HomeMy WebLinkAboutCOM 0813.000 2006-2008
ft~
Harr Kim ' Dixie Kaetsu
Managing Director
Mayor
Barbara Kossow
,i•+•oi•4 Deputy Managing Director
County of Hawaii
25 Aupuni Street, Room 215 • Hilo, Hawai'i 96720-4252 • (808) 9615211 • Fax (808) 961-6553
KONA: 75-5706 Kualoni Highway, Suite 103 • Kailua-Kona, Hawai'i 96740
(808) 329-5226 Fax (808) 326-5663
November 13, 2007
z
rr
T(f s r
Honorable Pete Hoffmann, Chairman t`•
and Members of the County CouncilI c~ 3
County of Hawai'i 2 n ;,1
d
333 Kilauea Avenue }7 N G'
Hilo, HI 96720 r U1
Dear Chairman Hoffmann and Members:
Change of Zone Application (REZ 07-000072)
Applicant: GHC Investments, LLP (fka DMS Investments)
Request: RS-10 to CN-20
Tax Map Key: 2-2-34.84
As required by Chapter 4, Sec. 6-4.3(C), Hawai'i County Charter, transmitted herewith for the
County Council's consideration and action are the Planning Commission's letter and enclosures
regarding the above-referenced request.
incerely,
Harry Kim
~-c Mayor
Enclosures
cc: Planning Department
<B U a03~ g
Comm. No.
Ref, To. C.
Ref. Dote NOV 19 2007
County of Hawaii
PLANNING COMMISSION
Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720
Phone (808) 961-8288 • Fax (808) 961-8742
November 13, 2007
Pete Hoffmann, Chairman
and Members of the County Council
County of Hawaii
333 Kilauea Avenue, 2"a Floor
Hilo, HI 96720
Dear Chairman Hoffmann and Council Members:
Change of Zone Application (REZ 07-000072)
Applicant: GHC Investments, LLP (fka DMS Investments)
Request: RS-10 to CN-20
Tax Map Key: 2-2-34:84
The Planning Commission, after a duly held public hearing on November 2, 2007, voted to
recommend for your approval the proposed legislative bill for a Change of Zone from the Single
Family Residential 10,000 square feet (RS-10) to Neighborhood Commercial - 20,000 square
feet (CN-20) district for 22,500 square feet of land. The property is located along the east side of
Manono Street, approximately 290 feet north of the Manono Street-Kekuanaoa Street
intersection, Waiakea House Lots, Waiakea, South Hilo, Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the change of zone:
The applicant is requesting the change of zone for 22,500 square feet of land from
a Single Family Residential - 10,000 square feet (RS-10) to a Neighborhood Commercial
- 20,000 square feet (CN-20) district. The applicant is proposing to consolidate three
parcels owned by the applicant (TMK: 2-2-34: 84, 85 & 93) into one parcel and develop a
2-phase project, which will include 2 two-story commercial buildings for small-scale
retail uses and office space. There will be on-site parking provided and access is
proposed from both Mariano Street and Hinano Street.
Hawaii County is an Equal Opportunity Provider and Employer
Pete Hoffmann, Chairman
and Members of the County Council
Page 2
hi order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is only
through such a comprehensive policy analysis approach that evaluations and decisions
can be made to better time and stage developments to achieve growth determined by the
General Plan and related planning documents. The implications of these evaluations and
decisions must be also considered as they may have an impact on similar areas in the
County, but ultimately, on the future development of the whole island.
The proposed change of zone request from RS-10 to CN-20 would further the
County's goals of providing an economic environment which allows new or existing
businesses to expand and diversify the County's economic base, and also increase choice
of occupations. The proposed use would be consistent with the following goals, policies
and standards of the Economic, Land Use and Commercial Elements of the General Plan.
Economic Element:
• Provide residents with opportunities to improve their quality of life through
economic development that enhances the County's natural and social
environments.
• Economic development and improvement shall be in balance with the physical,
social and cultural environments of the island of Hawaii.
• Strive for diversity and stability in its economic system.
Provide an economic environment that allows new, expanded, or improved
economic opportunities that are compatible with the County's cultural, natural and
social environment.
• Strive for an economic climate that provides its residents an opportunity for
choice of occupation.
• Strive for diversification of the economy by strengthening existing industries and
attracting new endeavors.
The applicant will be providing residents who live in this area of South Hilo with
more opportunities for commercial services and employment.
Pete Hoffinann, Chairman
and Members of the County Council
Page 3
Land Use Element:
• Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural, and physical environments 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.
• Allocate appropriate requested zoning in accordance with the existing or projected
needs of neighborhood, community, region and County.
• Encourage the development and maintenance of communities meeting the needs
of its residents in balance with the physical and social environment.
Zoning requests shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with adjacent
zoned uses, availability of public services and utilities, access and public need.
Commercial Element:
• Provide for commercial developments that maximize convenience to users.
• 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. Appropriate
infrastructure and design concerns shall be incorporated into the review of such
developments.
The proposed change of zone is located in an area designated in the General Plan
to allow neighborhood commercial zoning and village commercial uses. The proposed
change of zone compliments the projected commercial needs of residents within this
vicinity of South Hilo.
Additionally, within the General Plan a Course of Action for commercial
development within the South Hilo District recommends that "Within the Waiakea
Houselots "medium density" area, commercial development shall be focused on the
major streets ---Kekuanaoa, Piilani, Manono, and Lanikaula, while the interior blocks
.0 . No
Pete Hoffmann, Chairman
and Members of the County Council
Page 4
should be zoned primarily for single- and multifamily residential use." This request is
consistent with this course of action as the proposed change of zone to commercial is
located on Manono Street within the Waiakea Houselots "medium density" area. This
area of the Waiakea Houselots is in transition from residential to commercial uses.
The proposed rezoning action conforms to the LUPAG Map which designates the
area for Medium Density Urban Development. The Land Use Pattern Allocation Guide
(LUPAG) Map component of the General Plan represents the document's goals, policies,
standards and courses of action to guide the coordinated growth and development of the
County. It reflects a graphic depiction of the spatial relationships among various land
uses and the expressed policy statements of the document itself. The LUPAG Map, in
essence, establishes the basic land use pattern for areas within the County. This area is
designated as Medium Density Urban, which may allow village and neighborhood
commercial and single family and multiple family residential and related functions
(multiply family residential - up to 35 units per acre). The proposed site would be
suitable and allow for Neighborhood Commercial uses. The applicant is requesting the
change of zone to allow commercial uses on the property. The rezoning reclassification
would be a reasonable expansion of commercial activities associated with this
designation and the existing commercial uses in the area.
The property is situated within close proximity to commercial areas, employment
centers and public safety services. There are several commercial and employment centers
located within one or two miles from the subject property. These include the Waiakea
Center, the Prince Kuhio Mall, Hilo Shopping Center and businesses along E. Lanikaula
Street, Kawili Street, Makaala Street, Holomua Street, Wiwoole Street, Manono Street
and Piilani Street.
Public safety services within the area include the Hilo Central Fire Station located
on Kinoole Street, the Police Headquarters located on Kapiolani Street, and the Hilo
Medical Center located approximately 3 miles from the property.
Surrounding properties are zoned RS-10 and CN-20. Uses consist of vacant lots,
existing single family dwellings and several businesses. The nearest dwelling is on the
adjacent property to the south, which is also the location of the Atebara Potato Chip
Factory. On the adjacent property to the north and east are two properties zoned CN-20,
which are owned by the applicant. Further north are single-family dwellings and the
commercial area on the corner of Manono Street and Piilani Street, which includes
Manono Mini Mart and Freddy's Restaurant. Further east across Hinano Street is Big
Island Candies on property zoned CG-20. To the west across Manano Street are two
Pete Hoffmann, Chairman
and Members of the County Council
Page 5
properties that were recently rezoned to CN-20. The applicants were Kathy Tripp and the
Hirayama Brothers.
The proposed change of zone would, therefore, complement the existing
commercial land uses, be consistent with the transition from residential to commercial
occurring in the immediate vicinity and provide for an orderly commercial development
of the area.
The property is located within an area adequately served with essential services
and facilities such as water, sewer, transportation systems and other utilities. County
water and the County's sewer system is available to the property. The applicant will be
required to prepare a Solid Waste Management Plan and submit it to the Department of
Environmental Management for its review and approval. All other essential utilities and
services are available to the property.
As the request is a change from a Residential (RS-10) zoned district to a
Commercial (CN-20) zoned district, various requirements are being imposed in order to
bring the existing infrastructure up to commercial standards. A paved driveway and
parking area shall be installed for the commercial uses. Further, to mitigate any potential
noise and visual impacts to adjacent neighbors, a landscaping buffer shall be provided in
accordance with the Planning Department's Rule 17 and Plan Approval requirements.
This mitigation measure will ensure that any proposed commercial uses fit into the locale
with minimal intrusion while providing the desired services.
Existing access to the property is from Marino Street, which has a 50-foot wide
right-of-way with 20 to 22-foot wide pavement and paved shoulders. According to the
City of Hilo Zone Map, Manono Street is proposed to be increased to a 60-foot wide
right-of-way and, therefore, the applicant will be required to provide a 5-foot wide future
road-widening strip along the Manono Street frontage of the property. The applicant will
be required to provide full improvements to the entire frontage along Manono Street
consisting of, but not limited to, pavement widening with concrete curb, gutter and
sidewalk, drainage improvements, and any required utility relocation. Additionally, the
applicant will be limited to access Manono Street from a single location. As a result of
the proposed new roadway improvements, any increase in traffic at the site generated by
commercial uses can be accommodated.
Pete Hoffinann, Chairman
and Members of the County Council
Page 6
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. The
property is classified as Zone X, areas determined to be outside the 500-year flood plain.
The property is also located outside of the tsunami inundation area. The Waiakea
Houselots has been in urban development since the 1960's.
The subject development is not contrary to Chapter 205A, Hawaii Revised
Statutes, relating to Coast Zone Management Area. The property is located more than
one-half mile from the nearest coastline. The proposed development will not adversely
impact recreational resources, including access to and along the shoreline or to mountain
areas, scenic and open space vistas, visual resources to the shoreline, coastal ecosystems
and marine ecosystems.
Finally, because the property and surrounding areas have been extensively altered
by urban development, it is not anticipated that endangered or threatened candidate
species of flora or fauna are located within the property, nor has the property been
identified as a significant botanical or biological habitat. In addition, it is also not
anticipated that the proposed development will have any adverse impact on
archaeological, cultural or historical resources. Thus, it is also not anticipated that the
proposed request will have any adverse impact on archaeological, cultural or historical
resources in the area.
Based on the above findings, approval of this change of zone request from Single
Family Residential (RS-10) to Neighborhood Commercial (CN-20) zoned district would
result in an appropriate land use pattern that will further the necessity, convenience and
welfare of the general public.
For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map), of
the County Zoning Code is transmitted.
Pete Hoffmann, Chairman
and Members of the County Council
Page 7
We are enclosing copies of the staff Background and Planning Director's Recommendation for
your information.
