Streeq Room !09 Hilo, Hawaii 96720-4252 (808) 961-8288 Faz (808) 961-9615 :ERTIFIED D DEC - 5 1994 Allan Takase, M.D. 670 Ponahawai Street, Suite 200 Hilo, HI 96720 Dear Dr. Takase: Change of Zone Application (REZ 94-12) Applicant: Gelocag Partnership and Dr. Allan Takase Request: RS-7.5 and A-la to CN-10 Tax Man Kev: 2-3-35:16 The Planning Commission at its duly held public hearing on November 17, 1994 reviewed and acted on your application for a change of zone for the above described property. The Commission voted to recommend the approval of the application to the County Council, subject to the following conditions:, A. The applicant, its successors, or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant shall secure Final Plan Approval of the proposed commercial development from the Planning Director. Plans to be submitted shall indicate a minimum 50-foot structural setback from the subject property's Northwestern property boundary. Plans shall also include a minimum 6-foot high privacy wall or landscaping buffer along the subject property's common boundaries with adjoining single family residential properties along Punahele Street for the purpose of mitigating any potential adverse noise and visual impacts. Should a landscaping buffer be utilized for this purpose, it shs~11 be provided to the extent that a continuous, unbroken, hleavy planting screen, no less than 6 feet in height, is established prior to the issuance of a certificate of occupa~licy for any portion of the commercial development. EXHIBIT n71an 'Cakase, M.D. Fade 2 C. construction of the proposed commercial development shall ire completed (Certificate of Occupancy) within five (',) years from the effective date of this ordinance. D. Ac;cess to the subject property from Pu'uhonu Street shall meet with the approval of the Department Public Works. Access to the subject property from Punahele Street shal] not be permitted. E. The widening and realignment of that portion of Komohana Street in the vicinity of its intersection with Pu'uhonu Place, the installation of a left-turn storage lane, and all attendant signing, striping and street lighting improvements, shall be provided at or in the vicinity oY ,the Komohana Street-Pu'uhonu Street intersection for the purpose of improving sight distance from Pu'uhonu Plane along Komohana Street. These roadway improvements shall t,n provided in a manner meeting with the approval. of the Department of Public Works, prior to the issuance of a Certificate of occupancy for the establishment. of any commercial use on the subject property. F. Commercial-standard curb, gutter, sidewalk and related pavement improvements shall be provided along the subject property's entire Komohana Street frontage in a manner meeting with the approval of the Department of Public Works, prior to the issuance of a Certificate of Occupancy for the establishment of any commercial use on the subject property. <;. On--site drainage improvements, if required, shall be installed in a manner meeting with the approval of the Department of Public Works, prior to the issuance of a certificate of occupancy for the astab:lishment of any commercial use on the subject. property. li. fihuuld any unidentified sites or remains, such as artifacts, shell, bone or charcoal deposits, human bur:Lals, rack or coral. alignments, pavings or wal] be encountered, work in the affected area shall cease and the Planning Director immediately notified. Subsequent work shall proceed upon an archaeological clearance from the Planning Director when it finds that. sufficient mitigative measux-es have been taken. 7. Comply with all applicable laws, rules, regulations and requirements of the affected agencies, including those of the Department of Health and the Fire Department. J. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for the imposition of exactions or the assessment of impact fees, conditions included herein Allan Takxse, M.D. Page J shall be credited towards the requirements of the Unified Impact Fees Ordinanos. K. An initial extension oP time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1) thin non-performance is the result of conditions that could not. have been foreseen or are beyond the control of the applicants, auocessors or essigne, 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 coda; 3) granting oP 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); and 5) if the applicant should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Director shall initiate rezoning of the Brea to its original or more appropriate designation. '['his recommendation does not, however, sanction the specific p:lnnu submitted with the application ns they may be subject to change given specific code and regulatory requirements of the affected agencies. Should you have any questions regarding the above, please feel free to contact Rodney Nakano or Daryn Arai of the Planning Department at 9G1-8288. Sincerely, J ~. [)onald L. Manalili, Chairman P:Lnnning Commission IiKNi )dk l~'CekenQl. PC xc;: Honorable 6tephen K. Ynmashira, Mayor Planning Director Department of Public Works Department of Water supply Department of Health Fire Department Department of Land and Natural Resources Plan Approval Section oNty or y1K oo .j" t. • ~Ji~. Stephen K. Yamashiro :~ Mayor ii•, , 11E Oi~X~~"' ILIIITkt~'~ II~ ~?IfII~Itt PLANNING COMMISSION 25 Aupuni 8treeq Room 109 • Hilo, Hawaii 96720-4252 (8D8) 961.8288 Fax (808) 96L9615 J1~N - 4 1995 Honorable Elroy T.L. Osorio, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Chairman Osorio and Members: Change of Zone Application (REZ 94-12) Applicant: Gelocag Partnership and Dr. Allan Takase Request: RS-7.5 and A-la to CN-10 Tax Map Key: 2-3-35:16 The Planning Commission, after a duly held public hearing on November 17, 1994, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 2.437 acres from Agricultural 1 acre (A=1a) to a Neighborhood Commercial 10,000 square foot (CN-10) zoned district (1.838 acres) and~Single Family Residential 7,500 (RS-7.5) to a Neighborhood Commercial 10,000 square foot (CN-10) zoned district (0.599 acres). The property is located on the northeast or Hamakua end of Pu'uhonu Place, Punahoa 1st and 2nd, South Hilo, Hawaii. The applicant is requesting the change of zone to allow the establishment of a commercial office building on the project site which would be generally oriented to the medical profession, although other non-medical commercial uses would also be considered. The Commission concurs with the following Planning Director's - reasons for recommending favorable consideration of the change'_of zone: The Land Use Pattern Allocation Guide (LUPAG) map component of the General Plan is a representation of the document's goals, policies, standards, and course of action. It is also a graphic depiction of the physical relationships among the various land uses. The LUPAG map establishes the basic land use pattern for areas within the County. The requested zone change conforms to the General Plan's Land Use Pattern Allocation Guide (LUPAG) Map which designates the affected M `l..•l~ r.:~~. EXHIBIT Honorable Elroy T.L. Osorio, Chairman and Members of the County Council Page 2 area for Medium Density Urban uses, which would include uses such as village and neighborhood commercial uses (3-story commercial) and residential uses (35 units per acre) and related functions. An area located to the south of Pu~uhonu Place along the makai side of Komohana Street has already been rezoned to a Neighborhood Commercial designation and currently accommodates the Ka Waena Lapa~au medical complex, the Hawaii County Employees Credit Union, and the construction of other medical office complexes. Approval of the subject change of zone request would result in a logical progression of commercial uses along this portion of Komohana Street and its maturation into a comprehensive medicalfcommercial office development consistent with the Medium Density Urban designation along this portion of Komohana Street. In order to consider an area for any type of zoning designation, these applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage developments to achieve quality growth. The implications of these evaluations and decisions must also be considered as they may have an impact on other similar areas in the County. The proposed change of zone to a Neighborhood Commercial-zoned district will conform to the following goals, policies and standards of the Land Use Element of the General Plan: o Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. o Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. o Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. o The county shall encourage the maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Honorable Elroy T.L. Osorio, Chairman and Members of the County Council Page 3 Approval of this request would also compliment the following goals and policies of the Commercial Element: o To provide for commercial developments that maximize convenience to users. o Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. o Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community, and regional needs. o The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Finally, approval of the subject request would be consistent with a Course of Action for the South Hilo District that "Appropriately located commercial zoned lands shall be allocated as the need arises." As mentioned, the subject property is located adjacent to the northwest of lands currently zoned Neighborhood Commercial. As demonstrated by Ka Waena Lapa'au medical complex, the Hawaii County Employees Credit Union, and the more recent construction of additional commercial office complexes within this area, there is a demand for commercial-zoned lands within the City of Hilo. The location of the subject property along Komohana Street, which services the major residential areas of Waiakea and Kaumana, provides for a convenient location readily - accessible to the general public, community facilities and employment centers while complementing the overall transportation and land use pattern within the affected area. Due to the improved nature of the subject property and surrounding areas, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the project site, nor has the project site been identified as a significant botanical or biological habitat. Honorable Elroy T.L. Osorio, Chairman and Members of the County Council Page 4 The project site is located within an area adequately served with essential services and facilities such as water, transportation systems, and other utilities, provided that recommended improvements to these systems are made to accommodate the proposed development. Primary access to the subject area is provided by Komohana Street, a County-maintained roadway having a pavement width of 24 feet within an 80-foot right-of-way. Access to the project site from Komohana Street will be provided by Pu'uhonu Place, a County-maintained roadway having a pavement width of 32 feet within a 50-foot right-of-way with curb, gutter and sidewalk improvements. The intersection of Komohana Street and Pu'uhonu Place is channelized with a left-turn pocket. The makai side of Komohana Street partially fronting the project site has been improved with concrete curbs and an asphalt sidewalk from Pu'uhonu Place to Punahele Street. The Department of Public Works is recommending that the applicant channelize and provide sight-distance improvements to the Komohana Street-PU'uhonu Place intersection. The applicant proposes to realign Komohana Street to allow for improved sight distance from Pu'uhonu Place. The Planning Director recommends that channelization and sight-distance improvements of the affected intersection be made by the applicant. These intersection improvements will improve traffic flow to and from this commercial area, eliminating the need to restrict turning movements within this intersection without such improvements. The Department of Public Works also recommends the reconstruction of Pu'uhonu Place into a "T"-turnaround with a separate road lot to Punahele Street servicing the proposed commercial development. In response to traffic concerns along Punahele Street and the adverse impacts to adjoining residents should such an access road be provided, the Planning Director and the applicant have agreed to delete a secondary access road to Punahele Street. This will alleviate any traffic impacts to Punahele Street, which is a narrow residential roadway not capable of supporting commercial traffic. The elimination of this _ secondary access roadway will also spare the residents along Punahele Street from the impacts such added traffic would generate. The reconstruction of Pu'uhonu Place into a "T"-turnaround is no longer needed with the elimination of the Punahele Street access. The Planning Director also recommends that curb, gutter and sidewalk improvements be provided along the subject property's entire Komohana Street frontage. These improvements to Komohana Street are consistent with Honorable Elroy T.L. Osorio, Chairman and Members of the County Council Page 5 improvements required as a condition of approval of other similar commercial rezoning requests. With a large residential concentration to the north along Komohana and Punahele Streets and Waianuenue Avenue, these roadway improvements would facilitate pedestrian traffic along Komohana Street to the comprehensive medical services which will be and are being provided at the subject property and its adjoining parcels. Such improvements will also accommodate joggers, bicyclists and other users who are frequently seen along this section of Komohana Street. Wastewater will be disposed of in a manner meeting with the approval of the Department of Health. The County is presently undertaking the expansion and improvement of sewer lines within the vicinity of the subject property. A sewer line will be installed along Punahele Street fronting the proposed access point in about a year or so. The Planning Director recommends that the applicant be required to hook-up to the County's sewer system prior to the establishment of any commercial use on the subject property. The Fire Department recommends that fire protection measures, namely fire hydrants, be provided when required by the Fire Chief. The need for fire protection measures will be assessed during the subdivision and/or building permit processes. A specific condition of approval to impose such a requirement is therefore not necessary. With the existing infrastructure and its improvements as specified above, approval of this request would be consistent with the goals, policies and standards of the General Plan relating to the provision of adequate facilities and services to support a change of zone in balance with the physical environment. Lands adjacent to the southeast of the subject property are currently zoned Neighborhood Commercial and should not be adversely affected by the proposed development. Similarly, with Halai Hill to the northeast and Komohana Street to the southwest, the subject property is somewhat isolated from ; other types of uses in the general vicinity which may be - adversely affected by the proposed use, with the exception of five (5) residential lots located along Punahele Street, which are located adjacent to the northwest of the subject property. The proposed commercial building will be required to maintain a setback of at least 50 feet from these residential lots. The parking area, however, will be situated within this 50-foot structural setback area. As recommended by the Department of Public Works, a 6-foot high privacy wall or other form of sound barrier will be required along all of the common boundaries between the subject Honorable Elroy T.L. Osorio, Chairman and Members of the County Council Page 6 property and the adjoining residential lots, including along the project's access point on Punahele. Such a wall or landscaping feature will also mitigate any adverse visual impacts to these parcels. With the imposition of the recommended mitigating measures as discussed above, the Planning Director concludes that approval of the change of zone would similarly fit into the locale with minimal intrusion while providing the desired services. The property has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. For your favorable consideration, an amendment to Section 25-114, the City of Hilo Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Donald L. Manalili, Chairman Planning Commission RKN:jdk LTakas03.PC Enclosures xc: Honorable Stephen K. Yamashiro, Mayor Planning Director Allan Takase M.D. Department of Public Works Department of Water Supply Department of Health Fire Department Department of Land and Natural Resources Plan Approval Section EILI, ~®. 