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HomeMy WebLinkAboutCOM 0702.000 1996-1998 ~+.4!!; William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho ~~C Deputy Managing Directa> R~oi~M~ ~II1tItf~1 D~ ~tI~t~tt CC„ 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (BVe?D61~8?11 ~ • Fex (808) 961.6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 Fax (808)326-5663 January 29, 1998 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-18) Applicant: W. H. Shipman, Ltd. Request: RS-15 to CV-10 Tax Man Key 1-6-14338 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced Change of Zone Application. Sincer ly, Stephen K. Yamashiro Mayor LShipmOl.MAY Enclosures cc: Planning Commission REZ 97-18 C~i~l ~a~) „ k. ~i~._ lob. . Y~a.r nI cr. - 199f1'.. a. inct,~_- or Stephen K Yamaehiro Mayor , ~IIiYn~~ II~ ftt2iiT PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii %730.4252 (808) %1-8288 • Pa: (808) %1-%15 ~JA~ ~ --o Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 97-18) Applicant: W. H. Shipman, Ltd. Request: RS-15 to CV-10 Tax Mangy 1-6-143.38 The Planning Commission, after a duly held public hearing on January 16, 1998, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately .72 acres of land from Single Family Residential (RS-15) to Village Commercial (CV-10). The property is located on Pili Mua Street adjacent to the Keaau Police and Fire Station at Keaau, Puna, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider any area for any type of zoning designation, the applicable goals, policies, and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis that evaluations and decisions can be made to better time and stage developments to achieve quality growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as [hey may have an impact on other similar areas in the County. The proposed change of zone from Single Family Residential-15,000 square foot (RS-IS) to a Village Commercial-10,000 square foot (CV-10) zoned district would Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 conform with the following goals and policies of the Economic Element of the General Plan. Economic * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic envirotunent which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The proposed change of zone request would be consistent with the General Plan Land Use Element. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the Coun[y in the best interest of the island's residents. These state the following: Land Use * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical envirotunents of the County. * 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning request shall be reviewed with respect to the General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. The proposed request would also complement the following goals and policies of the Commercial Element. Commercial Development * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. The subject property is situated within the State Land Use Urban District. The applicant's request to change the zoning classification would promote a medium density village commercial development as well as provide for commercial developments to maximize convenience to users which would be compatible with the surrounding area. In this particular instance, the applicant proposes a medical facility which would Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 provide medical services to the existing and proposed elderly housing developments in the vicinity as well as service the Puna District region. The Land Study Bureau's Overall Master Productivity Rating is designated for urban uses. The Flood Insurance Rate Map (FIRM) designation has not been mapped in detail for this area, but the entire region is within Zone X which is an area determined to be outside 500-year flood plain. The State Department of Agriculture Lands of Importance to the State of Hawaii (ALISH) Map classifies the area as existing urban development. The subject property is located in the Village of Keaau and is in close proximity to schools, commercial areas, employment centers, and especially to the public safety services. Access to the subject property from the Keaau-Pahoa Road is provided by the Old Volcano Road and Pili Mua Street. Pili Mua Street is a County-owned and maintained roadway which has a 50-foot right-of-way and a pavement width of 22 feet plus paved swales. According to the Department of Water Supply, water will be made available upon the installation of an 8-inch waterline along Pili Mua Street fronting the property. The property has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed commercial use. As the parcel is within the village proper, it is assumed that if any archaeological resources once existed, [hey have long been lost. According to "old timers" from Keaau, the area was used as a pasture for plantation horses. Based on the foregoing, approval of the change of zone from Single Family Residential (RS-15) to Village Commercial (CV-10) would result in an appropriate land use pattern that will further the necessity, convenience and welfare of [he general public. For your favorable consideration, an amendment to Section 25-8-25, the Keaau Zone Map, of the County Zoning Code is transmitted. 