Sincerely, n
IJ
William hairman
Planning Commission
Lghaflvesnments02PC
Enclosures
cc: Ms. Gina Hara Chun
Department of Public Works
Department of Water Supply
DOT-Highways, Honolulu
Lincoln Ashida, Esq., Corporation Counsel
BDMSInvest-REZ07-072-jwd 10-08-07
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
DMS INVESTMENTS, LLLP
CHANGE OF ZONE APPLICATION (REZ 07-000072)
DMS INVESTMENTS, LLLP has submitted an application for a Change of Zone for
22,500 square feet of land from a Single Family Residential - 10,000 square feet (RS-10) to a
Neighborhood Commercial - 20,000 square feet (CN-20) district. The property is located along
the east side of Manono Street, approximately 290 feet north of the Manono Street- Kekuanaoa
Street intersection, Waiakea House Lots, Waiakea, South Hilo, Hawaii, Tax Map Key:
2-2-34:84.
PROPOSED DEVELOPMENT
1. Request: The applicant is requesting a change of zone for 22,500 square feet of land
from a Single Family Residential - 10,000 square feet (RS-10) to a Neighborhood
Commercial - 20,000 square feet (CN-20).
2. Proposed Development: Plans for the proposed development include the following:
• Consolidation of three parcels owned by the applicant (TMK: 2-2-34: 84, 85 &
93) into one parcel to better utilize the property. The other two parcels (85 & 93)
were rezoned from RS-10 to CN-20 by Ordinance No. 00 31 to allow the
construction of an office building to relocate the accounting and clerical staff for
their wholesale grocery business located on Makaala Street in Hilo. The applicant
is unsure at this time if they are going to continue with plans to relocate their
accounting and clerical staff to the new facility.
• 2-Phase Development- Phase 1 will consist of a two-story commercial building
with approximately 20,000 square feet of available lease area. It will include
small-scale retail uses on the lower level and office space on the upper level.
Phase 2 will consist of a similar commercial building with similar uses but the
size and scale of the second building will be dependent on overall demand at the
time of construction.
• On-site parking.
Driveway accesses from Manono Street and Hinano Street.
ATTACH: Comm. 813
Bill 203
3. Project Timetable and Cost: Phase 1 is proposed to be completed by December 2008
and will cost approximately 2 million dollars. Phase 2 is proposed to be completed by
April of 2012. It is unknown at this time the estimated cost of Phase 2.
4. Landowner: The landowner of the property is DMS Investments, LLLP, with the
principal owners being George Kazuo & Adela Hara and Georgina A.H. Chun.
5. Supportive Information: The applicant, who is the landowner, has submitted a Change
of Zone Application in support of the request. (Planning Department Exhibit 1 -
Change of Zone Application)
GENERAL INFORMATION
6. Waiakea Houselots: The property is a portion of the Waiakea Houselots, which was
created by the Territory of Hawaii in the early 1900's, with lot sizes ranging from
10,000+ to 20,000+ square feet. The Waiakea Houselots area includes the lands bounded
by Piilani Street, Kanoelehua Avenue, Kawili Street and Mililani Street. This area
encompasses approximately 200 acres of land.
STATE AND COUNTY PLANS
7. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The General Plan
land use designation is Medium Density Urban, which may allow village and
neighborhood commercial and single family and multiple family residential and related
functions (multiply family residential - up to 35 units per acre).
8. State Land Use District: Urban.
9. County Zoning: Single Family Residential-10,000 square feet (RS-10).
10. Hilo Community Development Plan (CDP): The Hilo CDP was adopted by the
Planning Commission, Resolution No. 1, on May 21, 1975. The Plan reflects the
Waiakea Houselots area for residential uses (RM-4).
11. Chapter 205A, CZM Program: The subject development is not contrary to Chapter
205A, Hawaii Revised States, relating to Coast Zone Management Area. The proposed
development will not adversely impact recreational resources, including access to and
along the shoreline or to mountain areas, scenic and open space vistas, visual resources to
the shoreline, coastal ecosystems and marine ecosystems.
12. Special Management Area (SMA): The property is not within the SMA boundary. It is
-2-
located more than one-half mile from the nearest coastline.
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
13. Subject Property: The property is located at 697 Manono Street. The property is a
rectangular-shaped lot consisting of 22,500 square feet with a 100-foot frontage along
Manono Street. The property is vacant of uses and structures.
14. Surrounding Land Uses/Zoning: Surrounding properties are zoned RS-10 and CN-20.
Uses consist of vacant lots, existing single family dwellings and several businesses. The
nearest dwelling is on the adjacent property to the south, which is also the location of the
Atebara Potato Chip Factory. On the adjacent property to the north and east are two
properties zoned CN-20, which are owned by the applicant. Further north are single-
family dwellings and the commercial area on the corner of Manono Street and Piilani
Street, which includes Manono Mini Mart and Freddy's Restaurant. Further east across
Hinano Street is Big Island Candies on property zoned CG-20. To the west across
Manano Street are two properties that were recently rezoned to CN-20. The applicants
were Kathy Tripp and the Hirayama Brothers.
15. USDA Soil Survey Report: Keaukaha Series (rKFD) extremely rocky muck, 6 to 20
percent slopes.
16. Land Study Bureau's Detailed Land Classification System: Existing urban
development.
17. Agricultural Lands of Importance to the State of Hawaii (ALISH) Map: Existing
urban development.
18. Flood Insurance Rate Map (FIRM): The property is classified as Zone X, areas
determined to be outside the 500-year flood plain. The property is also located outside of
the tsunami inundation area.
19. Flora/Fauna Resources: No flora or fauna study was submitted with the application.
The property has been recently graded. According to the applicant, the site was used for
residential purposes in the past.
20. Archaeological/Historical/Cultural Resources: No archaeological survey was
submitted with the application. There are no known historic sites on the property as
listed on the State or National Register of Historic Places. The applicant has submitted a
-3-
request for a "no-effect" letter from the Department of Land and Natural Resources-State
Historic Preservation Division issued dated June 18, 2007. There has been no response
as of the date of this writing.
21. Existing General Commercial (CG) Areas: At the northern end of the Waiakea
Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area
bounded by Mililani-Piilani-Kalanikoa-Hualani Streets has been zoned General
Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Since
1981, commercial activities have been developing from Piilani Street and moving
southerly. The commercial establishments include Itsu's Fishing Supplies, Don's Grill,
Credit Union of Hawaii, Manono Mini Mart and other retail stores, and offices.
22. Existing Neighborhood Commercial (CN) Areas: In December 1986, the County
Council approved a change of zone request from RS-10 to CN-7.5 for a parcel located at
the northeast corner of Kekuanaoa Street and Mililani Street. The Labor's International
Union Office is presently established on the property. There are Neighborhood
Commercial (CN-10) zoned areas located along Kanoelehua Avenue, between Lanikaula
Street and Kawili Street, and along Kawili Street, between Kanoelehua Avenue and
Kalanikoa Street, and along Manono Street within the Waiakea Houselots area.
23. Neighborhood Commercial Rezonings in the Vicinity:
a. TMK: 2-2-34:13 (20,000 square feet) ---REZ 06-000034
Applicant: Hirayama Brothers Electric, Inc.
Request: Change of zone from RS-10 to CN-20 by Ordinance No. 06-124
effective September 19, 2006 to develop an approximately 7,200-square foot,
single-story structure to be divided into several bays. The bays would average 900
square feet and would be rented for office or retail use.
b. TMK: 2-2-34:12 (20,000 square feet) ---REZ 06-000032
Applicant: Kathy Tripp
Request: Change of zone from RS-10 to CN-20 by Ordinance No. 06-107
effective July 17, 2006 to renovate the interior of the existing building for retail
use for Kilauea Kreations, which is a Hawaiian quilt and gift shop.
C. TMK: 2-2-27:42 (19,500 square feet) ---REZ 05-005
-4-
Applicant: Timothy DeLozier
Request: Change of Zone from RS-10 to CNI0 by Ordinance 05-140 effective
10-11-05 to convert the existing residence into an office building to house a
mortgage company and another small business.
d. TMK: 2-2-36:123 (16,000 square feet) ---REZ 977
Applicants: Stanley and Brenda Maeda
Request: Change of Zone from RS-10 to CN-10 by Ordinance 02-11 effective
01-17-02 to construct a two-story seafood retail outlet.
e. TMK: 2-2-34:95 (12, 473 square feet) ---REZ 961
Applicants: Bernard and Rita Scares
Request: Change of Zone from RS-10 to CN-10 by Ordinance No. 01 31 effective
March 21, 2001 to utilize the existing two-story dwelling as a boarding facility
and possibly in the future for office rentals.
f. TMK: 2-2-34:85 & 93 (67,500 square feet) ---REZ 942
Applicants: George and Adele Hara
Request: Change of Zone from RS-10 to CN-20 by Ordinance No. 00 31 effective
April 13, 2000 to construct an office building to relocate the accounting and
clerical staff for their wholesale grocery business.
g. TMK: 2-2-34:35 (22,500 square feet) ---REZ 877
Applicant: Oda-McCarty Architects
Request: Change of zone from RS-10 to CN-7.5 by Ordinance No. 98 15 effective
February 24, 1998 to convert the existing dwelling into an office building.
h. TMK: 2-2-37:16 (12,900 square feet) ---REZ 871
Applicants: Wayne and Barbara Yamanaka
Request: Change of zone from RS-10 to CN-10 by Ordinance No. 97 12 effective
September 12, 1997 to improve the existing dwelling and buildings and to convert
and develop a general store and coffee/deli shop operations.
i. TMK: 2-2-34:67 (3.34 acres) ---REZ 861
Applicant: Big Island Candies, hie.
Request: Change of zone from RS-10 to CG-20 by Ordinance No. 97 92 effective
-5-
July 3, 1997 to construct retail and production facilities. This property was also
the subject of a Planning Director initiated General Plan Amendment (GPA 20)
from Low Density Urban to High Density Urban by Ordinance No. 97 64
effective May 14, 1997.
PUBLIC FACILITIES AND SERVICES
24. Access: Existing access to the property is from Manono Street, which has 20 to 22-foot
wide pavement within a 50-foot wide right-of-way. According to the City of Hilo Zone
Map, Manono Street is proposed to be increased to a 60-foot wide right-of-way.
25. Water System: County water is available to the property.
26. Wastewater System: The property is connected to the County's sewer system.
27. Solid Waste: Solid waste will be handled by commercial haulers.
28. Police, Fire and Emergency Services: The property will be served by the Hilo Central
Fire Station located on Kinoole Street or the 24-hour substation at Waiakea and
supported by the additional substation at Kawailani. The Police Headquarters is located
on Kapolani Street, approximately two miles from the property. The Hilo Medical
Center is located approximately 3 miles from the property.
29. Other Essential Utilities: Telephone, electrical and cable services are available to the
subject property.