2 1 (Draft 2) OR1~I1`1ANCE N®. 95 33 AN ORDINANCE AMENDING SECTION 25-114 (CITY OF HILO ZONE MAP), ARTICLE 3, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL (RS-7.5) AND AGRICULTURAL (A-la) TO NEIGHBORHOOD COMMERCIAL (CN-10) AT PUNAHOA 1ST AND 2ND, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-3-35:16. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-114, Article 3, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of properties described hereinafter as follows: The district classification of the following area situated at Punahoa 2nd, South Hilo, Hawaii, shall be Neighborhood Commercial (CN-10): PARCEL 1: Beginning at the southwest corner of this parcel of land and on the northeasterly side of Komohana Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALM " being 103-_21 feet North and 688.32 feet West and running by azimuths measured clockwise from True South: 1. 140° 40' 70.00 feet along Komohana Street; 2. 232° 49' 374.30 feet along Lots 3, 4, 5, 6 and 7 of the subdivisign of R.P. on Confirmation 1946, Number 1 to D.B. Lyman, L. C. Aw. 387, Part 4, Section 1 to American Board of Commissioners for Foreign Missions; 3. 322° 49' 70.00 feet along the remainder of R.P. on confirmation 1946, Number 1 to D.B. Lyman, L.C. EXHIBIT ~ b P,w. 387, Fart 4, Section 1 to American Board of Commissioners for Foreign Missions; 4. 52° 49' 27" 371.67 feet along the remainder of R.P. on Confirmation 1946, Number 1 tc D.B. Lyman, L.C. Aw. 387, Part 4, Section 1 tc American Board of Commissioners for Foreign Missions to the point of beginning and containing an Area of 26,100 Square Feet or 0.599 Acre. (Refer to Parcel 1 as sho::z: on Exhibit "A" . ) The district classification of the following area situated at Punahoa 1st and 2nd, South Hilo, Hawaii, shall be Neighborhood Commercial (CN-10): PARCEL 2: Beginning at the northwest corner of this parcel of land and on the northeasterly side of Komohana Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALM " being 103.21 feet North and 688.32 feet West and running by azimuths measured clockwise from True South: 1. 232° 49' 27" 371.67 feet along the remainder of R.P. on Confirmation 1946, Number 1 to D.B. Lyman, L.C. Aw. 387, Part 4, Section 1 to Americam-Board of Commissioners for Foreign Missions; 2. 322° 49' 106.16 feet along 't he remainder of R.P, on Confirmation 1946, Number 1 to D.S. Lyman, L.C. Aw. 387, Part 4, Section 1 to American Board of Commissioners for Foreign ;dissions; 3. 328° 13' 295.21 feet along the remainder of R.p, on Confirmation 1946, ~_ APPELLANTS' EXHIBIT 2-2 Aw. 3"a7, Part 4, Section 1 to American Board of Commissioners for Foreign Missions; 4. 52° 49' 27" 371.67 feet along the remainder of R.P. on Confirmation 1946, Number 1 to D.B. Lyman, L.C. Aw. 387, Part 4, Section 1 to American Board of Commissioners for Foreign Missions to the point of beginning and containing an Area of 26,1D0 Square Feet or 0.599 Acre. (Refer to Parcel 1 as shover. on Exhihit "A".; The district classification of the following area situated at Punahoa 1st and 2nd, South Hilo, Hawaii, shall be Neighborhood Commercial (CN-l0): PARCEL 2: Beginning at the northwest corner of this parcel of land and on the northeasterly aide of Komohana Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 103.21 feet North and 688.32 feet West and running by azimuths measured clockwise from True South: 1. 232° 49' 27" 2 3 322° 49' 328° 13' 371.67 feet along the remainder of R.P. on Confirmation 1946, Number I to D.B. Lyman, L.C. Aw. 387, Part 4, Section 1 to American--Board of Commissioners for Foreign Missions; 106.16 feet along 't he remainder of R.P. on Confirmation 1946, Number 1 to D.B. Lyman, L.C. Aw. 387, Part 4, Section 1 to American Board of Commissioners for Foreign Missions; 295.21 feet along the remainder of R.P. on Confirmation 1946, -~- APPELLANTS' EXHfB1T 2-2 Number 1 to D.B. Lyman, L.~. Aw. 387, Part 4, Secticr. 1 to AmerlCan Board of Commissioners for Foreign Missions; 4. 58° 02' 10" 69.26 feet along Lot 9 of Komohana 79 Subdivision; 5. Thence along Road A of Komohana 79 Subdivision, along a curve to the left having a radius of 45.00 feet, the chord azimuth and distance being: 102° 55' 35" 63.76 feet; 6. 147° 49' 192.65 feet along Lot l0 of Komohana 79 Subdivision; 7. 57° 49' 246.89 feet along Lots 10 and 11 of Komohana 79 Subdivision; e. Thence along Komohana Street, along a curve to the left having a radius of 2040.00 £eet, the chord azimuth and distance being: 140° 53' 48" 16.38 feet; 9. 140° 40' 115.16 feet along Komohana Street to the point of beginning and containing an Area of 80,037 Square Feet or 1.838 Acres. (Refer to Parcel 2 as shown on Exhibit "A".) All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. These changes in district classificatior. are conditioned upon the following: A. The applicant, its successors, or assigns shall be responsible for complying with all of the stated conditions of approval. -3- APPELLANTS' EXHIBIT 2-3 &. The applicant shall secure Final Plan Approval of the proposed commercial development from the Planning Director. Plans to be submitted shall indicate a minimtam SD-foot structural setback from the subject property's northwestern property boundary. Plans shall also include a minimum 6-foot high privacy wall or landscaping buffer along the subject property's common boundaries with adjoining single family residential properties along Punahele Street for the purpose of mitigating any potential adverse noise and visual impacts. Should a landscaping buffer be utilized fcr this purpose, it shall be provided to the extent that a continuous, unbroken, heavy planting screen, no less than 6 feet in height, is established prior to the issuance of a certificate of occupancy for any portion of the commercial development. C_ Construction of the proposed commercial development shall be completed (Certificate of Occupancy) within five (5) years from the effective date of this ordinance. D. Access to the subject property from Pu'uhonu Street shall meet with the approval of the Department of Public Works. Access to the subject property from Punahele Street shall not be permitted. E. The widening and realignment of that portion of Komohana Street in the vicinity of its intersection of.Pu'uhonu Place, the installation of a left-turn storage lane, and all attendant signing, striping and street lighting improvements, shall be provided at or in the vicinity of the Komohana Stree*_-Pu'uhonu Street intersection for the purpose of improving sight distance from Pu`uhonu Place along Komohana Street. These roadway improvements shall be provided in a manner meeting with the approval of the _4_ APPELLANTS' EXHfBfT 2-4 Department of Public Works, prior to the issuance of a Certificate of Occupancy for the establishment of any commercial use on the subject property. F. Commercial-standard curb, gutter, sidewalk and related pavement improvements shall be provided along the subject property's entire Komohana Street frontage in a manner meeting with the approval of the Department of Public Works, prior to the issuance of a Certificate of Occupancy for the establishment of any commercial use on the subject property. rn ; , o one ,nr;n g comm~rn;al- standard curb qurrPr. sidewalk and rP~~_~avemenr ~rovements the a8plicant may contrib, a mon -a y fee ~n h s,m o eight thousand dollars t58 X00) to the o~n K, of Hawa~~ to be used for roadway. imorov m n s ;n rhP .ir;n'ry. of h sub~~.proR rry. Th Pn ; yZ~ymPnr ~7,a77 b~~a;d gs;or to he ;ssuance of a C ; a P o O~Dancy fnr the establishment of any Comm rc;al vsP nn r h~ s~,h-i P t oronPr v. G. On-site drainage improvements, if required, shall be installed in a manner meeting with the approval of the Department of Public Works, prior to the issuance of a Certificate of Occupancy for the establishment of any commercial use on the subject property. H. Should any unidentified sites or remains, such as artifacts, shell, bone or charcoal deposits, human burials, rock or coral alignments, pavings or wall be encountered, work in the affected area shall cease and the Planning Director immediately notified. Subsequent work shall proceed upon an archaeological clearance from the Planning Director when it finds that sufficient mitigative measures have been taken. _g_ APPELLANTS' EXHIBIT 2-5 r i. Comply with all applicable laws, r+~les, regulations and requirements of the affected agencies, including those of the Department of Health and the Fire Department. .T. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for the 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. An initial extension of time for the performance of conditions within the ordinance may be 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 applicants, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the general plan or zoning code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). 5. If the applicant should require an additional extension of time, the Planning Director shall submit -6- APPELLANTS' EXHIBIT 2-6 the applicant's request to the County Council for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Director shall initiate rezoning of the area to its original or more appropriate designation. SECTION 3. In the event that any portion of the 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. INTR D B __~ .: COUNCIL MEM R, COUNTY OF HAWAII Hilo, Hawaii Date of Introduction: Februazy 15, 1995 Date of lst Reading: February 15, 1995 Date of 2nd Reading: March 1, 1995 Effective Date: March 7, 1995 APPRO b AS TO FORM AND LEGALITY: i "~~~~ C6RPORATION CfOUNSEL DATED : -~~// Q-~ _7_ APPELLANTS' EXHIBIT 2-7 Rs-~-S Rs-mss V\ ~, P~ ~~ ~~ 0 I r ~ ~--- ~ ~ A-lo u ~ J F ~ ~ OPEti °) R}>-S rrzuc- u~lu NoRTH J~ I ` Q SCALE- I..-~oo~ Z W I Ra-7.5 A-I o ~ cry-'moo N L L -FIA LAI~~ CN-10 (I ~D N ioy ~ ~o -~ n y> ~ ?6 ~ Z ;u C y09 • °~ 6 g' ~ OPEN ~~ ry o° ~\ ~D`y~y. %y. ~` n"°J ~ ~ J rye ~ ° -1 J ~p Rs-~.s F es (` P~ ~P, %~ ~O' 7.~ ~ S ,~ ON-lo ~ - ~ V. \ ~ ~. ~j. ~ a Je ~ s R~-~.s ~ y ~ ti ` ~ ~ v` ~ ~ ~y .A SINGLE PAM1Ly a ~ RC9ICB . ~~~ 1^1TIAL(RS-75~ o TO NEIGHBORHOOo "~ o'o° ~ r o COMMERCIAL (GN-10 ' \ ) HAw An ~° ~ ~+ `~o AREA=0.5°...)°.)-ACRE p ~ ~NTArt6 ANA COMMUNITY Cvaasc-r~eHAL T7"~ 0~0/ - ~•p ` ~ S ~ ~ O >"ARCEL 2 Rs-7 CGNTG/~ pP (p \J, . ~ AGRICULTURAL (A-to~ res-mss TO NEIGHdoRHOOp ,d p ^ COMME CI L r~ A C~tv-to) ~p-~ ~ \ AREA = 1.838 ACI~f=s i ' ^0'~ ~ ~ rzs-~.s . r-e~-~.s ~ 45 -4L ~~ , ..!!, AMENDMENT T\X0~ THE `ZONING C®/Dc/E \ A~CfJDiNG SCC 116F~I LPG`-)I~y. (CIT7' 6F HIL6 ZONC PvlpF~j AT~2TICLE 31 CHAfoTCC~ ~S (Z®IViNG CODC~ 01= THC I-iAWAii COUNT' COp~ gy C1--IANGING THC DISTf~iCT Ct-ASSfFiCATIOh! Ff~2OM 51NG!-~ FAM1~-Y 1~C-SIC7~N- TIAt_ (~5-75~ AND' A~fZ9CUl..T~f~AL (A-lq) Tb ~~HI~OF~I-io®C~ CtUM3~'1E1~0iAL (GN-I®j AT Pt~NAt-1OA - T At`!D aND, SC>t~Tt-# t-i1L0, 1--PA}N~II. PI~C F'At-dED C3Y f°L/~.N I'JlhlG ~C1`'A f~TM~ N T rn~ri< ~_ APPELLANTS®l~XH1Bl~'8 ~-~~ : ,~ ~ct=-r. ~, r~~~ ®C~ a'1F °=~E G~LJS~T'E"t C~,EIs Co~~nty of ~la~^~aii Hid o ,Hawaii Introduced By: Date Introduced: First Rending: Published: REMARKS: Keola Childs February 15, 1995 Februa.*y 15, 1995 N/A (DRAFT 2) - ~' - , ROLL CALL VOTE AYES' NOES Arakaki X Bcnk-Abranson X. Childs X De Lima X Domingo X Osorio X Rath X Ray X Smith X ABS 0 EX ROLL CALL VOTE Second Reading: March 1. 1995 To Mayor: March 2, 1995 Returned: March 7. 1995 F`" -five: March 7, 1995 I shed March 15, 1995 REMARKS: I DO HEREBY CERTIFY that the fore8 indicated above- APPROVED a FOR64 aoi3 L5G AYES NOFS ABS FJC Arakaki X Bonk-Abramwn X ~~ X De Lima X Domingo X Ckorio X Rath X Ray X Smith X 8 0 1 0 BILL was adopted by the Cnuxty Couxcil and published as ~RPORAiION COUNSEL COUNTY OF HAWAII Appro~ved~'/I n f / "' "^ 19~_• MAY tZ, OLINTYOFHAW I Billli~o.: 21 (Draft 2) Re~~~~-: C-140/r'C-19 ~~ APPELLANTS~r~~C~ll - Dafe ! ~ 975 R ' ALLAN S. TAKASE, M.D., F.A.C.O.G. OeST F_TRIrS F GYNECOI.O GY 6]O FONAIiAWAI STREET ~ SUITE 200 HILO, HAWAII 95720 PHONE. f8O81 961Q Sel May 17, 1995 Mr. F,dmund Hai.CSUka Haitsuka Brothers P.0. Box 30625 Honolulu, Hawaii 96820 RE: Ainako Sewerline Installation Baseyard Problems Dear Mr. Haitsuka: First of all, let me thank you for your past cooperation in trying to resolve problems that have arisen on our property that yoS'"are using for your baseyard operations. However, with the passage of time, attitudes may have become relaxed and I feel it necessary to once again to ask for your assistance. The neighbors have brought it to our attention that certain things are taking place at the site that we should be aware and that they would like you to be acaare of.. 1. Gravel and fill are being located in close proximity to the houses. While this in itself may not be a big problem, when the equipment comes to move it, the diesel fumes generated are noxious and violate the privacy of these homes. We would like your assistance in loca- ting these materials and all items which may infringe upon the privacy (what little they may have left) as far away from the pri- vate residences as possible. This- would also resolve dust problems. 2. Vehicles are parked at an angle which causes the diesel to condence and leak down the slope to the houses. This problem should be avoided and may also be for your benefit when clean up of the site is required. 3. It have been brought to our attention that people have been using tl.ce access between the Reis and Gushiken properties for access and may also be using your sheds and equipment for shelter. Would it be possible Co block your end with equipment at night/weekends and we will do the same on our. end. The neighbors have informed me tha~~ your supervisor Frank had been cooperating for awhile, but his attitud-e has become increasingly negative and unsympathetic over the last few weeks. I understand the workers are EXHIBIT ~ a1 ~, Page 7_ R.'