0 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, d~--~~ Kevin M. Balog, Chairman Planning Commission LShipm0l. PC Enclosures cc: Mr. Robert E. Saunders Mr. Robert E. Cooper Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu aSHIPM01.7 V -12/05/97 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT W. H. SHIPMAN, LTD. ('HAN('F OF ZONE APPLICATION (REZ 97-18) W. H. SHIPMAN, LTD. has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-15) to Village Commercial (CV-10) for approximately 0.72 acres of (and. The property is located on Pili Mua Street, adjacent to the Keaau Police Station and Fire Station at Keaau, Puna, Hawaii, TMK 1-6-143:38. ('F AL. INFORMATION 1. Landownership: The applicant is the owner of the subject property. APPLICANT'S R_FO TFCT 2. Request: The applicant is requesting a change of zone in order to allow the development of a proposed single story medical office facility. 3. Plans Submitted: Proposed plans indicate an irregularly shaped lot 0.72 acre in size. The plan proposes the erection of a new building of approximately 6,000 square feet for medical purposes, along with appropriate parking for staff and patients. The proposed building will have access from Pili Mua Street. 4. Supportive Information: In support of the request, the applicant has submitted the following: (See Exhibit A -Change of Zone Application) STATE A_ND COU1vTY PLANS 5. State Land Use: Urban 6. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Medium Densiry Urban Development. This allows for village and neighborhood commercial and residential and related functions (3-story commercial, residential up to 36 units per acre). 7. County Zoning: Single Family Residential (RS-15) ATTACH. C-702 (B-19o) 8. Special Management Area: Not applicable. DE CRIPTION OF PROP .RTY ANDS RO INDIN A FA 9. Subject Property: The land is generally flat with a slope to the rear. Presently, the land is vacant of any structures and there is only lawn grass on the flat area with some trees growing on the back slope. There are no drainageways on the parcel. 10. FIRM: The panel for the area is not printed, however, the area is in Zone X, area detetittined to be outside the 500 year flood plain. 11. Land Study Bureau Classification: The subject property is classified as Urban. 12. U. S. Soil Survey Report: The soils are classified as Olaa extremely stony silty clay loam, with 0-20 percent slopes. In representative profile the surface layer is very dark brown extremely stony silty clay loam about 16 inches thick. The subsoil is dark-brown extremely stony silty clay loam about 9 inches thick. It is underlain by Aa lava. Permeability is rapid, runoff is slow and the erosion hazard is slight. 13. Agricultural Lands of Importance to the State of Hawaii (ALISH): Existing urban development. 14. Surrounding Zoning/Land Uses: Lands to the west owned by W. H. Shipman, Ltd. and leased to the County of Hawaii are zoned Village Commercial (CV-10) and the site of the Puna District Court House, Police Station and Fire Station. Lands to the north are also owned by W. H. Shipman and zoned CV-10. This area has been developed with aDrive-In a, new McDonald's Restaurant and commercial buildings. Lands to the east are zoned Single Family Residential (RS-15) with the existing Keaau Community Center and vacant lands. Across Pili Mua Street is an existing State Elderly Housing project which is zoned Single Family Residential (RS-10). The existing Keaau Shopping Center is located further to the west of the subject property. PiIBL•IC FACILITIES 15. Roadway Access: Access to the subject property from the Old Volcano Highway is via Pill Mua Street, a County owned and maintained roadway. Pill Mua Street has a 50-foot right-of-way and a 22 feet pavement plus paved swales. 16. Water: At the present time there is an existing 6-inch public water line along Pili Mua Street. In conjunction with the County's plans for additional elderly housing development, the County will be making roadway improvements within Pili Mua Street, including the installation of an 8-inch water line. 17. Wastewater System: No municipal sewage system exists in Keaau Village. A private system will have to be installed for the proposed use. 18. Solid Waste: Private refuse service will be utilized to haul away any solid waste. 