AGENCIES' COMMENTS
30. Department of Environmental Management: (Planning Department Exhibit 2 -
September 17, 2007 Memo)
31. Police Department: (Planning Department Exhibit 3 - September 24, 2007 Memo)
32. Fire Department: (Planning Department Exhibit 4 - September 18, 2007 Memo)
33. Department of Land and Natural Resources-Land Division: (Planning Department
Exhibit 5 - September 18, 2007 Memo)
34. Department of Health: (Planning Department Exhibit 6 - September 17, 2007
Memo).
AGENCIES - NO RESPONSE
35. Department of Public Works, Department of Water Supply, Civil Defense Agency,
Department of Land and Natural Resources - Historic Preservation Division and
Department of Transportation.
-6-
PUBLIC COMMENTS
36. As of this writing, the Planning Department has not received any written comments or
objections from the general public or adjacent landowners on the subject application.
-7-
CHANGE OF ZONE APPLICATION
_ COUNTY OF HAWAIIf
PLANNING DEPARTMENT
(Typo or tegibly print the requested information)
A.PPUCANT: , DMS veStmeatS. LLLP
APPLICANT'S SIGNATURE: DATE: June I, 2007
ADDRESS, 57A HO& A Road
Hilo Haw ii 96720
I
LIST APPLICANT'S INTEREST IF NOT OWNER,
1 LIST PRINCIPALS) INCLUDING NAMES OF MAIN OFFICERS: Gwrsina and Andrew Chun
PI4ONE:(Bus.) ez g7 (Rat ' M-4031 (Fax959-5031
LANDOWNER(S): DMS Invesmaq! LLLP
LANDOWNER SIGNATURE(SDATE:
LANDOWNER(S) ADDRESS: Some applicant by REQUEST- 1t&-10 m® CN-20
TAX MAP KEY: (&xwft zaaias) Z-UH 0SA.0000 °Q ~ontn~
STREET ADDRESS OF PROPERTY- 697 M&nnno Street
l
SIZE OF PROPERTY.OR AFFRCM ARIA(S) TO BE REZONED: 22,500 square feet r
j Georgina Hans Chun AKA oina Hare Clem RA Chris Bnflmte LLC
AGENT:_
ADDRESS, 57AHOAKAROAD
Hilo. Hawaii 2-6729
r
TILBPHONF.(Bus) 935^1047--- ( ) 959-5031 (pax) 935-1313
Please Indicate to whom origins! cwrcgxmdence and copies should be sent.
OR TGINAL: Georaina A. H. Chun COPIES: DMS InVeshnentS. LLLP
AKA Gina Hara Chun RA
Chris Briihante LLC
DNIS Investment Representative
Planning Dept.
ExhibitL.-..-..
p..
i
J
ATTACHMENT
Commercial, RM, Resort, 4 Industrial
~ PLANNING DEPARTbENT
COUNTY OF HAWAII
APPLICATION FOR CHAS OF ZONE
1. If your request is approved, do you intend to subdivide
j o fz~?ect land in accordance with the approved Change
u~
If yes, please answer the rest of question 1 and then to
quedzion 3.
a. How ma yacres of the requested area do you intend to
subdiv
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 subdivids, please submit a preliminary
schematic subdivision plan together with your change of
zone application form.
2. If you hove no firm plans of subdividing the subject area,
do you intend tot
a. Sell or lease the land to someone who has firm
plans? No
b. peer lease the land to someone who has tentative No
c. Sell or lease the land to someone who has no plans? _X(^
d. Keep it? Yes
e. Other (please state)
f. If you intend to oo either'a; b, or c; please 'elaborate
on;thp kind of plans tho other
include irr party teas., Pleases alsp,
J your ans~rei sporo"ximately,:how soon after,'.
apprv'vaI bf your 1,ezarkin9 do you expect to traisfer,the
subject land to another party;
i
1ulA
'ec
' 3dyf saver tt'5~ Yciti have fob tfle sub sect sand?t 3x
type of build y.
1111- ' rth~en ~ ( a- -if
p
e,` 5 5 Cimekpls Poz `CariStrup$~elttai ntbK 7gt tine atrar>gement
r ps y~ r Y other inarBt
Pt~
atiort which
yyd
x b ~WxF" tip inr tl~}N~S~I' -TeQ~Je't w "
l «x r' x r r t 3 i
h 8 5+wa ~•t ~~i ~ y ~5•;f"rs^~,~;.. ~ty~", t'~,n` r a~ e ~ z 5' r ~ ~ a ~P~,~~:.,,4" ~~..~~2''
~$~y re~_•.'.'JS` ~
z This rv ~i Y,
~c}~s o l h be rle aro]lccnso1#dace neigb3ex T 204hn'ed perties ~mdef ale
y nlmatmg separate setbB, Pruyjde for Bmpleratlaag aad
xunPrav~pgressetrde~liictr#ioon~th p>aftb
~ e 7 i s re pun. 'min atv~pstor~
~~m iul
trsfi~taBb~g Smelt s fs
ft~A
e?e 9 bang pranned Y rtLis builettng along v retai agd df e p h saeap r
>itutFiap ofaept ~$p§ reqWr¢ se etbacks, ian~ul4ug,
g' ;b i: ~ ~Y40 bi*li'cn .,4 tA. i e51 15 and bal,~f~,Oa
^'rwe f'~ e°`r 4 uxYi
~i kphaseafiheproj ul~,pas~,ly Vestructure~ a ~
mix.. Haw~ver, We s~e attdsC ~ erysarular to the ~e m ptexaap'~t ~
Uhhl dtea open sPacg fo ba ut n ~g deEeadent oh agetaltdePlan d at the turd(
j pamPieurnrofzae t3tst~p su~~ort fast iaw7diagt rao rs pn, ectga
J qy~~~ y Pbas(e~~dyPp$t~q }btlljp y yp
li
WOMi oA~44~{4WWlLL4t ~ ~Tt IQ~$~}.. ~t1aCe"N`.'~{a1 JfNQjR'-'! M1~44i~Yh
j~yy Ma~r•~$
peniesi , rnaacurg 3 pxpgaked, f l_ _x. ~ dry Iawavaa Ba tO uc pin dp` xad CO h4n,o adtomuXg
,_g*.~@ ~Q•T A~ASt#isterey ,
~qa SC ~ .E ~a PF- a,.LEi .1~:~-y to K+~.~y ~ "-n z[.ra ~i ~ F } 1
haalgprYW..y~ anyky'at~,,ygdm.Gtln4i'~z-FLL 11r} h C5, P~
ds~ ckT. c~ '°Sa*4`f, t,~+ M =k. aa,G r•tl Y'" +Fx 4`R!inw~i+i : d'E'Y R X'^. k 5 s t !
E„k; ¢ fr .fin ; y`"J Yr ~ ~ k `h i - u
5., .5.. ~ p. kR
,4 5 t ay t;Y a 5" rr~,~B x1 rj"k~{^R 7 Lam` "f '4A'rt' R"p~.~rx
r,~...~d,~
c2 c $
7
s r 5 a^~
3
5
5t }
>P
3
da
7 i hich ~enHave
vironmental impae syyourdrequuest discusses the
on the
surrounding area and/or the County? Yes
If so, please elaborate on your findings in the space
_ provided below.
Please refer to accompanying Manning and environmental
report.
a
' 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?
l
1
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 sores of land per product.
J
1
i
s,
9. To your knowledge, has there been any flooding end/or
!i I drainage problem on the subject area? No
if so, please describe the problem.
9. Do you think that the roads leading to the subject area
needs improvement?
j if so, what kind?
is the or load? ad adequate for the proposed traffic volume yes
10. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
3 developed?
Yes NO
a. Schools x
l b. Roads x
c. sewer x
x
I d. Drainage
e. Police Protection x
f. Fire Protection
g. Recreational Facilities x
h. Public Utilities
I. other
i
i
-4-
i
For those checked eyes," please elaborate what type or kinds of
improvements and/or assistance are needed.
3
i
11, have you performed any historic sites study end/or survey of the
subject area? if so, what were the results? Pleabe, also,
submit a copy of the study together with this change of zone
supplement.
2
i
No, inasmuch as the site has been cleared in the past.
Signatures
Address: 57 A Hoaka Road
Telephone. 959-5031
j = Date: *7,47/01'
1
1
i
Abe
633bA/30A
11 R S/P/r
APPLICATION
FOR
COUNTY REZONING
(RS-10 to CN-20)
,
r
DMS INVESTMENTS, LLLP.
3
Waiakea Houselots, South Hilo, Hawaii
TMK: 2-2-034-084-0000
1. Prepared For:
DMS Investments, LLC.
i
Prepared By:
Georgina A. H. Chun AKA Gina Hara Chun, RA
Chris Brilhante Realty LLC
DMS Investment Representative
July 18 2007
Table of Context:
1. Introduction ...................................................................Page 1
II. Project location
III. Project Description ...........................................................Page 2
a, A. Project Concept & Components
B. Project Timetable & Costs ..............................................Page 3
W. Institutional Considerations
A. State Land Use
B. County General Plan
C. Hilo Community Development Plan ...................................Page 4
j D. County Zoning
E. Other Permitting Considerations .......................................Page 5
V. Environmental Considerations
A. General Description
B. Climate, Soil and Topography ..........................................Page 6
3 C. Natural Hazards
1. Drainage
2. Tsunami Hazard ........................................Page 7
D. Volcanic & Earthquake Hazards
E. Fauna Resources ..........................................................Page 8
F. Flora Resources
0. Valued Cultural Resources
H. Water & Coastal Resources .............................................Page 9
1. Noise, Air Quality, & Dust
J. Scenic & Visual Considerations ........................................Page 10
VI. Social & Related Considerations ............................................Page 11
A. Surrounding Lands Uses
B. Economic Impacts
C. Agricultural Impacts .......................................................Page 12
VII. Infrastructure Considerations
A. Road & Traffic
B. Water
C. Waste Water ................................................................Page 13
D. Solid Waste
E. Other Governmental Services
F. Other Utilities ...............................................................Page 14
VIII. Impact Significance Analysis
A. Relationship between Local Short-Term Uses of Environmental & Long -
Term Productivity
B. Irreversible & Irretrievable Commitment of Resources
C. Mitigate Measures .........................................................Page 15
D. Alternatives to the Proposed Project
1. No Project
2. Development Based on Existing RS 10 zoning
3. Residential Rezoning
4. Evaluation of Alternatives .............................Page 16
IX. Regulatory Analysis
A. General Plan LUPAG Map
B. General Plan Policies.. Page 17
1. Economic Element
A. Goals .............................................Page 18
B. Policies
2. Land Use Element (Commercial)
A. Goals
B. Policies
1 C. Standards
D. Discussion .......................................Page 19
C. Zoning ....................................................................Page 19-20
D. Hawaii State Plan
1. Goals
2. Discussion
G. Hawaii Coastal Zone Management Program .........................Page 21
1
Figures: I thru 8
Exhibits: A thru E
List of Addresses of surrounding neighbors
!i
i
i
i
I~
4u
Y
F '
COUNTY ENVIRONMENTAL REPORT
APPLICATION FOR COUNTY REZONING REQUEST (RS-10 TO CN-20) DMS
INVESTMENTS, LLLP.