~+~'it." trying to be cooperative and accomadating, yet are rebuffed by Frank when its not what he wants. We would like to avoid any problems with the neighbors as I am sure you do also. The neighbors must live there and anything that can be done to ease the burden of the construction all around them will be greatly appreciated by them and us. Little irritations can grow if not checked and deve]op into problems that we may all regret and can't resolve. Therefore, could you please speak to your supervisor and ask him to he more cooperative and understanding. The neighbors are willing to meet and are willing to cooperate, even though they don't to. Thank you for your assistance on this matter and leL-s hope that these problems can be resolved amicably. Sincerely, Allan S. Takase, M.D._- cc: Pis. Cheryl Reis ,,,ts i~ .~ M&E Pacific Inc. Suite 500, Pauahi Tower Honolulu, HI 96813 (808) 521-3051 MINUTES OF MEETING No. 11 June 2, 1995 0930HRS. Projr_ct Ainako Interceptor Sewer Parts A & B Job: 5-3050 Paq~~: i Location: 154 Punahele St.(F.O.) Subject: Monthly Progress i4eetq Here Attendee Y/N Initials Name resenting Name Y GT Gerald Takase Baseyard owner, Dr. Allan Takase, MD Y PB Peter Boucher County of Hawaii, DPW Wastewater Mgt Y JS Jiro Sumada Department of Public Works Y AT Allan Tsuhako Haitsuka Brothers Limited Y FB Frank Bill Haitsuka Brothers Limited Y MH Milton H. Haitsuka Haitsuka Brothers Limited `f EH Ed Harada M&E Pacific Inc. Y HF Harold Ferreira M&E Pacific Inc. v JO Jerry O'Connell M&E Pacific Inc. y WW William Wanner M&E Pacific Inc. Y CRR Cheryl R. Reis Home Owners along Sewer Line Foute em atus Opened Due BIC 0900 0 PUBLIC RELATIONS MEETING: t:~:;n,1 EXHIBIT 'Phis meeting was requested and chaired by Hilo County Public Works Depa; ~~~~._.... for the purpose of: l.) Airing the most recent complaints against Haitsuka. Brothers conduct of the project as it affects the local community residents ,and their properties, and 2.) Arriving at a resolution to this prcblem. Jiro Sumada opened the meeting and immediately turned it over to Ms. Cheryl Reis to allow her to address the most recent complaints which relate to several incidents arrising out of her residence being in close proximit,~ to Haitn,al:.+',, Baseyard. Ms. Reis reiterated her list of complaints by reciting from her recent 1e,Ct:r~r to the County, elaborating upon several of the most egregious incidents. Jiro Sumada noted that this complaint has more to do with the uncooperative attitude of Haitsuka's Project Superintendent Frank Bill than with the inconvenience of construction, which most residents would endure without complaint, if the Contractor were more cooperative. 0901 Mr. Sumada pointed out that this is not an isolated incident; but is just thr latest in a long list of resident complaints essentially arrising from the attitude and demeanor of Mr. Frank Bill the Project Superintendent. The County s ~- M&E Pacific Inc. Suite 500, Pauahl Tower Honolulu, h11 96813 (8081 521-3061 MINUTES of MfSE'PING No. 11 June 2, 1995 0930HR6. Project Ainako Interceptor Sewer Parts A & B Job: 6-3050 Paye: 2 Location: 154 Punahele St.(F.O.) Subject: Monthly Progress Meetg Item Status Opened Due BIC Closed 0901 has on file many letters of complaint by local residents and several. letters and memos by the M&E Pacific Construction Management Team concerning Mr. Bill's conduct and attitude. In addition, this subject is covered in virtually every project monthly meeting since the beginning of the project. Mr. Sumada informed Milton Haitsuka that in view of the above, the County he+s taken the decision to request the removal of Mr. 1311.1 from the projer.t under Section e, Subsection 8.7, Paragraph (a) of the Generel Requirements and Covenants of the Department of Public: Works, County of Hawaii. Milton Haitsuka requested a re-consideration of this decision. He advised that he would be unable to immediately replace Mr. Bill as he had no one availab:l.e to replace him. He requested that Mr. Bill be given another chance. 1-le said he will instruct Mr. Bill to be more cooperative with all residents and especia:Lly with Ms. Reis in the future. Mr. Sumada advised Milton Haitsuka that the decision on Mr. Bill is firm and not subject to further discussion. However he may remain on the project until. June. 16, when the County will expect Haitsuka to have his replacement ready to taks over. To this end a follow up meeting was set for the 16th of June. Haitsuka Brothers should have Mr. Bill's replacement at that meeting ready to assume control of the project. The public relations meeting adjourned. 1000 02JUN95 MONTHLY PROGREES MEETING: 100]. OPN 03AUG94 SCHEDULE REVIEW: Completed Vs. Scheduled As of May 31, 1995 Scheduled Completion :......................58.59$ c '~ M&E Pacific Inc. - Suite 500, Pauahi Tower Honolulu, HI 96813 (808) 521-3051 MINUTES of MEETING No. 11 June 2, 1995 0930HRS. Project Ainako Interceptor Sewer Parts A & B Job: S-3050 Page: 3 Location: 154 Punahele St.(F.O.) Subject: Monthly Progress Meetg Item Status Opened Due BIC Closed 001 03AUG94 Actual Completion :.........................57.23 Contractor behind schedule :.................1.36~ Contractor improved on his schedule this month by a gain of 1.24$ over last month. WORK COMPLETED THIS PERIOD: AINAKO AVENUE: Contractor completed the de-mobilization from SMH-45 on lower Ainako and moved his spread up to SMH-52 on upper Ainako. Contractor installed sewer main, manholes and laterals from SMH-52 up to SMH-59 this month. WORK FORECAST FOR NEXT PERIOD: 1003.1: AIANKO AVENUE: Contractor will continue the installation of the sewer main, manholes and laterals from SMH-59 up to SMH-62 in the first two weeks of June. Since school is out in early June, he will then re-mobilize back to SMH-45 and install the 660 LF +~- of sewer main, laterals and manholes SMH-46 and SMH-47 between SMH-45 & SMH-48 while school is out. He will then return to upper Ainakc to complete the line to it's terminus at SMH-66. 1003.2 TRAFFIC MARKING AND STRIPING: ~' M&E Pacific Inc. Suite 500, Pauahi Tower Honolulu, HI 96813 (808) 521-3051 MINUTES of MEETING No. 11 June 2, 1995 0930HR5. Project Ainako Interceptor Sewer Parts A & B Job: 5-3050 Page: 4 Location: 154 Punahele St.(F.O.) Subject: Monthly Progress Meetg Item Status Opened Due BIC Closed 1 Haitsuka's Sub-Contractor for traffic marking and striping completed the traffic painting of Punahele Street, Komohana Street and Kaumana Street this month. Placing of traffic markers still in progress. 1003.3 MANHOLE COVERS & VALVE BOXES: Contractor has completed the raising of all manhole covers and valve boxes for the areas completed to date with the exception of two manholes on sewer line "D" near Lele Street. 4000 QUALITY CONTROL: TESTING: 95 HAITSUICA Air testing of sewer lines and water testing of the sewer manholes is now complete on Ainako to SMH-58. MANDREL: Mandrel is now pulled through SMH-53 on Ainako avenue, PUNCHLIST REVIEW: 9 Punchlist items remain open as of May 31st. Of these 5 are from months previous to May. 10 Punchlist items were opened in May, of these 5 were closed during the month. 6 Punchlist items from previous months were closed in May. 8000. DISCUSSION:. a ~ M&E Pacific Inc. Suite 500, Pauahi Tower Honolulu, HI 96813 (808) 521-3051 MINUTES of MEETING No. 11 June 2, 1995 0930HRS. Project Ainako Interceptor Sewer Parts A & B Job: 5-3050 Page: 5 Location: 154 Punahele St.(F.O.) Subject: Monthly Progress Meetg Item Status Opened Due BIC Closed 8016 HAILI STREET: SEWER LINE "A"; COORDINATION / PREPARATION: 8016.1 Prior to today's meeting a letter was sent to the Contractor stressing the need for planning well ahead of the actual start of construction for the Haili Street section of the sewer line where live tie-ins of existing sewer laterals must be coordinated with the installation of the sewer main. 8016.2 The Contractor reported that he has made a preliminary visual survey of the existing sewer system that is to be abandoned after the new sewer is installed. He did not take any elevations and he was only able to establish that the 18" pipe extension from SMH-3 is Vitrified Clay Pipe. The Contractor was requested to make a thorough survey of the existing system tc determine the elevations of as many manhole inverts as he can reach so that he can check the contract drawings for accuracy and make any drawing changes that may be required. The Contractor was also cautioned to connection before he excavates to the prepared for both a "Bell End" PVC to adapter. be sure that he knows his method of end of the 18" VCP extension. He must be VCP adapter and a "Spigot End" PVC to VCP 8016.3 The Contractor advised that he will detour traffic one block at a time to try tc hold the restrictions of access to a minimum. Signage will also play a large part in traffic control and directional detours for some of the high traffic businesses in the area will also be used. n R~ M&E Pacific Inc. Suite 500, Pauahi Tower Honolulu, HI 96813 (808) 521-3051 MINUTES of MEETING No. 11 June 2, 1995 0930HI2S. Project Ainako Interceptor Sewer Parts A & B Job: 5-3050 Page: 6 Location: 154 Punahele St.(F.O.) Subject: Monthly Progress Meetg Item Status Opened Due BIC Closed 8017 OPN 07JUN95 MECMHNL COMMUNITY MEEETING: 8017.1 A community meeting, similar to the meetings held at the DeSilva school, will bf held to include the local community homeowners and business owners and operator: to brief them on the impending construction, advise them on the traffic control measures the Contractor has planned and to solicit their imput and concerns relating to these measures. Prior to the meeting the Contractor should insure that each resident, business owner or business operator is notified in writing of the Date, Time and Place o: the meeting with a brief outline of what will be discussed. The letter will be drafted by M&E Pacific, and will be fleshed out by the Contractor with the following information: Forecast block by block schedule, traffic control plan for each block, (Dates to be approximate) Contractor's proposed storage and equipment parking areas, and as much information on the Contractor's day to dad operations as can be reasonably projected. 8017.2 The following schedule of events was agreed: * June 15, 1995: Letter drafted by M&E under the County letterhead to residents homeowners and businesses in the construction area or affected by the construction to inform them of the meeting date, time and purpose. * July 15, 1995: Informational meeting. (Time and place are yet to be determined.) Note: Milton haitsuka informed M&E that assuming that Frank Bill remains on the project, he will be taking leave from June 29, to July 8th. 8018 CLO MISCELLANEOUS ITEMS: 8018.1 ~.~ 4~ M&E Pacific Inc. Suite 500, Pauahi Tower Honolulu, HI 96813 (808) 521-3051 MINUTES of MEETING No. 11 June 2, 1995 0930HRS. Project Ainako Interceptor Sewer Parts A & B Job: 5-3050 Page: 7 Location: 154 Punahele St.(F.O.) Subject: Monthly Progress Meetg Item Status Opened Due BIC Closed 8018 CLO Traffic striping of Kaumana Street at, and south of Punahele Street intersection, will be done by the County when they install the traffic light planned for that area. 8018.2 Contractor was requested to restore the shoulders along Ainako Avenue as quickly as possible after the installation of the sewer. The Contractor advised that hf is restoring on a temporary basis presently, he will fully restore the shoulder: after the avenue is paved following completion of the sewer system installation 8018.3 Harold Ferreira noted that all of the Ameron Manholes have been now installed. He asked the Contractor to notify Amerom that the damaged manholes are now read, for field repair as soon as po¢bible. Contractor will notify Ameron. 9000 ADJOURNMENT: The meeting adjourned at 11:25 AM. The next meeting is scheduled for June 27, 1995 at 9:30 AM. Punahele Street Field Office ~-' R M&E Pacific Inc. Suite 500, Pauahi Tower Honolulu, HI 96813 (808) 521-3051 MINUTES of MEETING No. 11 June 2, 1995 0930HRS. Project Ainako Interceptor Sewer Parts A & B Job: 5-3050 Page: 8 Location: 154 Punahele S*_.(F.O.) Subject: Monthly Progress Meetg Ztem Status Opened Due BIC Closed 900 Pacific Inc. Signed: - 1..,-C By: Jerry O'C ],1 .7 / O5 Dated: ` p ( V -..~ June 19, 1995 Mr. Edmond Haitsuka President Haitsuka Brothers. inc. P.O. Box 30625 Honolulu, Hzvaaii 90`820 Dear' Sirs On June 2, 1995, I , along with representatives of the County of Hawaii, M & E Consultants and your firm - P4 lton Haitsuka, Frank Bi11 anal Allan Tsukasa met in hopes of resolving, in part, some of the problems we are encountering with the cperation of your baseyard adjacent to our homes on Punahele Street. I am certain that 24ilton apprised you of the meeting's content. One of the main issues discussed was the flurry of activity that usually follows receipt of a complaint from us about either noise, dust and fumes and the subsequent deterioration of this corrective activity as time passes. During the meeting Milton assured us that the pipes and equipment around our homes would be moved to minimize problems of noisy and dust control and that the action would be consistent and sustained. During the following week, activity that appeared to prepare an area .o relocate this equipment was done. We endured the fill ,`>eino trucked in and the constant use of the grader for that period. The pipes and equipment are still in place. On June 8, 1995 at 815am, Bob Brown and Glen were repairing the water tank.