19. Other Services: Police, Fire and ambulatory services are adjacent to the subject property. Telephone and electricity are available to the property. A .N I .S' .OMMENTS 20. Police Department (November 28, 1997 Memo): "We reviewed the application for a change of zone and have no comments or objections to offer at this time." 21. Department of Health: (See Exhibit B -November 24, 1997 Memo) 22. Department of Public Works: (See Exhibit C -November 26, 1997 Memo) 23. Department of Water Supply: (See Exhibit D -December 2, 1997 Memo) A('F.NC)-F.4 - NO )ZSPONSE 24. Fire Department, Tax Office, and HELCO PIIBL.IC COMMENTS 25. The Department has not received any comments or objections from the general public or adjacent landowners on the subject request. -3- COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: w. H. Shipman, Limited APPLICANT'S SIGNATURE: DATE: 9 / ~ 9 ADDRESS: P. o. sox 950 Keaau, Hawaii 96749 LIST APPLICANT'S IIVT'EREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMFS OF MAIN OFFICERS: Robert E. Saunders, President; Thomas T. English, Treasurer PHONE:(Bus.) 966-9325 (Res,) (Fax) 966-8522 LANDOWNER(S): LANDOWNER SIGNATURE(S): DATE: (May be by letter) LANDOWNER(S) ADDRESS: REQUEST: Rs-15 TO cv- i o (Existing zoning) (Proposed Zoning) TAX MAP KEY: 1-6-143:38 STREET ADDRESS OF PROPERTY: Pili Mua Street, Keaau, Hawaii SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 0.72 Acres AGENT: ADDRESS: TELEPHONE:(Bus.) (Res.) (Fax) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: w. H. Shipman, Limited COPIES: EXHIBIT (See Instructions on Reverse Side) p' a Application for Change of Zone and Environmental Report TMK 1-6-143:38 Subject Parcel The current designation is TMK 1-6-143:38, 1.068 acres, Lot 8942 as shown on Map 243 of Land Court Application 1053. However, a recent consolidation/resubdivision (96-109) has designated this new lot as Lot #4 0.72 acres. It has not yet received a new TMK number or Land Court number. Reasons for requesting this chance of zone. The land surrounding this parcel is undergoing change. The result of this change will leave this lot unused in an area that is desirable for certain uses. The owner thinks that a medical facility would work very well here. As the parcel is now zoned residential, it is requested that it be changed to commercial so it would fit in with the surrounding uses. The proposed use is a single story medical office facility. Anew building of approximately 6,000 square feet would be built, along with appropriate parking for staff and patients. While no formal study has been done, based on interest shown by the medical community, the owner feels that such a facility is needed. Because the owner has not concluded an agreement with anyone yet, the owner is not able to specifically describe the facility, the number of workers and hours of operation at this time. It is anticipated that an agreement can be concluded during 1998 and design work will commence during 1998 with construction under way in 1999. Supporting Information The Neighborhood: The subject vacant parcel has not been used for many years. A recent consolidation/re-subdivision approval (Sub 96-109) has changed this lot size to 0.72 acre. The parcel is immediately behind the Puna District Court House, the Police Station and the Fire Station, who, along with the new shopping center under construction, and the existing Keaau Plaza Shopping Center, are zoned CV-10. On.the South side is the Keaau Community Center. Across the Street is an elderly housing project of the Hawaii Housing Authority. As part of Sub 96-109, the community center lot is being reduced i in size and a new lot created behind it which the County plans to build additional elderly housing on. The HHA elderly pFOject, the Community Center and the proposed elderly project are on land zoned RS-I As part of the proposed elderly project, Pili Mua street will be improved. The improvements contemplated aze various roadway improvements including a new 8" water line . In addition to these improvements, a neighborhood shopping center is under construction nearby. A short walls is all that is necessary to get to the existing Keaau Shopping Center and the Keaau Post Office. Conformance with State/County Plans: The State Land Use Designation is Urban. The County General Plan designation is Medium Density Urban. The General Plan, in it's Land Use Goals states that "land uses should be in appropriate proportions and mixes and in keeping with the social, cultural, and