WAIAKEA HOUSELOTS, SOUTH HILO, HAWAI'l
TAX MAP KEY: 2-2-034084-0000
1
1. INTRODUCTION
The applicants, DMS Investments, LLLP with principal owners being George
j Kazuo & Adela Hara and Georgina A. H. Chun recently purchased the subject
property consisting of 22,500 square feet with the intent to use a portion of
property as commercial parking to support adjoining CN-20 existing plans and
or to reflect the market needs for multi use commercial rentals. As such, the
applicant is requesting the rezoning of the subject site from Single-family
Residential (RS-10) to Neighborhood Commerical (CN-20).
H. PROJECT LOCATION
The subject site, consisting of 22,500 square feet, is located on the east side of
Manono Street in the City of Hilo. It is situated in the Waiakea House lots and is
i identified by TMK: 2-2-034-084-0000 and has been assigned a street address by
the County of Hawaii as 697 Manono Street- lot 9 Block 20, Gr 8742 Waiakea
House lots, Hilo, Hawaii.
More specifically, the site fronts the east side of Manono Street. It also borders
two other lots owned by George Kazuo and Adela Takako Trust. Both are zoned
CN-20. TMK lot numbers are TMK: 2-2-034-093 (22,500 square feet) and TMK:
2-2-034-085 (45,000 square feet). Atebara Potato Chip factory and retail store is
located next to and to the south side (Puna side) of lot. Also across the street is
i recently approved CN-20 lot's owned by Kathy Tripp and Hirayama Brothers
Electrical. Kathy Tripp submitted plans and has since opened a small-scale
retail store with parking in open areas. Hirayama have also submitted plans to
build a 7,500 square foot, single story structure that could be converted into
smaller bays for retail and office use. These two properties were recently
changed from RS-10 to CN-20. This said lot is presently vacant of any
structures, having recently been removed.
Figure 1: Photographs depict the street frontage and existing Physical
appearance of the site.
1
III. PROJECT DESCRIPTION
A. Proiect Concept and Components
The applicant is seeking approval to rezone said property TMK 2-2-
34-84 from RS-10 to a CN-20 designation. Originally owners had
rezoned adjoining side lot's TMK 2-2-34:85 & 93 from RS-10 to CN-
20 with plans to consolidate and build a commercial complex.
r
(See Exhibit A for copy of approved County of Hawaii Approved
Ordinance dated April 13, 2000).
However due to the unfavorable market at the time, project was
] extended until market improved. An administrative extension was
requested and granted.
(Exhibit B_for copy of County of Hawaii Planning Department
Approval for extension. New completion date is April 13.2010).
The applicant is now ready willing and able to go forward with
original plans to build a commercial complex. It is the applicant's
intention to rezone additional property TMK 3-2-2-34-84 and
consolidate with existing adjoining CN-20 properties TMK 2-2-34:85
& 93. This will provide the applicant flexibility in the planning and
construction of the original approved plans and eliminate multiple
setback requirements of different adjoining properties and build a
commercial complex with parking in open spaces under one
consolidated lot. Bruce Hanson from Concept Construction is
working to finalize overall project scale and design. Plan is to have
small-scale retail and on lower level and offices on top floor. Elevator
is also being planned in overall design to make it ADA compliant and
to help with shortage of commercial rentals of this type in East
Hawaii.
It is the applicant's intention to consolidate all three properties under
one tax key and construct originally approved project by years end.
Start date is October 2007 with overall completion of July of 2007.
Applicant intends to build a two story multi-use facility rectangular in
shape that will run parallel to the northern border of TMK 2-2-34:85
and 93. Ingress and egress will be available from both Manono and
Hinano Streets with sidewalk improvements as required in original
ordinance. Adequate parking will be provided in all available open
spaces as required by law. Tenant mix will include small retail shops
2
and on bottom with offices on second floor and parking in open
spaces. An elevator will be built in middle to allow for easy access to
both floors. Additional stairs to be located at ends of building for
safety. Bruce Hanson from Concept construction is currently
finalizing overall scale and design of building.
If rezoning is approved and consolidation completed, it is the
applicant intention to increase parking and construct a second similar
multi-use facility in size and shape parallel to the first building. This
j structure will traverse TMK 2-2-34:93 onto TMK 2-2-34:84 and be
situated on the properties southern border. Tentative completion date
is April 2012. Size and scale of building to be determined by the
demand of retailloffice space during time of planning stage. Building
to be very similar in design to current proposed structure designed by
Bruce Hanson of Concept Construction.
See Exhibit C for copy of Metes and Bounds of said property and
Exhibit D for overall overall plot plan and elevation of vroiect.
1
B. Proiect Timetable and Cost
The first requirement would be to receive county council approval to
rezone subject property to CN-20 designation by November of 2007.
If approved, the applicant intends to secure the balance of the
3 required construction permits and begin making the appropriate
infrastructure improvements in January of 2008. Bruce Hansen
estimates that all construction related to this first phase should be
completed by December of 2008. It is the applicant's intention to have
all leasable space rented out by April 2009.
The applicant estimates the cost of the basic infrastructure and on-site
improvements to be in excess of $500,000. This cost would include site
preparation, as well as all required on and off-site improvements such
! as the curb, gutter and sidewalk fronting the subject area, and
wastewater improvements. Bruce Hansen estimates that the two-
story structure in phase one will cost approximately $2,000,000 to
build.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The subject property is designated Urban. As such, a boundary
amendment to cover the requested CN-20 zone is not needed.
B. County General Plan
3
V
I
The County General Plan Land Use Pattern Allocation Guide
(LUPAG) map designates the site Medium Density. As such, a
General Plan amendment to the LUPAG map would not be
required. It should be noted that while the Planning Director
initiated interim amendments include some changes to the House
lot area, none are being proposed for the subject parcel.
Figure 2: depicts overall zoning designation according to County
j General Plan.
1 Relative to the Medium Density designation, the General Plan
allows consideration for "Village and neighborhood commercial
and residential and related functions (3-story commercial;
residential- up to 35 units per acre)". The requested zoning and
planned uses would be consistent with the uses envisioned with the
Medium area.
C. Hilo Community Development Plan
The Community Development Plan (CDP) attempts to further
define the General Plan and serves as a gu ide for decision-makers.
The Planning Commission adopted it in 1975, over 25 years ago.
Although reviewed by the County Council, the CDP was never
adopted.
The CDP's Land Use Concept map identifies a RM-4 designation
for this area. Although the proposed uses are not residential, it
should be noted that requested CN-20 zoning would allow single
and multi-family residential uses.
i
Notwithstanding the technical inconsistency, however, it should be
noted that the General Plan has been amended three (3) times, and
much has occurred in the way of development in Hilo and its
outlying areas. Accordingly, some of the planning assumptions
reflected in the CDP are obsolete. An updated CDP would be
timely.
Absent the availability of a relevant intermediary planning
document, one must rely only on the General Plan LUPAG map
and policies. In the end, The General Plan is more critical, as the
County Charter requires all zone changes to be consistent with it.
D. County Zoning
4
The County zoning of the requested area is Single-family
Residential (RS-10). Over the past ten years, there has been a
number of commercial rezoning in this general area. On February
24,1998, a CN-7.5 rezoning (Ord. 98-15) was approved for a
22,500 square foot parcel located on the east side of Manono
Street, less than 800 feet north of the subject site. Then, on March
31, 2001, a CN-10 rezoning (Ord. 01-03) was approved for a 67,500
square foot area located kitty corner of the subject property,
fronting both Manono and Hinano Streets. Other commercial
(CN-10 and CG-20) rezoning requests were approved along
Hinano Street less than 600 feet from the subject property. Both
Hirayama Brother Electrical and Kathy Tripp property directly
j across was also recently approved from (RS-10 to CN-20) as well
as Big Island Candies properties on the East side of Hinano was
approved from CN-10 to high density commercial. It is thus clear
that this section of House Lots is undergoing a land use
transformation from single-family residential to light commercial
i uses.
Figure 3: Shows recent conversion of RS lot's to CN-20 and CG-20
in neighboring lot's as well as proposed site.
In the event the requested Neighborhood Commerical (CN-20)
requested were approved, all related use and development codes
such as Plan Approval, parking, landscaping, fire, ADA, and the
like would be complied with by the applicant.
E. Other Permitting Considerations
i
The site is not located within the County Special Management
Area (SMA). As such, no SMA Use Permit would be required.
However, as noted earlier, other construction-related permits
would still be required. These would be of the "ministerial"
variety, such as Plan Approval, grading permit, building permit,
driveway permit, Department of Health clearances, and the like.
I
V. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The 22,500 square foot site is rectangular in shape situated within
South Hilo's Waiakea-Homestead Community. As shown on the
preceding Property Location Map, current access to the site is
provided by county road. The elevation of the site is
5
approximately twenty (20) feet above the mean sea level and is 2
miles from the nearest coastline.
The site is rectangular in shape and currently vacant. The
property is relatively level throughout the parcel. All utilities are
available to the subject site. The subject is accessed by paved
asphalt road from Manono. It has a hundred (100) foot frontage
and runs two hundred twenty five (225) feet to the rear.
Fieure 4: Shows detailed TMK man of Proposed site- Zone 2.
Section 2 and Plat 34.
The subject property was formerly used as a residence. There was
i one older residence on the
property, and structure has since been
demolished. The site is presently cleared and leveled.
B. Climate, Soil and Topography
According to the State Commission of Water Resource
Management, the nearest rain gauge in this area is the Hilo
Airport. The rainfall data of this gauge notes that over the past 37
years, the annual medium rainfall for this area was 131.1 inches.
The wetter months tend to occur between October through April.
The average daily temperature ranges form a minimum of 61
i degrees to a maximum of 79 degrees Fahrenheit. Wind patterns
are generally trade winds (easterly) during the day and westerly or
mountain winds during the evenings.
The property's elevation is approximately twenty (20) feet above
mean Level. It is fairly flat. There are no perceptible topographic
! or geologic constraints on the subject site.
The U.S. Department of Agriculture Soil Conservation Service
(now known as the Natural Resource Conservation Service Land
study Bureau Overall Master Productivity Rating designates this
site Keaukaha Series (rKFD), which is extremely rocky muck, well
drained, thin organic soils overlying pahoehoe lava bedrock
Runoff is medium, and the erosion hazard slight. Because the site
is part of a built up urban area, the University of Hawai'i Land
Study Bureau Overall Master Productivity Rating map does not
classify this site and immediate surrounding areas.
Likewise, the site is not classified under the Agriculture Lands of
Importance to the State of Hawaii (ALISH) classification system.
Thus, the State's classification system does not recognize this site
as being agriculturally important.
6
C. Natural Hazards
Z 1. Drainage
The Federal Emergency Management Agency (FEMA) Flood
Insurance Rate map (FIRM) identifies the area of the requested
zoning to be within Zone X (areas outside of 500-year flood).
There are no existing drainage ways on the site.
Nonetheless, as there will be an added level of impervious
surface resulting from the proposed development, there may be
j an issue relating to potential increased run-off. In that event,
drywells(s) or similar type of accommodations will be
implemented, subject to the review and approval of the
Department of Public Works and State Department of Health
via the Underground Injection Control (UIC) permit process.