<=r to the rear of our home. The repairs necessitated the guni;.ing of the engine several times resulting in thick, b1ac,Y, smoke issuing with .each gunning. v This lasted approximately 20 minutes. f ~M At 890am Glen started the small blade maci~ine and pushed a small pile of rubbish toward a strip of bushes about 60 feet to the .rear of our home. He then parked the machine, engine still running, about 30 feet from my living room window and started a large grader. He then started grading an area about 75 feet to the rear of our home. During this time, Frank passed the small blade with engine running on his way to deposit rubbish from his truck on the small pile. EXHIBIT ~~ ~ C Page 2 He again passed it on his way out. This is the person, who concurred with me about the dust and noise problems and that Milton must have instructed to resolve the problems following our meeting. This is 6 days of-ter that meetira. At 903am after stopping to talk with grown at the repair area, the small blade machine is finally moved and parked. At 906am Glen relocates 9 loads of rubbish (some of which is household garbage), from an area at the base of Halal r_,_11 to the small pile of rubbish. From the sire of the resulting pile, I'm sure that it was sufficient to fill. the small dumper usually used to dump rubbish. This dumper sat parked near the repair area, idle. The rubbish pile continues to grow and we will now have to endure the dumper parked, engine running, while someone loads the possibly 9 plus loads into it to go to the dump. Thi= now results in twice the labor and twice the resulting annoyance to us. At 920am the small blade machine is now parked to the rear of the Gushik_en's home located makai of mine. Again, engine running, Glen leaves it and goes to grade the area in the rear. This continues off and on until I left home around 1145am. I return at 230pm, and, within 10 minutes Glen started the vibrating compactor creating a tremendous noise and vibration that shook our home until he was done at 313pm. He then reversed the machine to its parking place at the rear of my home reverse beeping all the way down. My mother told me that the day before was even worse. On June 18, 1995, Brown and Glen were repairing Brown's service vehicle. When completed, Brown tried the vehicle by first reversing past our house then went forward at a fairly fast rate of speed. Since no watering is done when you don't work, dust flurries again floated toward our houses. From June 9 to this date, no further action has been taken to complete or follow through with the promised movement and clearing out. It is now 17 days since that meeting. Page 3 Francis, Peter, Henry, Hark and Tracy are Vour employees o:ho consistently consider us in their operations. Henry remains the only person who waters down the aria r.c the rear of m_: yard for dust mitigation. Hank locates the machinery to be repaired away from our home. They with Tracy, Fe_er and Francis do not speed into the read from Punahele. Their continuing consideration of our plight is =:apecial'_y appreciated and cannot be emphasized enou.,h. Hoar is it that they can be considerate and still accomplish their assigned tasks. The renovation of my home is just 2 years old and yet the outside paint is covered with dust and grit as if we had done it 6 or more years ago. The Gushiken's home was painted around the same time and tkie Fray paint is now frosted with brown. Their windows, as are ours, the Yamauchis and Enomotos, are continuously covered with dirt and grit. The pipes and equipment still surround my home on two sides. The white pvc pipes produce extreme mare into s:y living room windows in sunlight on a daily- basis. They also prevent the water tanker from wetting down the area next to my home for dust mitigation. "California grass" has grown up along my boundary and, hampered by the stacks of pipes and equipment, I can't even get that cleared. I live in a HOME with my family and do not appreciate being surrounded by mounds of rubbish, stacks of pipes and assorted pieces of machinery. I consider these eyesores. My mother no longer opens any of the windows on the third story of our house because she fears the dust tioill continue to damage the contents of her apartment. Since summer is here, this cuts her cross ventilation considerably and at age Sl, I think she is entitled to some degree of comfort and enjoyment. We constantly clean grit from the dust off our floors and contents of our homes. For those shift workers among us, there is no sleep or nap time during the day because of your noise. Page 4 We have, in short, modified cur lives to conform caith lour operation for the last 11 months, a sacrifice my family is no longer willing to do. Further, as spokesperson f_or the aforemc-rationed families, I am requesting clean-up, repair replacement for dusr damage done by your company to the exterior and furnishings an di or contents of our homes. This is not the first time that any of these problems Dave been brought to the attention of your representatives. I hope you realize that by the amount of docamentation I've cited, that 11 months of the same problems and the amount of stress, sheer disgust and frustration are not acceptable or tolerable. I have gene through what I consider a "chair_ of command process" in trying to resolve the p.r~!;lem with minimal results and resumption of every negative c;mdition • we've asked your company to mitigate. I have no wish to either thwart or frustrate your business purpose but expect the same consideration from y_u and your represenr,~~tires. We have been reasonable too long and have no intention of having any of us endure these deplorable and inhume.ne conditions for another daw'. As presitent of your company I expect yeu to solve these concerns to which I have previously offered viable solutions, immediately once and for all, or I will have to consider other legal action. I look forward to your reply by June 26, 1995. Sincerely, Cheryl R. Reis cc: Dr. Allan Takase Jiro Sumada, Deputy Engineer, County of Hawaii Ed Harada, M & E Consultants George Gushiken Thomas Yamauchi Mrs. Enomoto ..ly Stephen K. Yamashiro ~ Mayor ~DITY[f~I II~ ~2IfiTMtt PLANNING DEPARTMENT 25 Aupuni 8treeq Room 109 Hilo Hawaii 96720-4252 (808) 961-8288 • Fax (808) 961.9615 CERTIFIED LETTER P 364 320 475 January 8, 1996 Allan Takase, M.D. 670 Ponahawai Street Suite 200 Hilo, HI 96720 Dear Dr. Takase: Virginia Goldstein Director Norman Olesen Deputy Director Ordinance No. 95 33 (REZ 781) Applicant: Gelocag Partnership and Allan Takase, M.D. Tax Mav Key: 2-3-35:16 This letter is to formally inform you that we have received complaints regarding dirt hauling and dump trucks activities on the subject property and traversing Tax Map Key 2-3-35:17 to access onto Punahele Street. The complaints include the noise from idling trucks, the apparent lack of proper dust and diesel fuel control measures being implemented by the Loeffler Construction company and the adverse impacts being generated to the adjacent property owners. we have been informed that fugitive dust has adversely affected their dwellings and that diesel hydraulic fluid has been flowing into their yards. In addition, a representative from the Department of Health conducted a site inspection with regards to the concerns of the' diesel fluid within the adjacent properties. A site inspection was subsequently conducted by staff on December 12, 1995. The inspection confirms the storage of fuel tanks, boom lifter and two trailers and a dump truck parked on the subject property. In addition, we noticed dark or black coloring on the ground near the fuel tanks and observed a dump truck and later a water tank truck entering and exiting over parcel 17 and onto the subject property from Punahele Street. Further, dirt and gravel from the trucks were left on Punahele Street. EXHIBIT ~~ f Allan Takase, M. D. Page 2 January 5, 1996 Based on the site inspection, we have determined that both applicants are not in compliance with Condition D and I of Ordinance No. 95 33. Condition D and I states, respectively, the following: "Access to the subject property from Pu'uhonu Street shall meet with the approval of the Department of Public Works. Access to the s~~bjec*_ preperty from P'~_^.ahele Street shall not be permitted." "Comply with all applicable laws, rules, regulations and requirements of the affected agencies, including those of the Department of Health and the Fire Department." We hereby inform you that immediate corrective actions be taken to minimize fugitive dust and diesel fluid generated by the contractor's activities. In addition, access onto Punahele Street shall immediately cease and rerouted through Pu~uhonu Place. Further, you are hereby notified that you have thirty (30) calendar days, upon receipt of this letter, to submit to this office a timetable and detailed remedial action(s) which will be taken by the applicants to ensure that its best efforts are being taken to prevent similar occurrences from happening in the future. Failure to comply with this requirement would leave us no alternative but to take other action for compliance. Should you have any questions, please feel free to contact Alice Kawaha or Francis Saiki of this office at 961-8288. Sincerely, V ~~~~ ~IYJ~ VIRGINIA GO TEIN Planning Di ctor AK:mjs LTakee0l.AGR xc: Planning Commission County Council Corporation Counsel Ms. Cheryl Reis Mr. Francis Saiki, Zoning Inspector DEPARTTvIENT OF PUBLIO WORKS COUNTY OF HAWAII HILO, HAWAII MEMORANDUM Date: .IUne 14, 1996 TO: Planning Department r,~ n ~- C FROM: ,(y~ Galen M. Kuba, Division Chief ~ ~, (, ~ J Cr ~ ~ ~ Engineering Division =i' -' F „ ~~ ~ n ~: -~ ~ ""D SUBSE CT: SUBDIVISION: 96-055 - '~ ~ r" Subdivider: TAKASE, Allan 5. Trust, et al. ~-v n, ~ Location: Punahoa 2nd, South Hilo, Hawaii ' = U i TMK: 2-3-035:016 ~ Ref. Folder No. 23183-A We have reviewed the subject's preliminary plat and have the following comments: 1 2 3 4 5 6 7 §23-30. Identify all watercourses and drainage ways by azimuths/distances and encumber with drainage easements. §23-85. The subdivision is in an area where sewer system is required. Questions regarding sewer requirements shall be referred to the Wastewater Division. §23-79. Submit construction plans and drainage report for review and comment. a. §23-92. Additional storm runoff due to development shall be disposed within the subdivision and shall not be discharged onto adjacent properties or roadways. For planned drywells, satisfy DOH drywell requirements, including issuance of an underground injection control (UZ C) permit to the subdivider. b. §23-93. Install streetlights/signs/pavement markings as required by the Traffic Division. The agreement to repair the damaged A.C. pavement at the cul-de-sac turnaround of Pu'uhonu Place has not been satisfied between Mr. Takase and the DPW. The applicant has not satisfied Conditions D, E, F and G of Ordinance No. 95-33. Consult with the DPW for the condition of conformance, Construct commercial standard improvements within Easement "B" and Roadway Lot 12-C, meeting with the DPW standards. Numerous complaints are present on the subject property. The DPW has a stop work order presently imposed (see attached letter dated June 7, 1996). EXHIBIT , Memo to Planning Department Page 2 June 14, 1996 8. The roadway connection from Roadway Lot 12-C to the proposed Easement "B" is not acceptable. Provide proper transition meeting with AASHTO standards. 9. Easement "B" shall properly terminate within Lot 12-A with a commercial standard turnaround. No vehicular access will be permitted from this development onto Punahele Street. 10. The DPW recommends deferral from granting tentative approval until all the above concerns have been satisfied. Questions may be referred to Casey Yanagihara at 961-8327. KG Attachment vs-oss.e .~tephen K. Yainashiro Mayor C~nun#g n~ ~ttfvttit PLANNING DEPARTMENT 28 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4152 (8081961-8288 Fax 1808)961-9615 CERTIFIED LETTER Z 095 323 524 June 14, 1996 Allen Takase, M.D. 670 Ponahawai Street, Suite 200 Hilo, Hawaii 96720 Dear Dr. Takase: Virginia Goldstein Dir«tm Norman Oltsen Deputy Director Ordinance No. 95 33 (REZ 781) Applicant: Gelocag Partnership and Allen Takase, M.D. Tax Mao Kev: 2-3-35: 16 Reference is made to our January 8, 1996, letter requiring that access onto Punahele Street shall immediately cease and be rerouted through Pu'uhonu Place. ' We have been advised that parties using your property as a construction baseyard are still accessing the site from Punahele Street. A complaint was made with the Department of Public Works indicating that a Haitsuka Brothers employee accessed the site from Punahele Street on the morning of June 6, 1996. We consider this disregard for the conditions of your rezoning to be a serious matter, especially since you were advised of this issue in the referenced letter. This letter is to inform you that due to your failure to comply with the conditions of the rezoning, we are considering action to rezone the subject property to return the portion that is still undeveloped to its' original classification as Single Family Residential, as may be done through provisions of the subject ordinance. EXHIBIT ~~ Allen Takase, M.D. Page 2 June 14, 1996 We ask that you respond to us, in writing by June 21, 1996, to identify how you plan to prevent any future violations of the conditions of your rezoning. If we do not hear from you in a timely manner, or feel the remedies you propose are inadequate, we will Froceed with our rezoning action. If you have any questions, please feel free to contact myself at 961-8288. Sincerely, `VI t ~~ VIR~IA G STEIN Planning Director JS:pak 0620D xc: Managing Director Planning Commission County Council Corporation Counsel Department of Public Works ~. ~, F.~iZ- 18'~ v SENDER: W :+ Complete items hand/or R-.for atltliLOnal services. ~- Y + `Complete items 3, and 4a & d,, ~~ ~ •'Print your nameahd addresa.oq tAe reverse of this [ ~ - return this card to:ydp. ~ '. m • Attach this form to the fronfof the mailpiede, or dn' '~ does net permit. - - _ •Write"Return Receipt Rep~tl°r;n the mailpiece ~' '•' •-The Return Receipt will sho~wfiomt®nicle wa6 G delivered. ~--`~ ' ' « Article Addressed t ~ - - v 3. E ~_ E ~ Allen Takanse;~Q~j D. v 670 Ponah~baizS-treet N Suite 200 r-f a= "' Hilo, HI :lt~7~g 6 O ~ U a C LSS ;~ 5. Signature (Addresseek ' / D F ~ 6. a elAg, f N l7 ~~ , ~ w ~ ~~ o ~'~~ N ~ ~, G •~ m tP •Ci~ ~ 4 .* n `O ~ O n to l>> W N W LT1 N to ~ ~ 1v. 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USE TO AVOID PAYMENT OF POSTAGE, 5300 -' 4 Pririt yourname, address and ZIP Code here PLANNING DEPARTMENT Couafy of liewmi 25 Aupunl Scree} Milo, Hawaii 96720 ~y October 2, 1996 Ms. Virginia Goldstein Planning Director Department of Planning Ms. Donna Kiyosaki Engineer Department of Public Works Cownty of Hawaii 25 Aupuni Street Hilo, Hawaii 9b720 Dear Mmes. Goldstein and Kiyosaki: This letter is written on behalf of the following farriilies who homes border a development by Dr. Allan Takase et ai, TMK 2-3-35: 16. On October 1, 199E we were informed by Bruce Hansen of Concept Development that construction ors the situate property would begita as early as next week pending final aprova) by your Depaa-~ments. As you are aware, we have brought you our conerns relative to the extremely adverse conditions we have had to endure over the past two years since Takase has received his rezoning approval. Realizing ghat we wil! now have the construction, etc. to contend with and the final product, we are now requesting that you consider the follvwing concerns and possibly impose conditions to rnitigate their negative impacts an us since we have not been able to e~Ffertively ar positively resolve owr past concerns with Takase. 