physical environments of the County. Also, important ag lands, as well as forests and natural reserves and open areas should be protected. This parcel and it's intended use would seem to fit within these goals. Also, in the Policies of the Land Use section it states that development should fit within the needs of the community, and there is a need for medical facilities, especially near the elderly housing across the street and the proposed elderly housing nearby. In the Commercial Development section a goal is stated that the use should be convenient to users and compliment other uses. This would seem to be a natural place to have medical facilities, within walking distance to elderly and shopping areas. The present County zoning is RS-15. There has been no Community Development Plan approved. It is not in a Special Management Area. Physical Characteristics and Environmental Setting of the Proaertv and the Surrounding area: The land is generally flat with a little slope to the rear. Presently there is only grass on the flat area with some trees growing on the back slope. There are no existing structures on the parcel. There are no drainage ways on the parcel. It is basically an urban lot that has not been used in the recent past. On one side is the court house/police station/fire station, and on another is the Keaau community center and across the street is a State elderly housing project. z n The lava hazard zone is #3. The Flood Insurance Rate Map (FIRM) designation has not been mapped in detail for this.azea, but the entire region is flood hazard zone X which is an area of minimal or moderate flooding. The Agricultural Lands of Importance (ALISI~ did not classify this parcel as it was already urbazuzed. There aze those noises associated with the use of the surrounding properties such as emergency ambulance and police vehicles using their sirens. Public Facilities and Services: The pazcel abuts the government road Pili Mua Street. At present Pili Mua Street has a fifty foot right of way, and has a paved width of twenty-two feet plus paved swales. At the present time there is a six inch public water line. The County will be improving Pili Mua Street by installing an eight inch water line and other roadway improvements. No sewage system exists in Keaau Village. A private system will have to be installed for the proposed use. Solid waste will be hauled away by a private refuse service. Police and Fire services could not be any closer. Telephone and electricity are available. Environmental Assessment and Analysis: In the long term this parcel wants to be part of what is surrounding it. That use would seem to be commercial. There are major long term commercial structures on the abutting parcels. Therefore, the proposed use would seem to fit in considering the long term property use. There will be some noise associated with the construction of the project. The construction noise will be during daytime hours. Increased traffic will occur because of the new facility. Some of the patients will come from nearby elderly housing and it is anticipated that they will walk to the clinic. Other patients will come from other parts of Puna and amve by automobile. Amongst the various alternative uses for the parcel could be another elderly project or leaving the land vacant as it now is or a m~~ltifamily residential project. Given the surrounding uses and the proposed projects planned, it would seem that a medical facility would be the most logical use to compliment the others. There would not seem to be any irreversible or irretrievable commitments of natural resources involved as the land could, in years to come, be used for many other things. Archaeological and Historical Resources As the parcel is within the village proper, it is assumed that if any resources once existed, they have long been lost. Talking with "old timers" from Keaau 3 n (Olaa), they have said that the area was used as a pasture for plantation horses. They said that it never did have any structures on it, other than some sheds for the horses. a _.,..c:~:~~~ ATTACHMENT Commercial, RM, Resort, & Industrial ' PLANNING DEPARTh£NT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question 1 and then to ques on 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application farm. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party his. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. It is our intention to lease the parcel to others for a medical facility. We anticipate the development to be in the nature as shown on the attached plans. We expect the transfer the land to another party within six months of rezoning. 