With the proposed on-site drainage improvements, and since
none of the proposed improvements will occur within the
Floodway (AE) designated area, all potential drainage and /or
flooding issues could be reasonably addressed and mitigated.
Figure 5: depicts overall Flood zone of area from FIRM FLOOD
INSURANCE RATE MAP pane1880 of 1900. Community-
Panel number 155166 0880 C. Revised September 16, 1988.
2. Tsunami Hazard
This site is located within the Civil Defense's Tsunami
Evacuation Zone, as is much of Waiakea House lots and the
government complex at Kaiko'o. Accordingly, during tsunami
threats, appropriate evacuation measures must be taken.
Given the fact that the proposed uses will be for office and retail
and not residential, there should be sufficient response time to
minimize danger to lives.
3. Volcanic and Earthquake Hazards
i
The United States Geological Survey (USGS) classifies the
subject site as Lava Flow Hazard Zone 3, on a scale of ascending
risk, 9 to 1. This designation applies to all of Hilo.
Figure 6: shows subiect vroiect to be located in a Zone 3 for lava
flows according to information obtained from the U.S
Department of Interior/Geological Survey, Volcanic and Seismic
7
Hazards on the Island of Hawaii U.S. Government Printing
Office: 1997-426-748
There's very little that can be done to protect structures and
improvements, on the site from lava flows. Relative to protection
of life, however this would be achieved by the County Civil
Defense agency. Such notices will be prominently placed within
office building.
j The entire island of Hawaii falls within Earthquake Zone 4,
according to the County Building Code. As such, all structures
built on the site will have to meet with the more restrictive
seismic hazard structural requirements of the Building Code.
D. Fauna Resources
I
The applicant does not believe that rare or endangered faunal
resources are likely to be found within or proximate to the subject
site. This is due to the already developed state of the subject area
(and the fact that the site has recently been graded) and its
immediate surrounding area.
Due to the developed state of this area, the faunal resources should
be somewhat typical of other developed areas. One may thus find
bird species such as the Spotted Dove, Japanese White eye, House
Finch, Common Myna, and the like. Domestic animals such as cats
and dogs, and other animals like rats and mongoose are also
} common.
None of these are endangered animals. As such, it is unlikely that
the development of this property would-cause any adverse faunal
impacts.
1
E Flora Resources
As with the description of the site's faunal resources, no
professional Botanical survey was done of the subject area. In
historical times, the Site was used residentially. The area has been
recently graded, and there is no discernible vegetation on the site.
Accordingly, there should be no adverse floral impacts.
F Historic/Cultural /Archaeological Resources
Likewise, no commissioned archaeological survey of the site was
made. The recent clearing makes it less likely to find any
Archaeological features on the site. Nonetheless, during the course
8
Features or sites are uncovered, work will cease and the applicant
will immediately notify the Planning Department. A letter was also
sent to Historic Preservation Division - Hawaii District to request a
"No Historic Properties Affected" determination. See a attach copy
of letter as confirmation.
G. Valued Cultural Recourses
In view of the recent Hawaii State Supreme Court's "PASH" and
"Ka Pa'akai O Ka'Aina decisions, the issue relative to native
Hawaiian gathering and fishing rights must be addressed.
Specifically, there must be a discussion of the cultural, historical,
and natural resources and associated tradition and customary
practices of this site.
In this situation, the subject site is not adjacent and for proximate
to the shoreline. As such, gathering of marine life and coastal
access is not an issue.
i' It is not known whether the subject or immediate surrounding area
was used in the recent past for the gathering of plants by native
Hawaiians. However, as the site has been cleared, it would appear
highly unlikely that the site would serve such purpose today.
In the unlikely event that legitimate gathering claims are made by
native Hawaiians, the applicant intends to respect and honor such
claims and provide the needed access within the site.
Based on the above, it does not appear that the project would have
any potential adverse impact relative to the cultural and historical
resources of the area.
H. Water and Coastal Resources
The Hilo area is underlain by basal groundwater. The Wailoa
River is approximately mile from the subject site. The coastline
is about a mile away.
The proposed development will connect to the County's system
along Manono Street. This should further reduce potential adverse
groundwater or near shore water impacts resulting from this
project.
Further as noted earlier, prior to the installation use of any
drywells on the site to address on-site drainage concerns, the
9
appropriate UIC permit from the State will be taken. At the time,
impacts to water and coastal resources will be carefully examined.
1. Noise, Air Ouality, and Dust
The existing background ambient noise level in this area is wind,
foliage, birds, and the like. However the significant manmade noise
is influenced by the traffic associated along both Manono and
Kekuanaoa Streets. With the traffic, the noise level is relatively
high, averaging more than 55 Ldn.
To mitigate this noise to the project, the applicant plans to install
appropriate landscaping along the frontage of the property and to
the sides.
There will also be short-term noise impacts during the construction
phase. To mitigate this impact, the development of this project,
particularly the site work, will also be required to comply with
j established State Department of Health guidelines and standards
relating to noise and emission controls.
The proposed development should not generate any direct air
ualiimpacts. As the project itself is not expected to have uses
that generate adverse air pollutants, the only discernible air quality
impact would be associated with vehicular traffic to and from the
site. While the added traffic will have an impact to the ambient air
quality, the impact should not be significant. This is due in part to
the higher EPA standards for vehicular air emissions and the
prevailing trade winds.
All of the required parking area within the project site will be
paved with an all-weather, dust free surface. Landscaping will also
be required as part of the Plan Approval requirement. As such,
' with the exception of minimal construction dust in the beginning,
long term dust generated by the project should be insignificant.
' J. Scenic and Visual Considerations
In the Natural Beauty element of the General Plan, there are sites
or areas listed as scenic resources. The subject site is not listed as a
scenic site. However, there were a few examples cited in the Hilo
area. The most notable is the backdrop of Mauna Kea and the Hilo
Bay.
The proposed development would not have any visual impacts on
the Mauna Kea or Hilo Bay. The view of Mauna Kea in this area is
10
somewhat visible from Manono Street. Given the height of the
proposed structure (less than 30 feet) and the height of the
mountain, this view would not be impeded form this public road.
Thus, with the planned height of the structures and the location of
the site in relation to the views of the significant landmarks, the
visual impact should not be overly pronounced, if any.
VI. SOCIAL AND RELATED CONSIDERATIONS
A. Surrounding Land Uses
The surrounding land uses in this area are a mixture of low to
moderately dense residential and commercial uses. While there
are a number of single-family residences, with the "ohana-
1 nizatiou" of lots, there -.re also a number of duplexes. There are
1 also churches, commercial, and a potato chip manufacturing plant
in the near vicinity. The latter (Atebara Potato Chips) is located
directly next to subject site on Puna side. There is a drafting
business adjacent and to south of the subject property. Both Kathy
Tripp and Hirayama brother C-20 properties are directly across
j the street. Kathy Tripp has since opened her retail store and the
Hirayama brothers are working towards building their
{
commercial building.
I
Figure 7: depicts current zoning and proposed zoning for
surrounding area as shown in the Hawaii County planning
website- htty://co.hawaii.hi.us/plannina/mays/ordl2.ipa.
The requested rezoning would be generally consistent with the
evolving mixture of commercial and residential land use pattern in
1
this area. Nonetheless, because of there are some residential
developments proximate to the subject area, mitigate measures
will be taken. These measure deal principally with landscaping,
lighting, and access.
B. Economic Impacts
The requested zoning would have some measure of economic
impact, as it would provide short-term employment opportunities
for those in the construction and related industries.
11
When completed, this new proposed facility whether it is parking
to support future development or multi-use retail building will
create future jobs, tax revenues and benefit the overall County of
Hawaii.
A commercial rezoning would also increase the tax revenues to the
County. However, there could be some real property tax
consequences for the adjoining residentially zoned properties. As
the assessed valuation f the subject property rises due to the
higher commercial use, there could be some fallout to neighboring
properties. However, landowner's intent on keeping their property
for residential use would have the option of dedication their land
for residential or agricultural uses.
C. Agricultural Impacts
The subject site has not been used for agricultural purposes for
over 50 Years. It was used residentially until recently when the
residences were removed. Given the urban setting, the agricultural
impacts resulting form this Rezoning should not be significant.
I
VII. INFRASTRUCTURE CONSIDERATIONS
A. Road and Traffic
i
The subject site fronts Manono Street. This 2-lane County road
serves as one of several north/south roads in this part of Hilo. It
has a right-of-way of 50 feet with a 22 foot wide pavement and
graveled shoulders.
Manono Street is designated as a connector road on the Zoning
Map. Such a designation requires a sixty (60) foot right-of-way.
The applicant is prepared to set aside five (5) feet of its property to
accommodate this designation. Refer back to Figure 3 for detailed
info on future 60ft right of way requirement.
This portion of Manono Street is straight. As such, there is
adequate sight distance for egress and ingress movements. The
applicant, pursuant to the requirements of the Department of
Public Works will make driveway improvements.
The applicant does not anticipate vehicular movements to and
from the site to be substantial. Generally, they will be associated
with employee movements between the hours of 7:00 am to 8:00am
and 4:30 p.m. to 5:00 p.m. Client traffic should average no more
than 10 movements every 30 minutes during the course of the day.
12
B. Water
Water service to the project is from the Piihonua well source.
There is an existing 5J8--inch meter serving the site from Manono
Street. In the event this needs to be upgraded to a 1- inch meter,
the applicant will do it. The applicant does not anticipate water
use to exceed three (3) units of water. Did check with Finn McCall
from the Department of Water and found that indeed there is
sufficient infrastructure to support development. He said that
there are larger water laterals on both Manono & Hinano. There
is 8" water lateral on Manono Street and a 6" water lateral on
Hinano. He stated that an easement would needed to be given to
the water department and lines would be brought together either
1 on one side and or in the middle of property to further ensure
water flow. For additional rules and regulations, he said you can
also see County Water website at www.hawaiidws.or¢. and look
up water systems standards.
I
i
(Fieure 8 for cony of may obtained from the Department of Water
notatine the water lateral size. Man was sinned off Finn McCall
from the County Water department)
Should this application be favorably considered, the applicant
intends to secure the required water commitments from the
Department of Water Supply for this project.
C. Waste Water
County sewer line fronts the subject site along Manono Street. If it
has not already done so, this project will hook up into this system.
D. Solid Waste
Solid waste will be handled by commercial haulers who will
dispose of the refuse at the county landfill in Hilo, which is at or
nearing capacity. This landfill must be closed when full. Unless an
approved site is located in Hilo, the waste will have to be hauled
and ultimately disposed off at Pu'uanahulu in West Hawai'i.
j As the site completely cleared, there should be no land clearing
material that needs to be disposed of. For the construction phase
of this project, efforts will be taken by the contractor to minimize
disposal and all disposal will be done at approved disposal sites.
13
I
This and other waste reduction methods will be taken during the
construction and operating phases of this project.