1. That the RS-7.5 property situated betrs+eeen the George Gushiken and Cheryl R. Reis residences remain in residential use only and not be utitiaed as a parking, storage, driveway/turnaround or access as provided in RES 94-12. We further request that this property be fenced at both the Hamakua and Puna ends to prevent unwarranted access and ensure that it will not again be used as access to the subject property as it was for the past two years in violation of RES 9~-12. EXHIBIT ~g Fage 2 2:. Thai: in order to preserve our security, safety and privacy, a black chain linkFence be erected with podycarpus or other similar fast growing plantings. We request that the fence be at least eight feet higher than the highest point of any of our properties that border the subject property and that these be installed prior to the start of construction on either of the two proposed buildings. Equipment storage and movement has caused us concern over the past two years with fears that either pipes or runaway vehicles would intrude upon our properties. On two occasions, pipes stored to the rear of the CarnpainhajYamauchi and Enomoto properties were disturbed by equipment movement and almost rolled into the properties. A runaway vehicle did cause moderate damage on the Pveis property three weeks ago. See attached police traffic. accident report (TC 96- 3190). Tt should be noted that Cheryl Reis had been working in the area that the vehicle struck,just prior to the intrusion orr the property and had it not been for garbage containers of cinder aril potting soil deflecting the vehicle, its path would have taken it into a parked vehicle and possibly the. house wall. All of the three other homes have children using the backyards that face the development boundary. We would expect the fence to be contiguous across the Hamakua boundary of the development from the east (makai} end of the Gushiken property to the west (maukal end of the Enomoto property at Komohana. These measures would prevent the random and daily pedestrian(vehicularfraffic from Pu"uhonu Way, thus affording us some measure of security and privacyy that are non-existent new. To further mitigate the intrusion of our privacy, we request that stafF offices, where minimal public access is permitted, be situated on the sides of both buildings facing our homes. We feel that with this, our lives routines would have limited general public scrutiny. Page 3 Further, that the contractor consider blocking access to the development site from Pu'uhonu Way after working hours to reduce unwarranted entry, possible theft and tampering and curiosity seekers -the latter being a daily occurrence with sometimes questionable persons entering our properties from the RS- 7.5 property to inquire about equipment, fill, etc. Anyone is now permittted unlimited access to wander at will creating an uneasy feeling among our residents. 3. We request that the construction be limited to Monday through Friys, from 7:OOAM to 4:30PM. In the past, contractors on the HMA bu ding started prior fo 6:OOAM and Naitsukas continued well beyond 6:30PM which we consider unreaso»able and extremely intrusive. Work continued often through the weekend allowing no respite from noise, dust, etc. and with the simultaneous construction at the Correctional Facility across the street, we are to be fatally sandwiched between literally unbearable noise, Additionally, weekend work has also resulted in disturbing a bee hive with the swarm invading the Yamauchi residence causing the frantic evacuation of the residence by their adult son and six year old grandson. When Louisa Yamauchi approached dr. Takase, after his failure to return her calls, his reply was "What did you expect me to do, tell the bees to fly somewhere else7" This reply and the rest of what we have experienced is contrary to the promises he made to Margie Gushiken and Cheryl Reis about being a "goad neighbor" and working with us prior, during and after his rezoning rec}uest was approved. Page 4 4. We request that any air conditioning or generator marhinery be located to the south of both new building with adequate "block" waifs to effectively mute the amount of noise emanating to the surrounding areas. Presently the wall enclosing the HMA AC unit is inadequate and the location creates an echo chamber to transmit the sound to our homes 24 hours a day. As the unit ages, the sound will escalate and with the additional units the noise will triple if unchecked. 5. We request that the completed buildings have silent rather than audible alarms installed. We are now subjected to an audible alarm from the HMA building that is very loud and disturbing particularly in the wee hours of the morning. Some of us work shifts and the noise is not only annoying but rather frightening when it jolts us out of sleep and has inconvenienced us considerably. 1t is mentioned here because Dr. Takase has stated that the alarm is from the Casey Building and not HMA. According to Alert Alarm, that signal comes from the HMA Building contrary to Dr. Takase's protestations. A partial fist of dates and times are available foryour information. 6. We request that lighting used during the nighttime hours not significantly light the areas of our homes so as to interfere with either our sleep or other activities. 7. We request that no parking stalls be allowed along the Puna boundary of our residences. Tf, however, ft is allowed, that reverse parking to the boundary be prohibited and enforced by the developer to preclude any unwanted, annoying and hazardous fumes from intruding in our homes. Further that obvious signs prohibiting this activity be posted within the designated areas to ensure this. We feel very strongly about this since the exhaust fumes that we've been exposed to over the past two years have caused us considerable discomfort from allergies, noxious odors and oily films on our walls. Further that there be no storage of diesel or other fuels on the property which create not only a hazard but also contribute to the noxious odors. Page 5 8. During the construction phase, we request a liaison between the developer and residents to preclude problems we have previously encountered with both the owner and contractors on the HMA/Casey Family projects. We request the name, address and telephone number/pager through which we can contact the liaison or alternate. 'rhe contact number should also include an after-hours number for instances where contact maybe necessary after normal working hours. We would appreciate a "warm body' answering to field concerns of an immediate/urgent nature and would eliminate previous allegations of undelivered messages. Upon completion of each building, we request a similar liaison setup should concerns develop once occupation of the site begins. 9. During construction we requestdaily dust control -both by dust screening and wetdowns - as necessary, I has been our experience with the owner and contractors occupying/working the property for the past two years that dust control was inconsistent, ar at the contractor`s whim, or after repeated and often vehement requests by us, or totally non-existent. We would also appreciate responsibility on the part of the project coordinator and the contractor to ensure that the dust mitigation is consistent for the duration of the construction without requiring constant reminders by us. The foregoing is requested of your respective Departments as requirements of the permits to construct and occupy since our past experience with the owners left us frustrated by the continual, unanswered concerns by the ownersjcontractors and no definitive course of action to finally remedy the negative situation. Approximately two hours of video tapes as well as documentation are available for your perusal relative to the noise, dust., access vio{ations and other general inconveniences. These include letters to Dr, Takase, Edmond and Milton Haitsuka. The Department of Health also has letters and test results promulgated by our complaints. Page 6 We appreciate your attention to our requests and hope that these can be accommodated since your action may assist us in finaNy mitigating and minimizing further disputes in connection with the project. Since~{y, '~5 Punahele Street (8(78) 935-4656 George and Margie Gushiken 53 Punahe{e Street T omas an 1_ uisa Yamauc i 73 Punahele eet ~.._ Gr,,,,,~.~ Adele Enomoto 79 Punahele Street October 14, 1996 Concept Construction hosted a meeting of die following concerned neighbors of the Pacific Rehah and Punahele Medical Building at Lehua's Restaurant on October 1, 1996 at 1 1:00 a.m. The follors~ng people were in attendance: Mr. bti I~lrs. Gushilcen Ms. Cheryl Reis Mrs. Yamauchi Mrs. Enomoto Mr. Jimmy Maeda Mr. Bivice Hansen, President, Concept Construction Copies of relevant sections of the DOH noise code aad dust suppression were passed out. A brief introduction to dre project was given. 1) The first item discussed was die retainug wall along the neighbors' properties. The following items were requested: a. A cross section and details of the Gushilcen retaining wall. b. Engineer stamp on the final design. J c A price to be developed for a rock wall in place of the CMU. d. It was suggested by Bruce that the Gushikens tallc to Dr. Takase concerning the encroachment of their excavation on the Rehab site. e. Could a fence be continued across dre upper boundary of Dr. Talcase's residential lot to prohibit entry from the upper medical area. f. \Nlrat material will die Berm along the Gusliiken's and Reis' properties be. Bruce will verify Bernt material with neighbors. g. The proposed 4-foot CMU privacy wall is too low. The neighbors would prefer an 8-foot high chain link fence ~vidt protocarl,is planted and maintained by the medical and rehab buildings. They reould like the retaining wall fence and plantings as soon as possible. h. Could the Tak~~se residential lot be blocked off on both ends? 2) Tl~~e medical building was discussed and tl~e following comments made: a. Show windows on Hamalaia side. What are minirmun'windows needed? What rooms do windows serve? Can staff offices and not waiting rooms go on this side of the building? Please show vicv~~ line of windows with respect to S-foot fence and neighbors. b. AC units cn south side of property rvitlt CMU buffer walls. c. "No parking" s;gns along north boundary. d. Please store uxygur, Haz-mat, etc. on south side of buiL-lin1 e. Carr burglar .-darns be silent tyy~. f. Parking lot liglRS on timer? Building lights on timer? EXHIBIT g. Please show uedghbors where all caterior lights are. sss--~~~ 235 Waianuenue Ave„ Hilo, Hawaii 96720.808 935-0279 Builders License Number Hawaii • BC16835 ~: 3) The construction process was discussed and concerns expressed'by the neighbors. a. Can we use spotters instead of reverse beepers on loaders, excavators, etc? b. Cheryl Reis strongly requested no work on Saturdays. 4) Concept Construction agreed to the following items: a. No fuel storage on site. All equipment fueled from mobile tanks only. Equipment will not be fueled along the north boundary. b. Excavation will start no earlier than 7:OOa.m. as per DOH noise permit. Excavation will end by 4:30p.m. c. Building construction and interior work will be from 7:OOa.m. to 5:30p.m. Monday to Fziday. d. Saturday work will be from 9:OOa.m. to 4:30p.m. Per DOH noise permit. There will be no Sunday work Saturday work only under exceptional conditions and after phone calls to neighbors. e. The contractor, subcontractors, and owner will not repair or run maclunery during off hours. f. Dust control will be by wetting down, plastic sheet covering and mulch mix per DOH air quality standards. g. There will be no erosion run off onto neighbors property. If there is any erosion into neighbors properties, it will be cleaned within 24 hours. h. Concept Construction will furnish home phone numbers and beepers of Bnrce Hansen and Jim Riddiford. i. The Takase residential lot will not be used during construction except as required for routing utilities, etc. per plan. j. Concept Construction to check on possibility of blocking off construction access at HIv1A during non-work hours. Concept Construction will check on ways to lessen the noise of the existing air conditioning compressors at tite HMA building. The following notes have been reviewed by the people attending the meeting. These notes aze submitted by Concept Construction, Inc. as a record to all concerned parties and agencies. Sincerely, Bruce A. Hansen President --- +~ ... r Stephen K Yamashiro bta. ~ ~~1 V Oi yq~ /L~ ( Q~'NI (~niinf~ n~ ~t~firuti PLANN3NG lll?PAR`I';~71?NT 25 el upu ni Sn. et, I<uum IUY Ililo, Iluvaii 967211-4_52 (HIIHI 961-42NH Pex iAOtll'J61 ^J 615 November 6, 1996 Mr. Bruce Hansen Concept Construction, Inc. 235 Waianuenue Avenue Hilo, tiI 96720 Dear Mr. Hansen: !'in.il ~'~un App->roval: AI.LI'.hl 'PAF:ASL', IN. U. Rehabilitation liosp~tal of the Pacific L~terior Building Alteration:; Building Construction Pl~.~ns/B. I'~x Maw_KeY<.___Z-1-U_1_';__U16_por___ V ir~;in is Gold.+[ci Dircc~or Norman C)lexn D.p„~. I~ ~ , a. ~,., The Application For Plan Appruv~~l, building ~.onstruct.ion plans fur the proposed interior elteraitions, and building permit were received on October 4, 7996 and reviewed under Plan Approval of the Zoning Code. The approved Final Plan Approval sheet dated November 1, 1996 is enclosed ter your client's file and include, the following final plan ap~~ruval uOnditions: 1. Ordinance No. 95__j_,: The applicant, it successor, or flSS 1~ynS aka :~ iJe icSpOiiSlbic 6Jiti~ all Sta CeG COn(]LL lcm `_; of Ordinance No. Jt; 3'3 and requirements stipulatc,d bl~ subdivision application 9r,-u55. Construction o1 t.h~+ prupose~i ~:onuuerr~ to t d~-v~ I upmenL shall be completed on or before March 7, 2u0o. L3uilc3in_9_~e_tL~~~h_(~! I'uisururt to Iin,~I plain :ip~~i_uv~~l doted October }U, iV`~i,, the sub)ect parcel c~nCCilns 76,677 square feeC. 'Phe plans submitted, wil] occur with the proposed building's shell (B.1'. 9b1531) will be situated in excess vi a minimum building setback ~,r 50 feet from the e~:isting northwestern property line. In addition to the building's shell and interior building alterations, the applicant will install a EXHIBIT PAr. Bruce Hansen Page 2 November 6, 1996 paved parking lot and landscaping improvements within a portion of the existing parcel. There is an emphasis to establish and maintain specific landscaping materials to mitigate any adverse noise or visual impacts to the adjacent residential properties along Punahele Street and the common boundary or the parse-l's northwestern property line. The placement and location of large on-site refuse container(s) shal'1 be situated adjacent to the proposed building to afford accessibility for access, maintenance, and periodic service. 1'he placement and lucatiun of compressors, and other machinery (i.e. exterior air conditioner(s), air compressors, and electrical/mechanical equipment placed on the ground or on the building walls and roof, etc.) shall be placed behind and along the building shell on the "puna" side to minimize visual, and noxious noise and odor impact(s) to the adjacent residential properties along Punahele Street and other surrounding use(s). 3. Height of Structure: fl~~ proposed building improvements shall nut exceed forty (40) feet. 4. Access: The access to the proposed rehabilitation building and driveways from the Pu'uhonu Place right- of-way shall take into account sight distance requirements at the proposed access. The development shall. consider the location of existing roadway and on- site drainage improvements to accommodate safe Ingress/egress for regular vehicles and "~~ergencp vehicles~trucl<s. 5. Olf-Site Komohana Roadway Improvements: Pursuant to letter dated October 9, 1996 in file REZ 781, a chec}: Ordinance No. _95 33 ',aas received and forwarded to the County Director of Finance for deposit into the Capital Protects Fund as a ~riv3te_contribution. G. Off-Street Parking: The applicant shall provide a minimum of five (5) off-street parking spaces for each professional practitioner on the subject parcel prior to issuance of the Certificate of Occupancy for the establishment uf_~jny ~~ommer__ial use on the subject ..