3. What specific building plans vu you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable far construction; and any other information which you feel might help us in evaluating your request. The building would be a medical building which would be financed by the Lessee. Construction is anticipated to start about one year after zone change approval. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. No formal study has been done, but judging frow the level of interest from the medical community, there appears to be a need. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? NO If so, please elaborate on your findings in the space provided below. No formal study was done 6. Are there any buildings on the subject area? NO If so, what kind? what do you intend to do with those buildings if your request is approved? 7. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or No drainage problem on the subject area? ' If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? The County has plans to improve Pili Mua Street Is the road adequate for the proposed traffic volume or load'? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x x b. Roads c. Sewer x d. Drainage x e. Police Protection R f. Fire Protection x g. Recreational Facilities x h. Public Utilities % i. Other x . For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. , 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No formal study done. W. SHIP LIMITED Signature: Address: P. 0. Box 950, Keaau, Hawaii 96749 Telephone: 966-9325 Date: ~ c% o /97 -S- Upolu Pt. „ ~ Hnwi ~r • t n OPI~ r~i N ' K4t38L8 x~tm to ,~[~i w~ ~u,~ ~fl~l8 . t 't. Kea°O~ ~ SOIJ7'I-I HILO ~~i D~Q NORTH KONA ~ dOO C~14(loa a~ ~~0 . ~u PUMA ' K~~~ ~ {J~ ~i ~ W Vlpjj l~• wmnct w>•t Y~ Kdnpaoa }~a~ll4~ Kn Ioe Pl o~a~ o~ a~~~m GRAPHIC SCALE IS WI,.[$ 0 1S }0 r a ~ 0 ~ ~ 0~ ~0 Q ~ o S a M~~ o ' G Y'~ o a v1 ~ ~ ~b~ Hawaii National Guard Keaau Shipman Armory Site Town a Gym Center ° _ ° Keaau ~ School m Keaau ~ ~ m Police/Fire o Stations ° eanu ~ Community na ~ Center feral edit Union o m o -4 0 ~ t 0 0 ~ l05' o a Elderly ~O a Housin ° -2~ RPp~ a 0 ° ,a Ct. 0 a ° a ~~~~~Q~ S~(15~~ aQ~ ~,II '~1 f ~ S fn J _D i Q II ~LLL'~~1"~111 I 3 ~ - - --7 ~ - ' r I c \ I T \ ~ w I i I 3 n = ~ I ~ ~ ~ _ \ i f z~ 1 • I r ~ . ~ x ~ M _ ~ ~ IC r f ~ I A 1 \ \ f \ \ J\ \ ~e\ ~ I 1 } ~ C ~ r T \p ~ A n A Y C ~ ~ ~ A ~ ua.e n L -1 r P 1 L1 MUA STREET P, , i1~. BENJAMIN J. CATETANO ! UWgENCE MIIKE GGVEFNOR G~PECTGR OF 4~~.~ s ~ L. STATE OF HAWAII DEPARTMENT OF HEALTH _ P.O. 80% 918 - ° ' ' NILO. NAWAII 9877 L091E MEMORANDUM DATE: November 24, 1997 TO: Virginia Goldstein Planning Director, County of Hawaii FROM: Aazon Ueno 4K District Environmental Health Prograzn Chief SUBJECT: Change of Zone Application (REZ 97-18) Applicant, W. H. Shipman, Ltd. Request: RS-15 to CV-10 Tax Map Kev: 1-6-143:38 Portion of The subject lot is located in the Critical Wastewater Disposal Area where cesspools are not allowed. Any development on this lot would require all wastewater be disposed into a Septic Tank System or into public sewer when accessible. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped wjih mufflers. c. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. EXHIBIT B ~ i C'-7 - U Virginia Goldstein Planning Director, County of Hawaii r Page 2 Should there be any questions on this matter, please contact the Department of Health at 933- 0395. The Department of Health does not have any objections to the proposed change in land uses. However, existing or planned land use activities adjacent to residential azeas should be compatible with a residential neighborhood. WP6. I :REZ97-1 S.mi ©EF~.i'iTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII ry~~ DATE: November 26, 1997 ~/~e~to~taotdu~t TO: Pla`n'ning Department FROM: e a ment ublic Works " . SUBJECT: Change of Zone Application (REZ 97-18) _ Applicant: W.H. Shipman, Ltd. Request: RS-15 to CV-10 TMK: 1-6-143: por. of 038 We have reviewed the subject application and our comments are as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. The applicant shall be informed that if they include drywells in the subject development, an Underground Injection Control (UIC) permit may be required from the Department of Health, State of Hawaii. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code (HCC). 