E. Other Government Services
As this area is already part of an urban area, it already has access
to a number of services. All of the required police, fire, and related
services are available. Police protective services are provided from
the main station along Kapilani Street, less than 2 miles from the
1 site. Likewise, the nearest fire station would be at Central and
Waiakea, both within two (2) miles from the subject site. There
are also the Kaumana and Kawailani stations, located less than
four miles away. Emergency medical and paramedical services are
also provided from these stations.
The Hilo Hospital is located approximately 3 miles from the site
and is managed by the State. This facility is one of 5 licensed
hospitals on the island.
As this project is a commercial one, it should have little or no
direct impacts to schools, parks, and other related facilities. As the
project may indirectly generate a school demand, it should be
noted that the site is proximate to the K-12 Hilo Complex and
Waiakea Complex, both of which are less than 3 miles from the
site. There are also a number of public parks within a 2- mile
radius.
Thus, no extension of government services would be required, and
existing facilities should be sufficient to accommodate the demand
expected from this project.
I
F. Other Utilities
} All other utilities such as telephone and electrical services are
available to the site.
VIII. IMPACT SIGNIFICANCE ANALYSIS
A. Relationship Between Local Short-Term Uses of Environment and
Long- Term Productivity
The short-term use of the site would probably be the same as the
current use, which is open space. This will continue until the full
14
improvements are made, which will hopefully be before the middle
to latter part of his year.
This project should not result in any significantly adverse short or
long-term impacts that cannot be properly mitigated. There will
be direct and indirect economic benefits resulting from the
construction and implementation of this project. Relatedly, the
project will generate increased tax revenues that can supplement
the State and County's fiscal resources.
Whatever we arooose, this new facility will create future iobs and
tax revenue for the County of Hawaii.
1 Because of its location, this project will provide a service that can
be made reasonably accessible to the immediate neighborhoods
and surrounding commercial and industrial areas. The applicant
will mitigate potential impacts of this project and will implement
all required infrastructure- if needed-.
i
B. Irreversible and Irretrievable Commitment of Resources
The area of the requested rezoning has already been extensively
disturbed. As such, the commitment of natural or other resources
(such as botanical, avifaunal, and archaeological) would not
appear to be significant.
C. Mitieate Measures
The applicant intends to provide any required off and on-site
infrastructure in conjunction with the development of this project.
These will include on-site drainage system, landscaping, road,
water, and wastewater improvements. Al of these will be done in
conjunction with the permitting and permit implementation
i phases of this project. Off-site traffic-related improvements at
Manono Street fronting the property will also be provided. If
needed, this will consist of a curb, gutter, and sidewalk section
fronting the property.
If any inadvertent archaeological discoveries are made during any
phase of this project, the Planning Department will be notified and
appropriate mitigation will be taken before work is resumed.
Landscaping will also be incorporated within the project site, as
well as along its boundaries. The landscaping would be consistent
with the Planning Department's landscaping rules.
15
D. Alternatives to the Proposed Project
1. No Proicct
Under the status quo alternative, the site would remain in its
present vacant, cleared use.
Under this scenario, the site would not be utilized to its highest
and best use, as envisioned by the General Plan and the
commercial and residential growth of the general area.
I 2. Development Based on Existing RS-10 Zonin¢
Under this alternative, the area of the requested zoning may be
used for one residence. While that maybe possible, residential
uses, however, may not be too desirable, due to noise associated
with the traffic along Manono Street.
3. Residential Rezonina
Another option could be to utilize this site for a denser
residential project. While that would still be consistent with the
General LUPAG's map Medium Density designation, it may not
be too feasible, given its location neat to a major connector road
and the cost of the required off-site infrastructure.
4. Evaluation of Alternatives
Leaving the property in its current state would not maximize the
use of the land. The land could continue to be used residentially.
However, there may be some safety factor, given the connector
road function of Manono Street. This would also mean having to
redirect commercial uses to other areas of Hilo, areas that are
increasingly becoming less available.
There would also be diminished tax revenues and less service to
the public.
While alternative residential densities are possible, those uses
may not be really desirable, given its frontage along a heavily
traveled road and the cost to provide the required off-site
infrastructure.
Neither of the above alternatives could best deliver some needed
off-site infrastructure improvements, as would the requested
commercial project. The proposed project would make
16
improvements fronting Manono Street. Then, too, the use would
provide needed commercial retail and office services for SMALL
businesses to the area community.
In that regard, the project in totality would be consistent with
the land use objectives sought to be accomplished by the County
General Plan LUPAG map.
In view of the aforementioned, it would appear that none of the
alternative would be more prudent and beneficial than the
requested CN-20 zoning alternative.
I
IX, REGULATORY ANALYSIS - County and State Land Use Policies
A. General Plan LUPAG Mao
j The General Plan provides for the long-range comprehensive
development of the island of Hawaii. It provides direction for
balanced growth in the County.
The LUPAG map designates the site Medium Density, a
designation that allows the requested CN-20 zoning. Accordingly,
this request would be consistent with the LUPAG map. It should
be noted that none of the interim amendments proposed by the
j Planning Director involves the subject site.
I
B. General Plan Policies
The requested zoning would be consistent with the goals, policies,
and standards of the Economic and Land Use Elements of the
General Plan. Specifically, the more pertinent ones follow.
Economic Element
Goals
• 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.
17
• The County of Hawaii shall strive for diversity and stability
in its economic system.
• The County shall provide an economic environment, which
allows new, expanded, or improved economic opportunities
that are compatible with the County's natural and social
environment.
Policies
• The County shall provide an economic environment,
which allows new, expanded, or improved economic
opportunities that are compatible with the County's
natural and social environment.
I
• The County shall strive for an economic climate which
provides its residents an opportunity for choice of
occupation.
i
• The County shall strive for diversification of its
economy by strengthening existing industries and
attracting new endeavors.
i
• The County shall encourage the development of a
visitor industry which is consistent with the social,
` physical, and economic goals of the residents of the
County
Land Use Element (Commerical)
Goals
• Provide for commercial developments that maximize
convenience to its users.
• Provide commercial development that complements the
overall pattern of transportation and land usage within
the island's regions, communities, and neighborhoods.
Policies
• Commerical facilities shall be developed in areas
adequately served by necessary services, such as water,
utilities, sewers, and transportation systems. Should
18
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.
f 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 controls shall be incorporated
into the review of such developments.
Standards
• Commerical developments shall be located in areas
adequately served by transportation, utilities, and
amenities. Commercial developments shall provide for
adequate internal circulation amongst commercial
facilities in the area.
] • Off-street parking and loading facilities shall be
1 provided.
f
• Commercial development shall maintain or improve the
quality of the present environment through the
consideration of visual, access, landscaping, and other
design elements in the their development.
i
• Preference shall be given to commercial lands with a
reasonably level topography.
j • According to 14.3.52.2 Hawaii County General Plan
Courses of Action plan, section f- "Within the Waiakea
Houselots "medium density" area, commercial
development shall be focused on major streets--
Kekuanaoa, Piilani, Manono, and Lanikaula, while the
interior blocks should be zoned primarily for single-
and multi-family residential use".
(Exhibit E for cony of Hawaii County General Plan
Section 14.3.5.2.2 Courses o Action, figure f)
19
Discussion
If approved, the project would provide needed service to this
sector in Hilo area. Its location is ideal to service some of the
existing residences in this area. However, because of its
location, it would also provide supportive services to the
commercial and industrial cores of Hilo.
Relatedly, all required infrastructures are there or, if not, will
be provided by the applicant without taxing government's
servicing ability.
The site has limited on-site developmental constraints. The site
is not designated a floodway and instead designated "X", areas
outside of the 500 year storm. Because of its prior residential
use and current cleared status, archaeological, floral, or faunal
concerns should not be significant, if at all.
Relatedly, although there may be a potential for some endemic
birds to visit this area, the development of this site would not
i remove a critical habitat. Then, too, there are alternative areas
that would be more suitable for any habitats.
Furthermore, if there are inadvertent archaeological features
found on the site, work wills top and the State DLNR and
County Planning Department will be consulted before further
activities occur within the affected area.
Finally, all structures will be built to comply with the Zoning
Code standards, such as parking, setback, height, landscaping,
and so forth.
1 C. Zonin
If the request were approved, the site would be developed into a
small-scale commercial retail area on bottom with offices on
second floor. The structure and improvements would be developed
consistent with the Zoning Code. No variances from the Code are
anticipated.
D. Hawaii State Plan
Chapter 226, Hawaii Revised Statutes, outlines the long-range
goals and policies of the Hawaii State Plan. Said Plan is intended
to serve as a guide for the growth and future long-range
development of the State.
20
Pursuant to said requirement, a discussion of the pertinent policies
and goals and the project's relationship follows:
Goals
• A strong, viable economy characterized by stability, diversity,
and growth that enables the fulfillment of the needs and
expectations of Hawaii's present and future generations.
• A desired physical environment characterized by beauty,
cleanliness, quiet, stable and natural systems, and uniqueness
that enhances the mental and physical well-being of the people.
• Physical, social and economic well-being for individuals and
families that nourishes a sense of community responsibility and
caring of participation in family life.
1
1
Discussion
The proposed project would achieve these goals. It would provide
both direct and indirect employment opportunities for current and
future residents of the island; contribute to the island's overall tax
base and hence, increase both State and County revenues; and
complement and support other economic uses and in turn,
contribute to the stability, diversity, and growth of local and
regional economies.
i
This employment opportunity would come without adversely
affecting the environment. There is no known wildlife or plant life
s listed as either endangered or threatened on the subject site. Then,
too, because of its historical residential use and the fact that the
site has been cleared and leveled, the likelihood of finding
archaeological features on the site is quite remote.
Impacts to the surrounding areas would also not be significantly
adverse. All required infrastructures will be in place by the
applicant prior to occupancy of any portion of the project. These
include traffic improvements, and the wastewater and water
system.
Furthermore, the provision and /or retention of natural
landscaped buffers around the perimeter of and selected portions
21
within the project site would also help mitigate any adverse visual
and noise impacts to neighboring residential properties.
G. Hawaii Coastal Zone Management Program
The objectives of the Hawaii Coastal Zone Management (CZM)
Program are outlined in Chapter 205a, Hawaii Revised Statutes. The
principal goal is to assure the protection and maintenance of the
State's coastal resources. Although the entire State falls within the
j CZM area, the permitting process is geared for those areas proximate
to the coast and identified by the County as the Special Management
Area. Nonetheless, a general review of a project's consistency to the
CZM policies - regardless of its location - must still be made.
In that regard, please note the following:
• The proposed project will not have any substantial adverse
environmental or ecological effect. (Please refer to discussions
j in Chapters V, VI, and VII). Any effect that may result will be
minimized to the extent practicable and will be clearly
outweighed by public interest.
• The proposed development would be consistent with the
objectives of the CZM program. Specifically:
o There would be no impact to the area's recreational
i resources. This is not a shoreline property.
o Because of its historical agricultural use, the project site
should not have any remaining historical resources.