~ Mr. Bruce Hansen page 3 November 6, 1996 parcel or existing.property. Pursuant to Vour_ discussion with st3Pf on_November 1,_,1996, the interior alterations are fir one (1) professional practitioner-- Other off-street i,arkiny stall requirements are: a. Each sTandard stall shall have a minimum width ~~f nine (9) feet and a minimum length of eighteen ( 18) feet; b. Lack com~~a~-c stall shall have a mini!nwn 4~idth of eight (b) feet and a minimum length of sixteen (16) feet. c. All required parking stalls shall be individually accessible and paved with an all weather dust Eree surface; d. A1L <~o degree (perpendicular) stalls sh~r11 have a minimu m 24-foot back up aisle spac~~~; The required and designated handicapped parP;iny space or stall shall have a minimum width of thirteen (13) feet and minimum length of eighteen (18) feet or. accessible parking stalls, access aisle(s) and accessible route(s) to an accessible building entran~:e shall comply with the Americans with Disabilities Act (ADA) guideline(s). 7. Landscaping: The applicant/owner(s) shall install the CRM retaining wall and chainlink (black vinyl coating) fencing denoted and planting materials shown on the approved revised Landscaping Plan datec,9 October 29, 1.996. Phe applicant/owner(s) shall instal, t.~t~l l._. , and maintain the proposed landscaping buffer being n continuous, unbroken, heavy planting screen buffer consisting of "podocarpus", no less than six (6) feet in height, along the subject property's common boundaries with adjoining single family properties along Punahele Street or within and along the parcel's entire northwestern property line prior to issuance of the Certificate of Occupancy. Subsequent to the issuance of the Certiticate of Occupancy for any portion of the commercial development the applicant, its successors, or assigns shall maintain the approved and required landscaping material and landscape buffer in a healthy and attractive state. 8. Flood Zoning: The affected portion of the subject parcel is designated "X" by the FIRM. The on-site drainage improvements shall comply with the Department of Public Works, Enyii;eering Division requirement. Mr. Bruce Hansen Page 4 November 6, 1996 9. Business Sign and Directed Lighting: The location and size of permitted signs shall comply with County Siyn ordinance and no directed lighting exterior lighting may be installed or used which is directed into the sky or toward any structure or land beyond the property lines. Plr~ prints or sheet nos. 'P and A-1 ~.lated "8/26/~~6" received ~nr [+ovember 1, 1996 were incorporated into the plan approval Ii Lee for the record and future reference. In view of the conditions above, we approved three (3) sets of building construction plans for the proposed interior alterations and the building permit application and returned same to you on November 1, 1996. 1'Irank you for your patience and understanding. Any questions may be directed to William Yamanoha of this officE~. Sincerely, ~c~,~~ ~~1 ~N U ~ ~~~~ VIRG IA~GO DSTEIN F~Lanning ~ ~ ector l:'RY : cmr '+JP6U\w rp Vtdeurs7 . wry Enclosure xc: RL7 NO. 781 Ms. Cheryl R. Reis, et al. 65 Punahele Street Hilo, Hawaii 96720 r' y;: Stephen K. Yamashiro Mayor C~>zurr#g n~ ~ttfirtzit PLANNING DEPARTMENT 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252 (808)9fi1-8288 Fax 1808)961-9fi15 February 21, 1997 Mr. Bruce Hansen Concept Construction, Inc. 235 Waianuenue Avenue Hilo, HI 96720 Dear Mr. Hansen: Virginia Goldstein Director Norman Olesen Deputy Director Final Plan Approval: ALLEN TAKASE, M.D. PUNAHELE MEDICAL BUILDING AND RELATED SITE IMPROVEMENTS Construction Plans/B.P. Tax Map Key: 2-3-015:016 por., The Application For Plan Approval, plans, and preliminary landscaping plans were received on October 4, 1996. The revised site plan and landscape plan; Drawings No(s). Al and L1, respectively, were received on February 18, 1997, for consideration and included in our review under Plan Approval of the Zoning Code. Pursuant to your February 21, 1997 counter discussion with staff, the application and plan submittals were deemed complete, subject to further spelling corrections and correct map nomenclature to address and reference the revision dates on all building CGilS trllCtlora plans. In View ^f your applicatio,-. and the foregoing plan submittals, Final Plan Approval to subject development is approved subject to the following final plan approval conditions: Ordinance No. 95 33: The applicant, it successor, or assigns shall be responsible with all stated conditions of Ordinance No. 95 33 and requirements stipulated by subdivision application 96-055. Construction of the proposed commercial development shall be completed on or before March 7, 2000. EXHIBIT Mr. Bruce Hansen Page 2 February 21, 1997 Building Setback(s): The subject parcel contains 76,677 square feet. The plans submitted indicate the proposed building's shell will be situated in excess of a minimum building setback of 50 feet from the existing northwestern property line. In addition to the building's shell the applicant will install a paved parking lot and landscaping improvements within a portion of the existing parcel. There is an emphasis to establish and maintain specific landscaping materials to mitigate any adverse noise or visual impacts to the adjacent residential properties along Punahele Street and the common boundary or the parcel's northwestern property line. The placement and location of large on-site refuse container(s) within areas identified as "TRASH" and "A.C. UNIT LOCATION" on the revised plans shall not be relocated, modified, or removed without Planning Department approval. The location of the trash and A.C. pad locations were situated adjacent to the proposed building to provide accessibility for maintenance and mitigate any adverse visual, odor, and noise impacts to the adjacent residential properties along Punahele Street. Pursuant to several telephone discussions between staff and the project architects, we understand any changes to modify the A.C. components outside the building shell within the property or air conditioner specifications modifying the original mechanical or A.C. design will require Planning Department review and approval. All mechanical equipment, i.e., compressors, and other machinery; including electrical/mechanical equipment, should be placed on the ground behind and along the building shell on the "puna" or near Komohana Street to minimize visual, noxious noise, and odor impact(s) to the adjacent residential properties along Punahele Street. Height of Structure: The proposed building height shall not exceed forty (40) feet. 4. Access: The access to the proposed rehabilitation building and driveways from the Pu'uhonu Place right- of-way shall take into account sight distance requirements at the proposed access and any further requirements stipulated by subdivision application Mr. Bruce Hansen Page 3 February 21, 1997 SUB 96-055. The proposed development shall consider the location of existing roadway and on-site drainage improvements to accommodate safe ingress/egress for regular vehicles and emergency vehicles/trucks and the impacts on the adjacent residential properties along Punahele Street. 5. Off-Street Parking: The applicant shall provide a amended on December 7, 1996. Other off-street parking stall requirements are: a. Each standard stall shall have a minimum width of nine (9) feet and a minimum length of eighteen (18) feet; b. Each compact stall shall have a minimum width of eight (8) feet and a minimum length of sixteen (16) feet. c. The required off-street and accessible parking spaces shall be individually accessible and paved with an all weather dust free surface; d. All 90 degree (perpendicular) stalls shall have a minimum 24-foot back up aisle space; The required and designated handicapped parking space or accessible parking stalls, access aisle(s) and accessible route{st to an accessible building entrance shall comply with the Americans with Disabilities Act (ADA) guideline(s). 6. Landscaping: The applicant/owner(s) shall install the CRM retaining wall and chainlink (black vinyl coating) fencing denoted and planting materials shown on the approved revised Landscaping Plan dated February --, 1997. The applicant/owner(s) shall install, establish, and maintain the proposed landscaping buffer being a continuous, unbroken, heavy planting screen buffer consisting of "podocarpus", no less than six (6) feet in height, along the subject property's common boundaries with adjoining single family properties Mr. Bruce Hansen Page 4 February 21, 1997 along Punahele Street or within and along the parcel's entire northwestern property line prior to issuance of the Certificate of Occupancy. Subsequent to the issuance of the Certificate of Occupancy for any portion of the commercial development. The applicant, its successors, or assigns shall maintain the approved and required landscaping materials and maintain the minimum six (6) foot high "podocarpus" landscape buffer in a healthy and attractive state. 7. Flood Zoning: The on-site drainage improvements shall comply with the Department of Public Works, Engineering Division requirements. 8. Business Sign: The location and size of permitted signs shall comply with County Sign Ordinance. 9. The proposed medical building development and approved landscape plan shall be constructed and developed in accordance with Ordinance No. 95-33 and the terms of the approved building construction plans and plan specifications, and the Final Plan Approval conditions stated above. Dust and odor impacts shall be kept to a minimum. lo. Future building improvements and property use are subject to review under Plan Approval of the Zoning Code, amended December 7, 1997. In view of the above, please make appropriate changes to the grading plans and building construction plans prior to applying for the necessary County building permits. Thank you for your understanding and patience. Any questions may be directed to William Yamanoha of this office. Sincerely, J ~~~ VIRG NIA L STEIN Planning ctor WRY:pak WP60\WRY \PATAKASE Enclosure xc: REZ NO. 781 SUB 96-055 Ms. Cheryl R. Reis 65 Punahele Street Hilo, Hawaii 96720 COUNTY PLANNING DEPARTMENT F I N A L P L A N A P P R O V A L Applicant: PUNAHELE MEDICAL BUILDING Date: February 21, 1997 Tax Map Key: 2-3-035:016 Location: South Hilo Proposed Use: Medical Buildina and Related Site Improvements Zone: CN-10 Parcel Area: 76,677 s.f. As Shown on Plan Comments Front Yard Sheet A-1 (Rev.) ~ OK Note: Ord. No. 95-33. Cond. B Rear Yard and reed 2/18/97. ~ requires a minimum 50'-0" Side Yard Side Yard setback from the northwestern property line. Ht. of Structure Per plan. ~ OK Access to parking Existing OK Subiect to DPW requirements access via Pu'uhonu Street. and PA conditions. Off-Street Parking Sht. A-1 Proposed HC stalls per ADA. Loading and Unloading space Density Fencing: Material As per Height plans. Location OK Proposed OK OK OK See PA conditions. Landscaping Sht. L1 ' OK See PA conditions FIRM Subiect to DPW requirements. ~• Others Ord. No. 95-33 Conditions: Please see the conditions in the transmittal letter dated February 21. 1997. Y Planni g Director Date PD 09/85 (7321A/9A) F:\WP60\WRY\FORLETT\PAF0RM44 BUIClN DIV. ._' ~7 HPR 14 P3:02 BUILDING DIVISION - DPW COUNTY OF HAWAII ~: , HD 6/92 ~~.~ Ask ...,-- P('1 ~ ~5 r :_ '. REQUEST FOR CERTIFICATE OF OCCUPANCY ~~~~~~ ~~ ''~~ '~•~y.~til INSTRUCTIONS: Requestor shall complete all information below. q ~.-1~3~ - ~~rll ~~-70y BUILDING PERMIT NO. 961573-~,-~F.PLUMBING PERMIT NO. ~ ~I I7 D ELECTRICAL PERMIT NO. 961330 A~~a . BUILDING OWNER: DR. ALLAN TAKASE / REHAB ADDRESS: 670 PONAHAWAI ST., #200, HILO HOSPITAL OF THE PACIFIC 226N. KUAKINI ST., HONOLULU BUILDING ADDRESS: PU'UHONU WAY TAX MAP KEY NO. 2-3-35:16 CONTRACTOR: CONCEPT CONSTRUCTION, INCkDDRESS:235 WAIANUENUE AVE. USE CLASSIFICATION: OFFICE OCCUPANCY TYPE OF GROUP: B-2 CONSTRUCTION APPROXIMATE DATE OF OCCUPANCY: 04-1$-97 935-0279 VN [X] NEW BUILDING [ ) EXISTING BUILDING this form shall be submitted to the Building Official for detezmininq which agencies are required to grant aggrovals. You will be contacted when routing to the [A] agencies can proceed. 2EQUESTED HY: 935-0279 DATE: 04-14-97 (DO NOT FZLL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) AGE CY ~~] ~~] ~CC/~ ~ `r ~ [y-1 [ ~] ~] DATE LOPR(1V £fl TNTTT~f. ('fIMMF.N TS ENG NEERING PLANNING HEALTH WAS E MGMT. ~I, I~~I ~~ FIRE ~~ `~~ ~~ PLUMBING ELE TRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been ~btaiaed- B~ UILDING INSPECTOR DATE EXHIBIT e~,~ gutlOtNG Dlt! .:. ~7 APR 14 P3 :02 BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY JCTIONS: Requester shall complete all information below. ~~~ µkt- . CNG PERMIT N0.961573-~nF.PLUMHING PERMIT NO. ~ V' 17O ELECTRICAL PERMIT NO. 961330 r4i~ . [NG OWNER: DR. ALLAN TAKASE / REHAB ADDRESS: 670 PONAHAWAI ST., #200, HILO iPITAL OF THE PACIFIC 226N. KUAKINI ST., HONOLULU ING ADDRESS: PU'UHONU WAY TAX MAP KEY NO. 2-3-35:16 ACTOR: CONCEPT CONSTRUCTION, INCkDDRESS:235 WAZANUENUE AVE. pHONE: 435-0279 7SE IFICATION: OFFICE OCCUPANCY TYPE OF GROUP: B-Z CONSTRUCTIDN: KIMATE DATE OF OCCUPANCY: 04-18-97 VN [X] NEW BUILDING [ ] EXISTING BUILDING Eorm shall be submitted to the Building Official for determining which agencies are red to grant approvals. You xill be contacted when routing to the [X] agencies can ed. STED BY: 935-0279 DATE: 04-14-97 (DO NOT FILL I27 BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE l:FN!`7 aPPPfN/FP TNTTT~T. f'(1MMF.NTS NGINE£RIN 'LANNIN 4(6$ ~~} ~ ~ ~ [ ALTH IA5TE M tAT c' ~~ll f~ 'T RE ~~ `~1 ~~ 'LUt9BING ;LECTRICAL certificate of Occupancy may be issued only xhen all of the above approvals have been fined. JILDING INSPECTOR DATE +~ o,-, ~.~1 BD-B r., :~ t. 1 b „~J . s--la~ BD 6i 92 BUILDING DIVISION - DPW 4`D r7~Q ~ «j- Yv>.o~ ~ a ~ - COUNTY OF HAWAII h C[Y"~ 0. ra G G C Or n e r REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS; Requestor shall complete all information belox. 001196 000933 00953 BUILDING PERMIT NO. PLUMBING PERMIT NO. ELECTRICAL PERMIT NO. BUILDING OWNER; Dr. Christopher Dung ADDRE55• 82 Puuhonu Place #201, Hilo BUILDING ADDRESS: 82 Puuhonu Place #201, Hilo TAX MAP KEY NO. 2-3-35:42 CONTRACTOR: Concept Construction ADDRE55. 558 Kanoelehua, Hil FHONE• 808-935-02 USE CLASSIFICATION: OCCUPANCY Medical Bldg. GROUP: B-2 APPROXIMATE DATE OF OCCUPANCY: 10-25-00 ( xJ NEW BUILDING TYPE OF II-N Sprnkl e~ CONSTRUCTION: __ _ [ J EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [A] agencies can proceed. REQUESTED BY: Bruce A. Hansen 935-0279 10-17-00 (DO NOT FILL IN HELOW THIS LINE - FOR GOVERNMENT ll5E ONLY) DATE (``~~/ A EN APP V NI L MME T ('~~\ ^^T// `I<, eye, ('~ ( cL (~ ENGINEERING ~~~U GG ~ PLANNING JG/ZQ~BO ~.S _ HEAL H tiJ~7~"t~-~SahA WASTE MGMT. FIRE PL MBING ELECTRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. BUILDING INSPECTOR DATE 1~4~ ,7~~n0 n1 on o TY OFH BD 6/92 i Jt~.....,A~, 4e ~ qG ~1d^*•, ,KF~.: ~ 2.6 ~~~r ~4~OFF1A'~~ ~!