4. The subject parcel is located within FIRM Zone X. 5. All driveway connections shall conform to Chapter 22, Streets and Sidewalks, of the HCC. 6. Pili Mua Street, fronting the subject property, is a County road. It has a 20 ft wide travel way, that will be resurfaced under the Keaau Housing 202 project, within a 50 ft wide right- of-way. The northeast side of the street (fronting the subject property) has a grassed shoulder and swale. The southwest side of the street has an A.C. shoulder and Swale, and a 4 ft wide sidewalk. Although concrete curb, gutter, and sidewalk is the standard for commercial zoning, it is recommended the applicant construct an asphalt concrete shoulder and swale, and concrete sidewalk fronting the subject property, meeting the approval of the DPW. This will allow the continuance of the surrounding conditions. 7. Install street lights, signs, and markings meeting the approval of the DPW, Traffic Division. 8. Submit a traffic impact analysis report prepared by a licensed professional traffic engineer, and provide all recommended improvements. Should there be any questions, please contact Casey Yanagihara ext. 8327. CKY/KG c: TRF EXHIBIT c 1i 6"•~ c\ ruq a~ ~aS u` ~ \i DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII ^'<6 ~ 26 AUPUNI STREET HILO, HAWAII 96720 7~ Cr XIr\\1~~ TELEPHONE (606) 961-6660 FAx (608) 961.6657 December 2. 1997 TO: Planning Department n - FROM: Milton D. Pavao. Manager SUBJECT: CHANGE OF ZONE APPLICATION NO. 97-018 REQUEST: RS-15 TO CV-10 - _ APPLICANT - W. H. SHIPMAN. LTD. TAX MAP KEY 1-6-143:PORTION OF 038 - We have reviewed the subject application for the proposed change of zone and have the following comments. A copy of this memorandum is being forwarded to the applicant for their information. Water will be available upon the installation of an 8-inch waterline along Pili Mua Street fronting the property. However, prior to issuing a water commitment, the applicant is requested to submit the following. 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy." a copy of which is being forwarded to the applicant. a water commitment deposit must be remitted. The applicant will be informed of the deposit amount upon final determination of the submittal required in Item 1. Upon completion of the above requirements. an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. EXHIBIT D UVafer 6rin~e pro~~ese . Planning Department Page 2 December 2, 1997 The applicant must keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Should there be any questions, the applicant can contact our Water Resources and Planning Branch at 961-8660. Milton D. Pavao, P.E. Manager WA:gms Att. copy (w/att.) - W. S. Shipman. Ltd. L 1 C Gl)'~ COUN'T'Y OF HAWAII C PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) .APPLICANT: W. H. Shipman, Limited APPLICANT'S SIGNATURE: DATE: `j ~ 7 9 ADDRESS: P. o. Box 950 Keaau, Hawaii 96749 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Robert E. Saunders, President; Thomas T. English, Treasurer PHONE:(Bus.) 966-9325 (Res.) (F~) 966-8522 LANDOWNER(S): LANDOWNER SIGNATURE(S): DATE: LANDOWNER(S) ADDRESS: (May be by letter) REQUEST: Rs-is TO cv-io (EzistinB ~~8) (Proposed Zoning) TAX MAP KEY: i-6-143:38 STREET ADDRESS OF PROPERTY: Pili Mua Street, Keaau, Hawaii SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 0.72 Acres AGENT: ADDRESS: TELEPHONE: (Bus.) (Res.) (Fax) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: W. H. shiuman, Limited COPIES: (See Instructions on Reverse Side) Application for Change of Zone and Environmental Report TMK 1-6-143:38 Subject Parcel The current designation is TMK 1-6-143:38, 1.068 acres, Lot 8942 as shown on Map 243 of Land Court Application 1053. However, a recent consolidation/resubdivision (96-109) has designated this new lot as Lot #4 0.72 acres. It has not yet received a new TMK number or Land Court number. Reasons for requesting this chance of zone. The land surrounding this parcel is undergoing change. The result of this change will leave this lot unused in an area that is desirable for certain uses. The owner thinks that a medical facility would work very well here. As the parcel is now zoned residential, it is requested that it be changed to commercial so it would fit in with the surrounding uses. The proposed use is a single story medical office facility. Anew building of approximately 6,000 square feet would be built, along with appropriate parking for staff and patients. While no formal study has been done, based on interest shown by the medical community, the owner feels that such a facility is needed. Because the owner has not concluded an agreement with anyone yet, the owner is not able to specifically describe the facility, the number of workers and hours of operation at this time. It is anticipated that an agreement can be concluded during 1998 and design work will commence during 1998 with construction under way in 1999. Supporting Information The Neighborhood: The subject vacant parcel has not been used for many years. A recent consolidation/re-subdivision approval (Sub 