Any inadvertent find during* the course of construction
can be appropriately mitigated;
o The project will not affect any scenic and open space
resources;
o The coastal ecosystem will not be impacted;
o There will be more employment opportunities, and
hence furthering the economic uses of the sites;
o The site is more than a mile from the shoreline, and
thus there would be no coastal hazard or beach erosion
or marine resource impacts; and
22
o Public participation will be achieved through the
hearings on this request.
• The proposed development is consistent with the County
General Plan and other appropriate regulatory tools, such as
the Zoning Code.
I
i
Mahalo Nui Loa for your consideration.
Georgina A. H. Chun
AKA Gina Hara Chun RA
Chris Brilhante LLC
DAIS Investments, Representative
i
1.
i
23
i
i;
I
i
F IGURES
1. Picture of property
i
2. County of Hawaii Waiakea House lots designation.
3. Map of existing & recent conversions of area from RS (Residential) to CN
(Commercial Neighborhood) & CG (General Commercial) conversions.
4. Detail Map of area.
5. Flood Map of overall area showing "X"
6. Lava Zone Map showing that general area is in Lava Zone 3
7. Detailed map showing different designations of overall area from the Hawaii
County Planning department website.
8. Hawaii County water map showing 8" & 6" water lateral on Manono & Hinano
Street.
v
j q4 r r:
1
i
Street View of subject property TMK: 2-2-034-084
1
tt
Front View of subject property TMK: 22-'2`!-034-084
FIGURE I
SS
r
2~4
VZ5
j`
~r 1
LEGEND
ii
Conservation
High Density Urban
Industrial to edi6iiF# Industrial
Medium Density Urban
Density Urban B- Open Area
Proposed High Density Urban
1 Proposed Medium Density Urban
Medium Density Urban to
High Density Urban B-B
b t 4
Re
pp:Y t
1
Y } WW
S
lanikaula St,
4.25. ._....®x125 0...-..._ 0.28 O.S Miles
S. Hilo 0 4
Figure 2
0
Y-.r9 F- K~~loly Teri G~wi/ia
M1.-20 W O W
^ (X F b
1~iI R
O GO -Ir.9 N O tl
d FUTURE 120' R/W UNE
MILANI STREET
ca-r.9 cd-T.9 F Gd-r.0
1 W ed - 1.0 Houganji Apartment 0:
N
IB" Credit
623.00 S Union
9,141.00 E
j ' HALA° ed - 7.9 Restaurant Co - r.ej MI zo
s
is-10, t9-t0 '
1 ~t t 1 T. R9 - 10 R9 10
ML'-26
5 Church flmce'; k9-10
ti-r.f R3-10 t9-IO. mi.
t9-10 R9-10 - LS-10 .119-t0 83.10.
HUALANI STREET W. UN
89.10. Rl-10
c
^Iva- [9-10 m ,n
~ I~ R9-10'
Hit
CN 20 t_V GN-=a .R9-to cd-a9
8 n j
t " CN-20 Site " ('~l• ' ed - 20 CG- 20
_ B' island andles. "-to
R - l o Complex G-20
_ to Cbi factory CG- 20 a Y
Big- .1 zOO. logos ca zo ts- ° y its... 10
1 Q.
Rf 10 E Y I
_J_ [9 1
UANAOA Candies STREET FUN 6 R tWE
' p~ LS q10 - - F J -3-10 ca•lo R9-10
3i
!9 - I O 19,- I .
°
j I [D-974 Rs to,
CN-1o
Recent Conversions: Proposed retail
Converted in 2006 from
RS-10 to CN-20
Cathy Tripp. April 07 EXISTING ZO G OF AREA
opened gift shop.
Rhayams Brothers Big Island Candies
rezoned theirlot orom In 2006 converted existing RS
RS-10 to CN-20 and are to to High density
working towards
building their Convert existing Commercial CG-20 zoning
commercial building 0 Tot to CN_20 . RS-10 from Hiaano to Kekuanaon
Atebarn Potato Chip Street.
TAK 2-2-034-084-000 Factory and retail outlet GENERAL COMMERCIAL
(22,500 square feet) anadioio South
(PUna)boar boarder
x ~
aj aj t{{2
9f { Y>d a~'
Yrr, 133Y1C~ JTTf y° n'y3-Y
Q ~ ~ filD :ai
p~„ YD
f.=c ~«j (kl ry ~
' DTn YS • irif rD ° °we J ~ ~ Kre1y ° "{r~,yo
• rrre P fi1D yD r ~
A vffvi9 !wr O
,W, t Yl +.rr ®/.ee<a iv y \:,{~-ViII P /vcw'°. ~ ~.StP
F h.4 p. ltvY9 tas~. n
v 4:. lM1rw n .
E4`e, tyd P , tf,f l...aT /,vY ~?n/i 't qr 1 ~ ~
Y}1as pY+7 4 ? + sKV e °
1 4r/t }`~1 ~ ° ~t ~w+ .np ~ r M1 Z ^~•.w. I ofKbD 7A
3~! 191 ~ a' L r 1 <°^.?T +O ~ i P YLt~° 9t J" ! r `a
~ M F ° ® J i « Irl
Y f~M ~~sry°xo t tg o°^.W ®y~
I' ° rrosa , Dale e • ~ -"<.o>~v~ 7, ~+ab ~ i a.
e"i~al av ® i °
133b1C a r~~.....A~~11yY1 ~M1O TT{{~~<<yy}}~D .^J
rat?» ~ ~ ~ i
F J
C i
' }33~m$f7 - ~ Oa
V
B%ZONE 111 D RAN lllsu urDSDEDI
AE -
- ~~~DEfl CY 1
m, FIRM
RM 0l uAcE ME NAP
-I~ RM i% ONE AEK
HAWAII COUNTY,
1 73ZAEE ' 13 0 i HAWAII
~ ZONE D1 s
L
33 PAMOD OF IND
~ i B ~""33T~ o n
4 LEI fl
94
M y wuww
j 'OTNE C011MDWTY-PANEL ISNSEI
1551AS MMC
NAP SEVM.
get - SEPTORM %ml
gs~ SM1
KAWILI ST
~i O D 6 pldDmymf ElAmmIm AYW'
2
C p
c c
` RM i' Tg s .m
NE X
- i LIMIT OF p
LULEO STUDY 1Fp ' MAEMAE ID
II
\ ~ ~ ` STREET J
O IJ ii
X /i
E
0
ZONE ` ZONE X
X S
F
ZONEX E D ZONE AE
IMSTPUAINAKO
RE" I
ZONE ZONEX 1
P PAI $
c sly,
G
AW"UNI
STREET
991 < NDEAU
Y9 B6
m ZONEX
- I(AXADPEA
H a
II"~ ZONE X 0
I I 1 O 'V
r ~
II i~ I ZONE X 2 ZONE X
-i
LL.
Hazard ZoneF for Lava Flows
Zone Percent of Percent of area Explanation
area covered covered by
by lava since lava In last
1800. 750 yrs.
Zone 1 greater greater Includes the summits and rift zones Of
than 25 pct than 65 pct Kilauea and Mauna Loa where vents
have been repeatedly active in historic
time.
Zone 2 15-25 pct 25-75 Oct Areas adjacent to and downslope of ac-
tive rift zones.
Zone 3 1-5 pct 15-75 pct Areas gradationally less hazardous than
Zone 2 because of greater distance
from recently active vents and/or
because the topography makes it less
likely that flows will cover these areas.
Zone 4 about 5 pct less than 15 pct Includes all of Hualalai, where the fre-
quency of eruptions is lower than on
Kilauea and Mauna Loa. Flows typically
I cover large areas.
Zone 5 none about 50 pct Areas currently protected from lava
flows by the topography of the volcano.
1 Zone 6 none very little Same as Zone 5.
Zone 7 none none 20 percent of this area covered by lava
3,500-5,000 yrs ago.
Zone 6 none none Only a few percent of this area covered
i in the past 10,000 yrs.
Zone 9 none none No eruption In this area for the pest
60,000 yrs.
~ a
~ I
KOHALA 3
5 °
01L
6
N O
W
7 °
8
t 9 -
i
T.AVA 7.nw MAIL
gTGf IRP. 6
4
LEGEND
Densky Urban
-'`1; Med?unz Uensitu
I Low Densky
inetusfriai
~ o ? - ~ - 1 intensive Agriwitme
1 J E)densiee Agriculture
Orchards
T.
Resod
Open Area
Conservation
Flood Plain
Urban Expansion j
~ 4.4 ~ ~ ~ ~ lute Me~nSK~amsMy lntlusl,Eal
i
$~.;s~ 'rs'~a*s$;u~a University Use ;
e ?~zx~e.: E
~`e w ar ~ s f
1 a •n #
N Y.t~ i
- ti a~bIti L~ L' ( !1 C P
\ f}> a F~ - ~4Yy
FIGURE 7
loft
5110/2006 9:04 3M
i
u ~ "f~ a ysy d ~r 7C tins, .n t ur i pEa - r a Irv
4 X Y !
s r + , ^r _ 'EC ~ ''1. ~ -n t+ r `~sz'?~5.~~ `?';~r~~ 3:', . ~
i -mow
w$s
1 i^
I
I ~
j N
7
Z 00
m
V
1
i
1
x 2 rv
m OONNdO~Om w
me ~m m 0mo 2
DI A < fil m a _ 0^ p^ r
O m o K~G'o 3
q A m
T A A
I ° m
d
a
I
i
EXHIBITS:
}
A. County of Hawaii Approved Ordinance 0031 for TMK 2-2-34:85 & 93 to change
zoning from RS-10 to CN-20 designation.
j B. County of Hawaii Planning Department Approval for extension. Extension given
April 13, 2010.
C. Copy of Metes & Bounds and map of said property
D. Plot Plan of overall design & elevation of planned building by Concept Design
E. Hawaii County General Plan Section 14.3.5.2.2- Courses of Action, section F.
1
i COUNTY OF HAWAI
44 1- STATE OF HAWAII
BILL NO. 205
(Draft 2)
ORDINANCE NO. 00 31
AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP),
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY
CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL
(RS-10) TO NEIGHBORHOOD COMMERCIAL (CN-20) AT WAIAKEA, SOUTH HILO,
HAWAII, COVERED BY TAX MAP KEY 2-2-34:85 AND 93.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii
County Code, is amended to chartge the district classification of property described hereinafter as
follows:
1
The district classification of the following area situated at Waiakea, South Hilo,
Hawaii, shall be Neighborhood Commercial (CN-20):
Beginning at a galvanized iron spike and ahu at the Northwest corner of this lot
and the Southwest corner of Lot 5, on the East side of Manono Avenue, the coordinates
of said point of beginning referred to Government Survey Trig. Station "Halai" being
1263.0 feet South and 9141.0 feet East, as shown on Government Survey Registered Map
No. 2566, and running by true azimuths:
1. 270° 00' 450.0 feet along Lot 5 and Lot 6 to a galvanized
iron spike and ahu;
2. 360° 00' 200.0 feet along the West side of Hinano Avenue
to a galvanized iron spike and ahu;
3. 900 001. 225.0 feet along Lot 12 to a galvanized iron spike
and ahu;
4. 180° 00' 100.0 feet along Lot 9 to a galvanized iron spike
and ahu;
5. 90° 00' 225.0 feet along Lot 9 to a galvanized iron spike
and ahu;
] ~ IT "A"
6. 180° 00' 100.0 feet along the East side of Manono Avenue
to the point of beginning and containing an
area of 67,500 square feet.