` -~~ ~~ ~,~ ~;~1 ~ r "i BUILDING DIVISIONLrr `~-[}PW~~ C 4~rJ 1 Q ~ Yg- moo, ~ a ~ COUNTY OF HAWAI I h ~rh Q. ~a a A C or n e r :1w REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requestor shall complete all information belox. HU ILDIL7G PERMIT NO. 001196 PLUMBING PERMIT NO. 000933 ELECTRICAL PERMIT NO, 00953 BUILDING OWNER; Dr. Christopher Dung ADDRESS: 82 Puuhonu Place #201, Hilo BUILDING ADDRESS: 82 Puuhonu Place #201, Hilo TAX MAP KEY NO. 2-3-35:42 CONTRACTOR: Concept Construction ADDRESS• 558 Kanoelehua, Hil PHONE: 808-935-02~ USE CLASSIFICATION: Medical Bldg OCCUPANCY TYPE OF GROUP: B-2 CONSTRUCTION; II-N Sprnkle< APPROXIMATE DATE OF OCCUPANCY: 10-25-00 [X] NEW BUILDING [ ] EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [X] agencies can proceed. REQUESTED BY: Bruce A. Hansen 935-0279 10-17-00 (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE aI:FN('Y a0Opr1V F.P TNTTT af. f'I~MM F.N TS (~~\ ^^r//" `X~, at]~, ~'N ~~ ~~ ENGINEERING ~b ~O v~ ~ / (d 2© ~ °~/~q~~~ CL "" PLANNING ~ ~ ~ ~~ `Luk HEALTH -a:. ~,~t~-/sane (4 ~ (~U - WASTE MGMT. FIRE PL MBING ELECTRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. BUILDING INSPECTOR DATE ®.L.~ a~ J (~~ 2'~J ~e°ml Ro-s BL 5iaz p~rt`G~++a~ BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY 1i='Y'R" i_i_iUNL- ltegaestur shall complete all infor.~~iation uelow. 1400 J~( S p o NII~ OFp~~ ~ P2 ~3UIL,^,INr, PERidrT N~~//O}}. ~~ l^~ PLUyMjjBING PERMIT NO! __ __/_ ELECTRICAL PERMIT NcO. _.____-__~` _~_~ _ BUILDING OWNER: CJY, t-(D~r LQ 47[~ir~y ~J ADDRESS: ~, ~-~So lack ~{w S'I'P, .Z I-~T~~p'4 BUILDING ADDR//E""SS: D~t ~I'`~'`~- ~" y''"'~ I I CTAXr MAP KEY NO. 1 2 -3-75 t~ ~ Z CONTRACTOR: (.~rtC 2,GJ1 Con5trc~L'{~t'Dh ADDRESS: J S6 r~ahuti~ Q44y PHONE: 9 35-U],7 USE 'LNSSIF'1~'A'PIUN: APPROXSMATE DATE OF OCCUPANCY: U -~ 5 - ~ [ J NEW BUILDING ( ] EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [R] agencies can proceed. REQUESTED BY: /~J YU <<' L~a»S eh PHONE: / ~ S~U~~ ~ DATE: (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE cn.rv TDDD(1V FT TNTTT Di. (Y1MM F.NTC Q'~) k'`~ ] (( ['] ~ ) ~ ] ~-' ] ENGINEERING CO\~'3 \~~ 0~- YD J'-n'I Co \23`0 O PLANNING ~1~~~ €!~~ HEALTH '<. _.J ~'-. I:.c cc' ~~,uv n '~`~' fir:.,- _ WASTE MGMT. 3~ s'O ~'" _~~ FIRE _ PLUMBING ELECTRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. i ., ~ E OCCUPANCY yy TYPE OF -~^ GROUP: ~J ~ CONSTRUCTION:, ~-1-=~! ~/7Y V} BUILDING INSPECTOR DATE yV ''ti BD-8 r~~, .. BUILDING DIVISION - DPW COUNTY OF HAWAII -~- ~~ _ . REQUEST FOR CERTIFICATE OF OCCUPANCY B~ 6/92 INSTRUCTIONS: Requestor shall complete all information below. ~n~'~r ~f T/~ fi f^~;"~ "1 BUILDING PERMIT Ny/O~. D C 3 PLUyMjB ING PERMIT NO! #'~~u ~ -~ ~ ~+E LECTRII,CAL PERMIT NcO. ~~U'i~L. ~L BUILDING OWNER: ~Y. ~ ~ ~/47~ y~ ADDRESS: ~b-~~XJ /~Gtt ^N wv l2'fP~^~ y~ BUILDING ADDR//E''SS: ~~ ~4~~a.. ~ V+tK I-I TAXry MAP KEY NO. 1 1 ~~-75 ~~ ~ L o CONTRACTOR: (--C~„L P~7i Cno nS~rce. ct'f oh ADDRESS: Ssa r°~a NOt~eAkq pHONE: 93S-U27 t USE ~~ .~A ~ ,. Y ~ OCCUPANCY y{~~j~ TYPE OF CLASSIFICATION: + ~"~'~'~ ~t } ` GROUP: 'J - ~ CONSTRUCTION: ~~~ S~Yn APPROXIMATE DATE OF OCCUPANCY: D -~ S ' UL [ ] NEW BUILDING [ ] EXISTING BUILDING This form shall be submitted to the Building Official £or determining xhich agencies are required to grant approvals. You will be contacted when routing to the [X) agencies can proceed. REQUESTED BY: ~ Yu [ C' (.~ aY1S eh PHONE: ~ ~ Jc ~U~7 ~ DATE: (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE annnnv vn rnrTTTIlf. ('l7MMRNTS RX/ ] ,`~iy ] Y' ~ (,y) [ 4r ]] U' ) ENGINEERS G PLANNING ~/Z3~CU ~'1 d/2I Cn/!1/~7-[- G~ 5/Gc~1Y~l/ daiY [[.7jc9 HEALTH WASTE MGMT. FIRE PL MBING ELECTRI AL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. ~~dk)Gl~+~rJ BUILDING INSPECTOR DAT ~~ on o BD 6/02 ^,,1 r„.. i;, , I. ''~'i BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requestor shall complete all information below. BUILDING PERMIT N0. ~~( S3DTPLUMBING PERMIT NO. QELECTRICAL PERMIT N0. ~/7~ 1 BUILDING OWNER: ~/GY~rc~ Lo.-Id 0.5e ADDRESS: y~ ~~,~ ~~VL„K {/~~~~~T i~U BUILDING ADDRESS: ~~ !~4 i0. ~..OUti ~~~ «)I b TAX MIAP KEY NIO. ~ ' ~' /S ~. 7 CONTRACTOR: CGI~GP,/Jf ~on57'vuc~'f~n ADDRESS: SSg ~~1gHOe.~eq~,ti PHONE: 93S'G~7 q USE CLASSIFICATION: OCCUPANCY //~~ TYPE OF ~-7~ G GROUP: LJ ~ ~ CONSTRUCTION: ~-1 ./y' JIn II'/1/ APPROXIMATE DATE OF OCCUPANCY: O ^~ ~ ~~'' [ ) NEW BUILDING [ ) EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [%] agencies can proceed. REQUESTED BY: //Y u-C ~ L~ A /15C'. v~ PHONE: ~ 3 5~C~7 Y DATE: ~^~- ~~ (DO NOT FILL IN BELOW THIS LINE - FOR G(7VERNMENT USE ONLY1 DATE o~.r-v nonnnvrn ru7T7 Lt. COMMENTS ENGINEERIN L( ~< ©"~ PLANNING L ~Q-Y - ~-/'.. /`~-r. HEALTH WASTE MGMT. FIRE PLUMBING ELECTRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained- BUILDING INSPECTOR DATE Rfl-R BD 6/92 BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEBT FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requestor shall complete alI information below. BUILDING PERMIT NO. Q~C'~y'~ ~ PLUMBING PERMIT NO. ELECTRICAL PERMIT ND. pY ~ Lo y T' h [ '{~~DDRESS: ~~ n.e.~ ~u~,x ~ O ~, ~71'ei ~Q? 5 BUILDING OWNER: n o ra G ~ G ADDRESS ~ (_ ~ ~~-~-I r` o,na ^ ~ ~C ~- rI i I~i ~ G TAX MAP KEY NO. Z ~ JS : BUILDIN CG CTOR bn51Y4 t'~ic~s . ADDRESS: 55g ~~ ~~//~~ ~t Qh~~'-'~+'j40~PHONE: '7 3S-b~7 q T : CONTRA USE N^ n ° ~~ OCCUPANCY ~ ~ ~ TYPE OF CONSTRUCTION ~"j` ~-+- y~ .p ~/" I ` CLASSIFICATION: , ~" 1 ~GL PIX iC'.[ GROUP: - : APPROXIMATE DATE OF OCCUPANCY: ~~'C~ [ ] NEW BUILDING [ ] EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [Rj agencies can proceed. REQUESTED BY:~~'~-~-C~ (~A nSe~ PHONE: ~ /S`G~7 I DATE: ~-G- U~ (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE nnnnnvnn iUimiEf. (`(~MMFNTS ENGINEERING `~ ~ ~`~ ~~~ PLANNING t ~`L%/i.`J 2./~_ G~'^., ^'„ti2-[~``~ GC!L-' HEALTH WASTE MGMT. FIRE PLUMBING Er ECTRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. V ~~,. ~'L7 a) BUILDING INSPECTOR DATE ~~ BU 6/U2 r L ~~ i BUILDING DIVISION - DPW COUNTY OF HAWAII F~,~ ~ ~ -; - _ i , ~,1 ~- REQUEST FOR CERTIFICATE OF OCCUPANCY:E~2 Requester shall complete all information below. BUILDING PERMIT N/O~~. O' OSaTZ/PLUMBING PERMIT NO.n'UID SI O ELEC°~TRICA~LD PERMIT NO.~~ UIU'S ~{~ BUILDING OWNER: /-T~Q YI Cu ~ Q 5'L ADDRESS: ~04 / 4~k ~ Uh-c~ ~ r BUILDING ADDRESS: .ySQ y+/'~' Q TAX MAP KEY NO. ~ .. ~ -G 3 S ~ ~ 2 CONTRACTOR: ~OhC2131 lOn SrtYv ~f i0vt ADDRESS: ~Sg ~~4ra2'E~vl~ PHONE: ~3S'ff.271 CLASSIFICATION: uL~I~C4~w6tu ~/IOM )^ OGROUPCY '-/_ "1 CONSTRUCOTION: ~/~ *~II C'r APPROXIMATE DATE OF OCCUPANCY:_f~ ~ _~~^ [ ] NEW BU I/LCD ING [~C] EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the (R] agencies can proceed. REQUESTED 8Y: ~YCLC~ ~~Qr~9eh PHONE: R ~ S'G~ Z ~ DATE: ~~ ~-U (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE rrenirv aooornron rurmr ar. rn~w~rcumc [~ [~ [~ [~ r~ !J 1 S~~ E ~~ ~` ENGINEERING ~ ! __ PLANNING /, ~% HEALTH i WASTE MGMT. FIRE PL MBING ELE TRICAL 'he Certificate of Occupancy may be issued only xhen all of the above approvals have been btained. BUILDING INSPECTOR DATE ~- ~~~/o BD-8 BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY Requestor shall complete all information below. BD 6/92 BUILDING PERMIT N0. ~UD.~~b~ PLUMBING PERMIT NO. U ]76 ELECTRICA/L~PERMIT NO.E~~[~r~~7 _ BUILDING OWNER: Gl t ni ~ ~ Cc~ ~Q ra lI'E'O riaS ADDRESS: ~ ~ `-^~~~ak-~on V r~ BUILDING ADD//RE~'SS: ~~ ~-Iy.~lw. (ldxct ~ , TAnX MAP KEY NO.1 0~ - )' ~ S~ 1 ~. CONTRACTOR: t_Un( ~ W»S+ G o. C.-1~ldt~ ADDRESS: SSb ~~0.x0 e~ahV GL pHONE: ~ 3S'O Z T USE ~,,^ L OCCUPANCY {~, TYPE OF CLASSIFICATION: rY1~dCG.~ /^~°~J GROUP: '/~~ CONSTRU``C ~TION:_~/l~`~/~[aI APPROXIMATE DATE OF OCCUPANCY: l9 -~- UT~ [ ] NEW BUILDING [}y EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the (XJ agencies can proceed. REQUESTED BY: ! `JP HCP ~~' G m 5 e y~ PHONE: _` 7 S •G~ 7 l DATE:_ S ` ~. b ~~~ (DO NOT FZLL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) AGE Y l I~ [~] [ ~} [ l] [ Y'~ ~ `~-] [ `~] DATE dPPR(1V FP TNTTT a~. /`l1MMANTC EN INEERIN PLANNING l ~ / ~ ~/~Qp r..4) / 16 td >< HEALTH ~J ' 9i: ~ )acs C .'"' ~t~-k i;, WASTE MGMT. FIRE PLUMBING __ ELECTRICAL ___ _ The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. u~pgr ~ ~Jel BUILDING INSPECTOR DAT~Flk-hr, d"t P'' ~ ~: ti Y~' L~~P td~o, C-oyr: t~of BD-8 BD 6/92 BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requestor shall complete all information below. BUILDING PERMIT NOyy.~~ OO/D'oZ (~ PLUMCB ILNG PERMIT NO._G@O ( 3 I /~ ELECTnRICAL PERMIT NO. ^~ BUILDING OWNER: ~,/Y~ CYp .q J~l~ ~~~-Lm~ ADDRESS: (7 7O /~O q(~~q.alg ~i~~J/~'~e^~e10~ BUILDING ADDRESS: U.f~, /`/U^.~4 hc~nti ~~~ i ~~ ~~ 0 TAX MAP KEY NO. ~ - 3'~ So Y .S CONTRACTOR: CoY1C PjOl l_.On5~Fv4~'t'1n~ ADDRESS: SS~6 ~~Q~02.~E~u0. PHONE: l35'~~7~J USE CLASSIFICATION: OCCUPANCY y~ TYPE OF 7~- GROUP: ~ -~ CONSTRUCTION: 61/l/___rjT s~ APPROXIMATE DATE OF OCCUPANCY: S " ~ G -~+-o [ ] NEW BUILDING [ ] EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [X] agencies can proceed. REQUESTED BY: ~YLI-C a C-7 dhS Ear PHONE: -( J 5' U ~~ q DATE: 5'a' ~C> (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE aGRN('Y LPPR(1V F.P TNTTT~I. C(IMMF.NTR ['f] [~~ [~) ['~) [ `] [ [~] ENGINEERING s- ~ O~ / PLANNING S ''O ~~ ~~ 'Sc. HEALTH ~-1(- Z-c~s'~ C:ti- A; s ~T-ka.'- . WASTE MGMT. ~~S ~) FIRE ~ (( PLUMBING ELECTRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained- BUILDING INSPECTOR DATE BD b/92 ~nY BUILDING DIVISION - DPW COUNTY OF HAWAII O r ~~ ~ ~.~, ,~ ~, s ~ ~ e f.r . ~r'r_ REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requestor shal BUILDING PERMIT NyO~~. ODOot)~ BUILDING OWNER: Vt, CYgI BUILDING ADDRESS: 7~~ ~tl.rct COClTRACTOR: CO Y1C QD~ COrt USE CLASSIFICATION: OCCUPANCY y~ TYPE OF 7-~- GROUP: ,J -~ CONSTRUCTION: LL N' S Y N APPROX IiA ATE DATE OF OCCUPANCY: S - ~ b '~ [ ) NEW BUILDING [ ] EXISTING BUILDING This form shall be submitted to the Building Official for determining xhich agencies are required to grant approvals. Xou rill be contacted when routing to the (R] agencies can proceed. REQUESTED BY: ~Y ~~ e C7 d r15 E>` PHONE: ~ 3 S- U ~ ~ q DATE: 5'a - ~I (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) AGEN ~l] ~/) [' ] ['~ l ~l DATE rooonvcn rv r~rr r.r rnuvcvmc EN'INEERING PLANNIN HEALTH WASTE t4GMT. Flae PLUMBING ELECTRICAL The Certificate of Occupancy may be issued only xhen all of the above approvals have been obtained. ~®4.32 BUILDING INSPECTOR 1 complete all information belox. PLUMBING PERMIT NO. Gn10 ~ j I ELECTRICAL PERMIT NO.QQ~~'7, 3 N a S~f ~~irtmct ADDRESS: ~7O loonA.~+awa";;~St~. ao~s hunw ~~. N~lo TAX MAP KEY NO. ~"3-35~[(:~~.~~2Y~ 9f/an'{inh ADDRESS: Sr7~6 ~~anoe~E~k0. PHONE:--I7~;0~7y DATE R(1-R BD 6/92 BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requestor shall complete all information below. BUILDING PERMIT N0. D UO~-I' 6~ PLUMB IIlNG PERMIT NO. ~-! ~=~-i-'~~i 1 ELECTRICAyy~~L PERMITT NO.'-'I`n~~ ~~1~,~I-' BUILDING OWNER: DrS. "U4w,and GQIe~ ~~i Oren ~aLZt vn~cADDRE55: ~ ~ /''~t ~a ~ 1'7CY +t:K Y-f ~ LJ ~~ G BUILDING ADDjR~LE~SS: ~~ -I~~-ti,~ ~'IO y~tt {~1J ~~ i [ ~ i~T~AX MAP KEY NOI. a - ~" ~7 C~~1` 4 CONTRACTOR: I. 1rctiL2 ~ rQ Yf S2K ADDRESS: 55~ ~4r\u~lehtiG PHONE: I~J~`~~7 q USE ~^/` CLASSIFICATION: ~~ h ~~C OCCUPANCY /~ TYPE OF n GROUP: '/ " ~ CONSTRUCTION: ~~` SIB/°f /1/ APPROXIMATE DATE OF OCCUPANCY: 5-[ 5 ' ~C1 [ ] NEW BUILDING [fir) EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [R) ageacies can proceed. REQUESTED BY: ~'~l r~,L L2 CAA »S2r~ PHONE: ~~S~aa7 Y DATE: s' ~ ~~ (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE accnrrv nnoonvvn TNTTTTf. nnM1.fFNTC [,~ ] [ `' 1 [ "'~ ] [`~] [~~] [ '~] [.`.'] --_-_. - ENGINEERING -_ - j ~ ~)/ 4 /Lm ~ _~_ ~ ' ~~-~ - PLANNING `S I % ~~ . ~~ ~S HEALTH WASTE MGMT. FIRE PLUMBING ELECTRICAL The Certificate of Occupancy may be issued only xhen all of the above approvals have been obtained. ate' FcooY~,~~,„~_ Yv~a~~a c.0rner BUILDING INSPECTOR DATE V\1'~~.4..7 on n BUILDII ~~ DIVISION -DPW COUNTY OF HAWAII - 25 AUPUNI 5IREET - HILO. HAWAII 9672D HILO OFFlCE (808) 961-8331 REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requestor shall complete all information below. kONA OFFICE (808) 327-3520 '~,~1~~ _ 'i C ' t~ BUILDING PERMIT N0. OD Q ~2 G PLUMBING PERMIT N0. 0 0 0 5$ ELECTRICAL PERMIT N0. O O ®a S / BUILDING OWNER: ~ G~/S-t1 S. ~i~+~ 5~ ADDRESS: r"~U r~r'('~`~~I~'~ J~f ~`"''° S ~ ~,6 BUILDING ADDRESS: ~~ t.,fU/ a-LO+VU I P. TAX MAP KEY N0. /z - 3 - ~S-/,6 CONTRACTOR:_ ~+~isL~x~l1 ~/..~.E1r~~z.G1 ADDRESS: /~~~- ~'~~- S'7`, PHONE:i~fY'p~~0 CLASSIFICATION: fKl-Pl~1Ca.~ ~~~^~ OGROUPP:~ ~ ~2- CONSTRU~TION:~ r 5p12A~ APPROXIMATE DATE OF OCCUPANCY: 5 15 o-D [ ] NEW BUILDING [EXISTING BUILDING This fora shall be submitted to the Building Official in determining the agencies necessary to approve this request. You will be notified when routing may proceed. REQUESTED BY: ~lus'w/J YJC/~/NiLiPHONE: Q.r/~~-P~/O DATE:~9 o"d __ (DO NOT FILL IN BELON THIS LINE - FOR GOVERNMENT USE ONLY) AGEN [~] [~ C xl [~ CX] C"~,1 [ %6 DATE APPROVED 7NITIAI COMMENTS N INE RI 5 yG'G ~~ ~~ PLANNING SII ~ ~~., _. HEALTH WASTE MGMT. FIRE PI.~IMBING _ _. ELECTRI L The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. BUILDING INSPECTOR DATE BD-B (6/92) .,..T. BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY Requestor shall complete all information below. copy BD ~~yz '~` c . „~; 1' BUILDING PERMIT NO. -I l 0/~46U PLUMBING PERMIT N0. ~(ELECTR(I~CAL PERIM fIT NO. W __ BUILDING OWI4ER: ~C.~ CL L TUriti ~2cQ{:C~S~ ~~~ ADDRESS: "~ i ~t~ fTUk.~. /`"1 , BUILDING ADDRESS: ~~ m Q TAX M/AaP KEY INO.1 ~ ~~ 3S t ~~ CONTRACTOP.: COMIC t CU~rj~Y u.L~ia~ ADDRESS: J S~ `"`alto @l QI1 ~e~ PHONE:>S`OZ7~ USE OCCUPANCY -'-(' TYPE OF CLASSIFICATION: ~ GROUP: J- -" I~ ~ CONSTRUCTION: APPROXIPiATE DATE OF OCCUPANCY: 5-~ U ' ~i [ ) NEW BUILDING ( ) EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You will be contacted when routing to the [R] agencies can proceed. ~7 -7 a ,/ -REQUESTED BY: ~Ytt ['P G. NGnSe„ PHONE: ~ 7S'O~ / l DATE: T- ~ 7- UU (D0 NOT FILL IN BELOW THIS LINE - FOA GOVERNMENT USE ONLY) DATE d(: F.N ('V dPPR(7V F.^ TNTT1"d f. !'NdM ENTR L' 1 [ .~} (/) [ a )~~ ~ -~ ( J~ ENG NEERING PLANN IN S/Yr9rvp HEALTH WASTE MGt4T. FIRE PL MBING ELECTRICAL The Certificate of Occupancy may be issued only when all of the above approvals have been obtained. QJ4c3~3 '; BUILDING INSPECTOR DATE ~n-ft BD 6/92 ~r ~,,, , BUILDING DIVISION - DPW COUNTY OF HAWAII REQUEST FOR CERTIFICATE OF OCCUPANCY INSTRUCTIONS: Requester shall complete all information below. ,'_ BUILDING PERMIT NO.O~D I4 D -P7L-UMBI7NG PERMIT NO. OOG I ~J ~. ELECTRICAL PERMIT NO."~~0~ ~'~ BUILDING OWNER: ~Y. A'~~uw 1 ct. l11°~II0.5e ~~/'7~ ADDR/IE SS: ^ ~'~J BUILDING ADDRESS: ~~ ~~. CJL f-TUn c~ /"It I~cIUTAX M)AP KEY NO1). .!_') -35 t ~~ CONTRACTOR: Con! ~~ COns~rw~ti0n_ADDRESS: S 5~ '"tQntle /Gh.ia PHONE: 9 35'~a79 USE CLASSIFICATION: OCCUPANCY TYPE OF GROUP: ~ -~ CONSTRUCTION:~~~r~ APPROXIMATE DATE OF OCCUPANCY: S- 9 - !~ [ ] NEW BUILDING [ ] EXISTING BUILDING This form shall be submitted to the Building Official for determining which agencies are required to grant approvals. You xill be contacted when routing to the [R) agencies can proceed. REQUESTED BY: ~YU..Le L~ GhSen PHONE: ~ !S'U~7~{ DATE: 5`a' ~1 (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE TCCni (`V TODD/1V Flt TNTTTTL !