96-109) has changed this lot size to 0.72 acre. The parcel is immediately behind the Puna District Court House, the Police Station and the Fire Station, who, along with the new shopping center under construction, and the existing Keaau Plaza Shopping Center, are zoned CV-10. On the South side is the Keaau Community Center. Across the Street is an elderly housing project of the Hawaii Housing Authority. As part of Sub 96-109, the community center lot is being reduced i in size and a new lot created behind it which the County plans to build additional elderly housing on. The I-IIIA elderly project, the Community Center and the proposed elderly project are on land zoned RS-15. As part of the proposed elderly project, Pili Mua street will be improved. The improvements contemplated are various roadway improvements including a new 8" water line . In addition to these improvements, a neighborhood shopping center is under construction nearby. A short walk is all that is necessary to get to the existing Keaau Shopping Center and the Keaau Post Office. Conformance with State/County Plans: The State Land Use Designation is Urban. The County General Plan designation is Medium Density Urban. The General Plan, in it's Land Use Goals states that "land uses should be in appropriate proportions and mixes and in keeping with the social, cultural, and physical environments of the County. Also, important ag lands, as well as forests and natural reserves and open areas should be protected. This parcel and it's intended use would seem to fit within these goals. Also, in the Policies of the Land Use section it states that development should fit within the needs of the community, and there is a need for medical facilities, especially near the elderly housing across the street and the proposed elderly housing nearby. In the Commercial Development section a goal is stated that the use should be convenient to users and compliment other uses. This would seem to be a natural place to have medical facilities, within walking distance to elderly and shopping areas. The present County zoning is RS-15. There has been no Community Development Plan approved. It is not in a Special Management Area. Physical Characteristics and Environmental Setting of the Prouerty and the Surrounding area: The land is generally flat with a little slope to the rear. Presently there is only grass on the flat area with some trees growing on the back slope. There are no existing structures on the parcel. There are no drainage ways on the parcel. [t is basically an urban lot that has not been used in the recent past. On one side is the court house/police station fire station, and on another is the Keaau community center and across the street is a State elderly housing project. z The lava hazard zone is #3. The Flood Insurance Rate Map (FIRM) designation has not been mapped in detail for this area, but the entire region is flood hazard zone X which is an area of minimal or moderate flooding. The Agricultural Lands of Importance (ALISH) did not classify this parcel as it was already urbanized. There are those noises associated with the use of the surrounding properties such as emergency ambulance and police vehicles using their sirens. Public Facilities and Services: The parcel abuts the government road Pili Mua Street. At present Pili Mua Street has a fifty foot right of way, and has a paved width of twenty-two feet plus paved swales. At the present time there is a six inch public water line. The County will be improving Pili Mua Street by installing an eight inch water line and other roadway improvements. No sewage system exists in Keaau Village. A private system will have to be installed for the proposed use. Solid waste will be hauled away by a private refuse service. Police and Fire services could not be any closer. Telephone and electricity are available. Environmental Assessment and Analysis: In the long term this parcel wants to be part of what is surrounding it. That use would seem to be commercial. There are major long term commercial structures on the abutting parcels. Therefore, the proposed use would seem to fit in considering the long term property use. There will be some noise associated with the construction of the project. The construction noise will be during daytime hours. Increased traffic will occur because of the new facility. Some of the patients will come from nearby elderly housing and it is anticipated that they will walk to the clinic. Other patients will come from other parts of Puna and amve by automobile. Amongst the various alternative uses for the parcel could be another elderly project or leaving the land vacant as it now is or a multifamily residential