`(1MA.1£NTC {~ (/] Ci ] [ -1 [Jl ~ ~) ENGINEERING PLANNING HEALTH WASTE MGMT. FIRE PLUMBING ELECTRICAL . The Certificate of Occupancy may be issued only when all of the above approvals have been obtained- 004'x.31 BUILDING INSPECTOR DATE Rn-R BD 6i 92 eo,~y - BUILDING DIVISION - DPW .~~J ~j;?-.' 1 ~ "i COUNTY OF HAWAII ~ ~ r~~,I ~ ~. (, r',_ ~,_ ~.., _ RECd1EST FOR CERTIFICATE OF OCCUPANCY ~~1.~_;; j'; .' ,`,~ , _~ -.-: is ,:%; Requestor shall complete all information belox. q~a36 ~ BUILDING PERMIT NO. U~ G PLUMBING PERMIT NO. ELECTRICAL PERMIT NO. BUILDING OWNER: ~'Q1~~1 ~~e.A/~ LT Nave y~ ADDRESS: ~~~ ~6r14~10.,.wGi ~~rIDC~ BUILDING ADDRESS: U ~ ~(.~~t~dl Orib~ I_ I TAX ]MAP REY NO. ~ ~ l' ~ 5 ~ T~ CDNTRAL'TOR: ~DYI ~ ~If ~U Y1 `j~ i ADDRESS: SSg Iv(QNOE~G~ t~ 4 pHONE: ~ 35"67 rI USE CLASSIFICATION: OCCUPANCY TYPE OF ~ A / GROUP: -~ CONSTRUCTION: /y APPROXIMATE DATE OF OCCUPANCY: ~--IV ~ d G [~ NEW BUILDING [ J EXISTING BUILDING This form shall be submitted to the Building Official for determining xhich agencies are required to grant approvals. You will be contacted xhen routing to the [Rj agencies can proceed. /~ REQUESTED BY: ~~Jru ce ~ Q »5 E'h PHONE: 9 3 5'U~ 7 9 DATE: I ~ ~ I ~ U7O (DO NOT FILL IN BELOW THIS LINE - FOR GOVERNMENT USE ONLY) DATE AR F.N('V LPCRf)VF.A TNTTTLf. ('(1MMF.NTS EN N R N PLANNIN H ALTH WASTE t4Gt-0T. FIRE PL MBING EL R AL The Certificate of Occupancy may be issued only xhen all of the above approvals have been obtained. BUILDING INSPECTOR DATE 00028 BD-R Stephen K. Yamashiro Mayor C~DLIT[~~t II~ ~2S~lTtItT PLANNING DEPARTMENT 25 Aupuni Street, Raom 109 • Hilo, Hawaii 9672DA252 (808)961-8288 • Fax 1808)961-9615 May 28, 1997 Allan S. Takase, M.D. 670 Ponahawai Street, Suite 200 Hilo, HI 96720 Dear Dr. Takase: Virginia Goldstein ~)ireceor Norman Olesen Depu[y Director TENTATIVE APPROVAL SUBDIVIDERS: TARASE, Allan 8. Trust, et al. Proposed Subdivision of Lot 12-A Into Lots 12-A-1 and 12-A 2 and Designation of Easement "B" for Road and Utility Purposes and Deletion of Easement "A" Punahoa 2nd, South Hilo, Island of Hawaii, Hawaii TMK: 2-3-035:016 (SIIB 96-055) Please be informed that tentative approval of the revised preliminary plat map dated October 21, 1996, is hereby granted with modifications and conditions. The subdivider is now authorized to prepare detailed drawings of the subdivision plan in accordance with Chapter 23, Subdivision Control Code, County of Hawaii, as modified. Before final approval can be granted, the following conditions must be met: 1. Provide a water system meeting with the approval of the Department of Water Supply. 2. Submit water system construction plans for approval by affected agencies. 3. Pay installation and facilities charges as required by the Department of Water Supply. 4• Identify all watercourses and draingeways and encumber with drainage easements. 5. Repair the damaged A.C. pavement at the cul-de-sac turnaround of Pu'uhonu Place. EXHIBIT o~ Allan S. Takase, M.D. Page 2 May 28, 1997 6. Comply with all conditions of approved REZ ORD. 95 33 (REZ 781). 7. No vehicular access will be permitted from this development onto Punahele Street. 8. Submit written proof that all taxes and assessments on the property are paid to date. 9. Place property markers in accordance with the final plat map. Surveyor shall submit certification upon completion. 10. Submit nine (9) copies of the final plat map prepared in conformity with Chapter 23, Subdivisions, within one year from the date of tentative approval, on or before May 28, 1998. If not, tentative approval to the preliminary plat map shall be deemed null and void. Only upon written request from the subdivider and for a good cause can a time extension be granted, provided it is submitted forty-five (45) days before the expiration of said period of one year. 11. Subdivider shall complete all requirements specified as conditions for tentative approval of the preliminary plat map within three (3) years of said tentative approval, on or before May 28, 2000. An extension of not more than two (2) years may be granted by the director upon timely request of the subdivider. As part of final plat map submittal, the Planning Director requests an additional copy of the final plat map be submitted as a ".dwg" or ".dxf" diskette file prepared by CAD software. You should be aware that if at any time during the fulfillment of the foregoing conditions, that environmental and/or problems emerge; problems which were earlier overlooked or not anticipated/accounted for in data/reports available to date, this should be sufficient cause to immediately cease and desist from further activities on the proposed subdivision, pending resolution of the problems. The Planning Director shall confer with the listed officers to resolve the problems and notify you accordingly. No final approval for recordation shall be granted until all the above conditions have been met. Land shall not be offered for sale, lease or rent until final approval for recordation of the subdivision. Allan S. Takase, M.D. Page 3 May 28, 1997 Should you have any questions, please feel free to contact Ed Cheplic of this department. Sincerely, ~VOV VINIA LDSTEIN Plannning ector ETCa lnm 96055tak.ten Enc.-Rev.PPM (10-21-96) xc: Manager, DWS Chief Engineer, DPW Dist. Env. Health Prog. Chief, DOH District Engineer, DOT Imata & Associates, Inc. REZ 781, 576, 272; SUB 6713, 5696, 3418; CON 686, 666 Shen K. Yamashiro Moyor ~IIITTTf~I II~ ~2X~1TMtt PLANNING DEPARTMENT 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 (808)961-8288 Fax 18081961-9615 July 9, 1997 Allan S. Takase, M.D. 670 Ponahawai Street, Suite 200 Hilo, HI 96720 Dear Dr. Takase: Virginia Goldstein Director Russell Kbkubun Deputy Dirzctor FINAL SUBDIVISION APPROVAL NO. 6858 SUBDIVIDERS:. TARASE, Allan S. Trust, et al. Proposed Subdivision of Lot 12-A Into Lots 12-A-1 and 12-A 2 and Designation of Easement "B" for Road and Utility Purposes and Deletion of Easement "A" Punahoa 2nd, South Hilo, Island of Hawaii, Hawaii TMK: 2-3-035:016 (SUB 96-0551 Please be informed that final subdivision approval for recordation is hereby granted to the final plat map dated April 5, 1997, as attached herewith inasmuch as all requirements of the Subdivision Code, Chapter 23, as modified have been met. You may wish to consult your attorney and surveyor for the preparation of the necessary legal documents and description of the certified final plat map for the purpose of recordation with the State of Hawaii, Bureau of Conveyances. This final approval is with the understanding that in compliance with Condition No. 7 of our tentative approval letter of May 28, 1997, no vehicular access will be permitted from this development onto Punahele Street. As such, a deed covenant for a "No Vehicular Access Planting Screen Easement" at the end of Easement "B" (Road & Utility Purposes) within Lot 12-A-1 adjacent to Lot 6 (TMK: 2-3-035:018) be recorded with the new deed and a copy be submitted to this department for this subdivision file. In addition, comply with the conditions of the agreement with the Department of Public Works relating to repairing the damaged A.C. pavement at the cut-de-sac turnaround of Pu'uhonu Place. Allan S. Takase, M.D. Page 2 July 9, 1997 Copies of the certified final plat map are enclosed. Sincerely, V ZRG~I~OLDSTEIN Planning Director ETC:lnm 96055tak.fnl Encs.- 3 Certified FPM xc: Manager, DWS Chief Engineer, DPW Dist. Env. Health Prog. Chief, DOH District Engineer, DOT Tax Map Section-HONOLULU w/certified FPM Imata & Associates, Inc. REZ 781, 576, 272; CON 666, 686; SUB 3418, 5696, 6713 DAY-LUM RENTALS St MANAGEMENT, INC DAY-LUM RENTALS 2 Kamehameha Avenue '~:~~T NI`~ 2~ Hilo, Hawaii 96720-2830 r;i, P~ ~,~iflllvr_; `; ~N i 1' OF TO: Jeffrey W. Darrow, CZM Inspr Planning Department, County Of Ha~,w/aii/ FROM: Nancy Cabral, Property Manage~Fl/ ~/ Punahele Professional Building f Phone (808) 935-4152 ~ Fax (H08) 961-2459 s~-maiL rentals@daylum.com ~'F ' iii is^~y~E;vr DATE: July 11, 2002 itc: Compiaints frum Neighboring Property Owner This memo is a follow-up to our meeting of August 13, 2001. Please recall our discussion of ideas that could be implemented to reduce the problems our professional building was causing neighboring properly owner Cheryl Reis. Several elements have been in place for the past several months and it appears these improvements are effective. A large number of plants have been added to the planting strip along the property line shared with Ms. Reis. These plants appear to be growing successfully. Unlike the plants previousl}~ in this location, they do not seem to be damaged from ground termites. Business Services was asked to alter their procedures. To the best of our knowledge, they have complied with our requests. They now come as late in the morning as possible, they enter the lot without their lights, they do not enter the lower section of the parking lot by Ms. Reis' lot, and they do not compact their rubbish load on our property. In addition, the size of the dumpster was increased to eliminate the need to compact on the property. All stalls in the parking lots have been reassigned. Stalls in the upper parking lots have been assigned to those businesses that may come and go early in the morning. Those businesses have asked their employees and clients not to drive into the lower portion of the lot with their lights on and to be quiet during their comings and goings •.vher. in that area. No complaints have been received in the past year and there have been reassurances that these requests are being met. Ms. Reis' concerns included the propane tank by Komohana Avenue. Barriers were installed to barricade the tank from wayward vehicles. To the best of our knowledge, this is incompliance with State and County requirements for such a situation. Ms. Reis' complaints also mentioned equipment that makes a loud noise. We are unaware of any equipment on our property that would cause a noise loud enough to be a nuisance. fhe fence along the property line shared with Ms- Reis has been painted black as previously agreed. We are unaware of any increase of crime in the area since the fence or building has been in place. Punahele Professional Building wants to be a good neighbor. We will address any complaint or concern expressed by Ms. Reis or any other neighbor. If you have suggestions than may assist us in being a good neighbor, please feel free to contact us at your earliest convenience. //~~ • EXHIBIT a`!~ June 21, 2005 Chris Yuen Planning Director County of Hawaii 101 Pauahi, Suite 3 Hilo, Hawaii Dear Chris: On behalf of my neighbor, Margie Gushiken and my family, I am writing to renew our objections to any effort by Dr. Allan Takase et al, to construct a parking lot, driveway or any use other than residential on the property located between the Gushikens (51 Punahele), and mine (65 Punahele). To our knowledge this property remains zoned residential and will referred to as The Lot. According to Dr. Takase and more recently, Nancy Cabral of Day-Lum Properties, they want a parking lot to service the Hilo Community Surgery Center. This will be referred to as The Center. When the Surgery Center was being considered, Dr Takase originally had wanted a roadway through The Lot which we opposed. Our reasons were, and still are: Traffic will surround our homes on three sides Fumes from vehicle exhausts will adversely affect our health, specifically, The Lot was used by Haitsuka Brothers as a baseyard~ . during the construction of the Ainako Sewer Alignment Project pN~'S~` td the construction of The Center and we were subjected to seven days a week of 6 or 7 A.M. to 7 or 8 P.M. construction traffic, storage of construction materials and constant diesel fumes from refueling or as exhaust from vehicles and incessant noise. Haitsuka -used this area at the behest of Dr. Takase in exchange for installation of The Center's sewer line. We made repeated oral and written complaints to your office (Virginia Goldstein), Public Works (Jiro Sumada), State Environmental Health (Aaron Uyeno), Civil Defense (Harry Kim) and our Council Representative Bobby Jean Leitehead-Todd. All agreed with the hazards and all, (except Harry Kim) or their representatives discussed the problems with Dr. Takase or his son, Gerald Takase (Corporation Counsel). The situation would be mitigated for Page 1 EXHIBITd~.S about a week after the discussion or complaint then continue till the next complaint. This situation continued for over two years. We still suffer from sensitivity to diesel. • Several months ago, Dr. Takase had The Lot leveled with gravel and staff from the Correctional Facility adopted it as their parking area. More recently, some staff and clients of the Center have also been using this as parking. The zoning approval by the Planning Commission and County Council, specifically states that there shall be no access to the subject property (The Center) from Punahele Street. • Vehicles parked in The Lot reflect heat and the sun's glare into our homes. The exhaust from these vehicles also blow into our homes, particularly when drivers sit in the lot with engines running their air conditioners for up to 20 minutes. There are several diesel trucks parking as well who run their engines sometimes 10 minutes before turning them off and again for 5 to 10 minutes to warm them up. We get this particularly aggravating exhaust as well as the engine noise which is louder than most. • Visitors to the Correctional Facility also park in The Lot. Many others use The Lot as a short cut. We are treated to their profanity, unattended children and animals, hours of their conversations, litter (soiled diapers, empty beer containers, etc.), urinating on our properties, theft of our plants, trespassing and general standing, sitting and observing our activities in our yards and homes. During the nighttime hours people sometimes congregate in The Lot as well. Given the number of escapes from the Correctional Facility and burglaries in the Hilo area, persons observing "without being seen" is certainly cause for our concern. • Asphalt paving will greatly increase the ambient temperature of our homes. Skateboarders who frequent The Center property will also find The Lot attractive. + Lighting is disturbing as it attracts skateboarding and congregating already occurring in The Center's lot after hours. Dr. Takase ,told us during the rezoning process that the operation would be only professional offices with business hours 730 A.M. to 5 P.M. Many of The Center's staff remain to converse by their vehicles after work or come to work at odd hours late at night. This is normal as they are not responsible for simply working there. It is disturbing, however, in a residential area when peace and quiet during the evenings is expected. We have been given a preview of what will occur if The Lot is turned into a parking lot. It will further infringe on our privacy, health, security, quality of life and is totally inappropriate and against the intent of residential Page 2 mning. We ask that you stop any effort to make this a parking lot or to bey ul.lllzed for anything other than a residence. Sit C h . yl R®Reis 6 ~ Punahele PI tune: 935-4656 cc Planning Commission Planning Committee, County Council Donald Ikeda, Councilman Building Division, Public Works Marjoh-ie Gushiken 51 Punahele Phone: 935-4920 Page 3