project. Given the surrounding uses and the proposed projects planned, it would seem that a medical facility would be the most logical use to compliment the others. There would not seem to be any irreversible or irretrievable commitments of natural resources involved as the land could, in years to come, be used for many other things. Archaeological and Historical Resources As the parcel is within the village proper, it is assumed that if any resources once existed, they have long been lost. Talking with "old timers" from Keaau 3 (Olaa), they have said that the area was used as a pasture for plantation horses. They said that it never did have any structures on it, other than some sheds for the horses. a ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARThENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question 1 and then to ques ion 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) • f. If you intend to do either a, b, or c, please elaborate • on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. It is our intention to lease the parcel to others for a medical facility. We anticipate the development to be in the nature as shown on the attached plans. We expect tb~ transfer the land to another party within six months of rezoning. 3. What specific building plans (,u you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The building would be a medical building which would be financed by the Lessee. Construction is anticipated to start about one year after zone change approval. T 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. No formal study has been done, but judging from the level of interest from the medical community, there appears to be a need. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? NO If so, please elaborate on your findings in the space provided below. No formal study was done 6. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? 7. Is the subject land currently being used for any agricultural activitity? xo If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or No drainage problem on the subject area? If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? The County has plans to improve Pili Mua Street Is the road adequate for the proposed traffic volume OT load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x x b. Roads c. Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Public Utilities x i. Other x -4- For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No formal study done. W. F1,~~~PM~Q~N, LIMITED Signature: -/,/G'/ ~h.( v Address: P. 0. Box 950, Keaau, Hawaii 96749 Telephone: 966-9325 Date: 1~~3~~~7 _5- czzRn/Snl1 : G']OP~W Houoboa xamytne ,~4I~i Waimea Laupahoak,ae HAMAKUA } "r: xeanate SOUTH HIU ~ ~f~OO NORTH KONA i~ , , aoc~a~oa a~ X00 ,'~,Keaau PUMA x„m~tam Pc eaeoa Ha.vaii }1. K8u Naaa~at Pa,~t r a Kalapana Palwla Fionuapo Ka Lae PL GRAPHIC SCALE 15 41LF5 0 15 30 r a a~ ~0 ~ ° s ~ M' a L Yl°ayr ao b~ u Hawaii National Guard Keaau Shipman Armory Site Town a Gym Center ° _ ° Keaau Q School m Keaau ~ ~ m Police/Fire ~ Stations n eaau ~ Community ~a P Center ederal ° edit Union c ~ -S o r° ,9 0 1 a o ~ 1p5- a .a Elderly ~a Ho ApP 0 1a C t O 'A 0 a r~~o~c~Q~ V 6a,/ , p4, / ,yR obi $ ~N~ ~ o s ~ / N Z t7 P ~ - I ~ ~ ~ / D --7 z a r I-" ~ N ~ I / '-f'1 ~ I I a ~ ~ `d - - ~ ~ i - ; - ~ ---c i ~ N ~ ~ p / \ J ~ N i. ~ w II w J \ n. C \ j~\ 1 \ \ s j ~ i ~ ~ o ~ ~ o~ ~ ~ D- J s _ _ _ _ t)1 r M D o n ~ F _ ~ X ~ N a I -i Z D, I o 112.- - - m z m N P l I,1 MUA S7ftEET 1 1 Owners and Lessees within 300 feet of Lot proposed to be re-zoned TMK 1-6-143:38 TMK 1-6-143:1 Lucina E. Arkangel P.O. Box 617 Keaau, HI 96749 :2 W.H. Shipman, Ltd. :3 Century Three Dev. Corp. 1065 Puhau St. Hilo. HI 96720 :5 W.H. Shipman, Ltd. :6 W.H. Shipman, Ltd. :7 W.H. Shipman, Ltd. :8 W.H. Shipman, Ltd. :9 Jesse Gacula P.O.Box 1124 Keaau, HI 96749 :10 County of Hawaii Police Dept. 349 Kapiolani St. Hilo, HI 96720 :12 Puna Federal Credit Union 16-589 Old Volcano Hwy. Keaau, HI 96749 :13 Puna Federal Credit Union :14 Puna Federal Credit Union :23 W.H. Shipman, Ltd. :24 U.S. Postal Service c/o Watumul Properties, Inc. 307 Leavers St. Hono. HI 96815 :28 Kazuichi Hirose Trust Etal P.O.Box 37 Keaau, Hi 96749 :29 Maki Family Trust `I'sunao Maki Co-Trustees P.O.Box 616 Keaau, Hi 96749 :34 Watumul Properties, Inc. 307 Lewers St. Hono. HI 96815 :35 Hawaii Housing Authority 1002 N. School St. Honolulu, HI 96817 :36 County of Hawaii Police Dept. 349 Kapiolani St. Hilo, HI 96720 :37 County of Hawaii Police Dept. :39 County of Hawaii Dept. of Parks & Recreation 25 Aupuni Street, Hilo, HI 96720 TMK 1-6-02:1 State of Hawaii Dept. of Education Attn. Lester Chuck P.O. Box 2360 Honolulu, HI 96804