All as shown on the map attached hereto, marked Exhibit "A" and by reference
i
-I made a part hereof.
SECTION 2. This change in district classification is conditioned upon the following:
I
{ A. The applicants, their successors or assigns shall be responsible for complying with
all of the stated conditions of approval.
B. Construction of the proposed development and related improvements shall be
completed within five (5) years from the effective date of this ordinance. This
time period shall include securing Final Consolidation Approval and Final Plan
Approval from the Planning Director for the commercial development. Plans
shall identify structures, fire protection measures, landscaping and maintenance
plan, paved and striped parking stalls and driveway and other improvements
i associated with the proposed uses. Plans shall include landscaping along property
boundaries for the purpose of mitigating any potential adverse noise and visual
impacts to surrounding properties. Plans shall also indicate a 5-foot future road
widening setback along the properties' Manono Street frontage.
1
C. Driveway accesses from Manono Street and Hinano Street shall meet with the
approval of the Department of Public Works.
D. The applicants shall construct the following roadway improvements along the
subject property's Manono Street frontage, meeting with the approval of the
Department of Public Works:
1. A half-section of roadway improvements on the east side of Manono
2
i ~
Street consisting of a 21-foot wide A.C. pavement with concrete curb,
gutter, and sidewalk and drainage improvements within the future road
widening setback area established as one-half the distance between the
existing right-of-way and 60 feet.
2. A half-section of roadway improvements on the west side of Hinano Street
consisting of a 16-foot wide A.C. pavement with concrete curb, gutter and
sidewalk and drainage improvements in the area established as one-half
the distance between the existing right-of-way and 50-feet.
3. If required, installation of street lights, signs, and traffic markings meeting
with the approval of the Department of Public Works, Traffic Division.
All roadway improvements to Manono Street and Hinano Street shall be
completed within five (5) years from the effective date of the change of zone
ordinance or in conjunction with the County's road widening improvements,
whichever occurs first.
I
E. The 5-foot future road widening section fronting the subject property along
Manono Street and roadway improvements on Hinano Street shall be subdivided
and dedicated to the County of Hawaii.
I
F. A Solid Waste Management Plan shall be submitted for review and approval to
i
the Department of Public Works in conjunction with the submittal of plans for
Plan Approval to the Planning Director.
i
-3-
G. Sewer line connections shall meet with the requirements of the Department of
Public Works.
H. Upon compliance with applicable conditions of approval, prior to the
establishment of any new use or the opening of the proposed development, the
applicants shall submit a final status report, in writing, to the Planning Director.
1. Comply with all other applicable rules, regulations and requirements of the
affected agencies for the development of the subject property.
I
J. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria
for imposition of exactions or the assessment of impact fees, conditions included
herein shall be credited towards the requirements of the Unified Impact Fees
i
j 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:
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-
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 applicants should require an additional extension of time, the
Planning Director shall submit the applicant's request to the County
j Council for appropriate action.
L. Should any of the conditions not be met or substantially complied with in a timely
fashion, the Director may initiate rezoning of the subject property to its original or
more appropriate designation.
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect the other parts of this ordinance.
SECTION 4. This ordinance shall take effect upon its approval.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
Hilo, Hawaii
Date of Introduction: March 22, 2000
Date of 1st Reading: March 22, 2000
Date of 2nd Reading: April 5, 2000
Effective Date: April 13, 2000
i
A7 ED AS TO FprkM AND LEGALITY
CORPORATIO C UNSEL
:Z~t7a
DATED
-5-
CG - 7 .5 L G- 1, 5 C G- 7. 9 MI. - 2 0
i
CG-1.0 ca 1. LG-7.s m -2
1 25 - t0 R5 - to 95-10 R5,10
C5 - 10 O a
W z W
CN-7.5 w w ML .20 w
w
~x z
(n
K 5
F rn R5-10 M -10 w 2L0 4
S
RS - 10 k5 • 10 J k5 - 10 R5 - 10
f W
HUA NI WFU E SW O' LIN S REET
k5 - 1 1 263.0 S a k' 1
# 9,141.0 E 2
HAWAI" A
$ RS - 10 RS - 10 ML - 10
c
R5-10 CG-20 RS-10
R5 - 10 lip
C6 -20 40;
i
F54p RS-10
RS - 10 RS 10 ML -2
KEIIUA14AOA FU E 60 R W LINE STREET
1 k5. 10 R5-1 R -10
SINGLE FAMILY
RESIDENTIAL (RS-10)-
TO NEIGHBORHOOD
COMMERCIAL (CN-20) Rs -10
AREA: 67,500 SQ.FT. z
1 O J
Z O Q Y Ll
Z k5 - I d ¢ R5 - I O j 145 - 10 g k5 - 10
_Z
= g Y ML - 2 Y
LElIANI STREET
AMENDMENT TO THE ZONING CODE
AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING
CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM
SINGLE FAMILY RESIDENTIAL (RS-10) TO NEIGHBORHOOD COMMERCIAL (CN-20) AT WAIAKEA,
SOUTH HILO, HAWAII.
PREPARED BY : PLANNING DEPARTMENT
COUNTY OF HAWAII
JANUARY 13, 2000
TMK 2-2-34:85 Ec 93
+ CCeo.y~ K. Horo)
EXHIBIT "A"
OFFICE OF THE COUNTY CLERK
County of Hawaii
Hilo Hawaii
(DRAFT 2)'-..
ROLL CALL VOTE
n , AYIaS
i.. ;i Np S ABS EX
Introduced By: Bobby Jean Leithead-Todd Arakaki X
Date Introduced: March 22, 2000 Chung X
First Reading: March 22, 2000 Elarionoff X .
Published: N/A Jacobson X
Leithead-Todd X
! REMARKS: Pisicchio X
Smith X
Tyler X
Yagong x
9 0 0 0
DRAFT 2
Second Reading: April 5, 2000 ROLL CALL VOTE
To Mayor: April 12, 2000 AYES NOES ABS EX
0
Returned: April 13, 2000 Arakaki X
Effective: April 13. 2000, Chung X
Published: April 24, 2000 Elarionoff X
~ Jacobson X
REMARKS.
Leithead-Todd X
Pisicchio X
1
Smith X
1 Tyler X
Yagong x
a 0 1 0
1 DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council published as
indicated above-
APPROVED AS TO
AND LEG LITY:
it ids/ D
DEPUTY CORPORATION COUNSEL
COUNTY OF HAWAII ?CQUNCII CHAIRMAN
Date 'C CLERK
ApprovveedA9isspgQrered this t 3 day
of 20 G~
U%!~N/2d Bill No,: 205 (Draft 2)
1 AYOR, COUNPYOFHAWAII Reference: C-657/PC-89
Ord. No.: 00 31
Harry Kim „ Christopher J. Yuen
Mayor
Dirennr
Roy R. Takemoto
Depury Director
611uldv of'nfu xii
PLANNING DEPARTMENT
101 Pauahi Street, Suite 3 - Hilo, Hawaii 96720-3043
(808) 961-8288 • Fax(808)961-8742
1
June 8, 2004
Mr. and Mrs. George Hara
51 Makaala Street
Hilo, HI 96720
Dear Mr. and Mrs. Hara:
Change of Zone Ordinance No. 00 31 (REZ 942)
Applicant: George T. Hara and Adele T. Hara
Request: Administrative Time Extension
Tax Mau Key: 2-2-34: 85 & 93
i
s
Thank you for your letter dated May 20, 2004 requesting a time extension to comply with
Condition B (construction timetable) of the above listed ordinance.
1
Condition K of Ordinance No. 00 31 states "An initial extension of time for the
I performance of conditions within the ordinance may be granted by the Planning Director
upon the following circumstances:
1. The non-performance is the result of conditions that could not have been
foreseen or are beyond the control of the applicants, its successors or
assigns, and that are not the result of their fault or negligence.
2. Granting of the time extension would not be co itrary 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 the performance (i.e., a condition to be performed
within one year may be extended for up to one additional year).
a:) s 'r V2
MIBIT "B"
i
I
i
Mr. and Mrs. George Hara
Page 2
June 8, 2004
5. If the applicants should require an additional extension of time, the
Planning Director shall submit the applicant's request to the County
Council for appropriate action.
The Planning Director has determined that non-performance is a result of conditions that
could not have been foreseen and not a result of fault or negligence. Further the granting
of an additional five (5) year extension of time would not be contrary to the General Plan
or Zoning Code, nor the original reasons for granting the change of zone. Therefore, a
five (5) year extension of time to comply with Condition B is granted until
April 13, 2010.
Please be informed, however, should you need an additional extension of time to comply
with Condition B, your request and reasons, along with 20 copies of that request shall be
forwarded to the Planning Commission with a $250 filing fee. A public hearing will be
held by the Planning Commission, who will forward their recommendation to the County
j Council.
If you have any questions, please feel free to contact Jeff Darrow at 961-8288.
Sincerely,
CHRISTOPHER J. dIEN
Planning Director
JWD:smn
1
P:\WPWIN60\JEFF\Letters\Time Ext\LHara-TER-REZ942.doc
r
cc w/attach: Hawaii County Council
Planning Commission
j
Hawaii County is an Equal Opportunity Provider and Employer
EXHIBIT n,~rr
All of that certain parcel of land (being all of the land(s) described
in and covered by Land Patent Grant Number 8742 to John A. Lee)
situate, lying and being at Waiakea, District of South Hilo, Island
and County of Hawaii, State of Hawaii, being LOT 9, BLOCK 20, of
"WAIAKEA HOUSELOTS", as shown on Govemmont Registered May No. 2566,
First Land District, and thus bounded and described:
Beginning at a galvanized iron spike and ahu at the southwest corner
of this lot and the northwest corner of Lot 11, on the east side of
MAnono Avenue, the coordinates of said point of beginning referred to
( Government Survey Triangulation Station •HALAI" being 1463.00 feet
south and 9141,00 feet east as shown on Government Survey Registered
Hap No, 2566, and running by true azimuths,
1. 180' 00' 100.00 feet along the east side of
Manono Avenue to at galvanized
iron spike and ahu;
2. 270' 00' 225.00 feet along Lot 7 to a
galvanized
iron spike and ahu;
J 3, 360- 00' 100.00 loot along Lot 30 to a
galvanized iron spike and ahu;
a
4. 90, 00' 225.00 feet along Lot 11 to the point
of beginning, and containing an
area of 22,500 square feet, more
or less.
i
BEING THE PREMISES ACGUIRBD By DEED -
GRANTOR : YUTAKA TAKEGUCHI, husband of Chiyoko S. Takeguchi
3
GRANTEE YUTAKA TAKEGUCHI and CHIYOKO S. TAKEGUCHI, husband
and wife, as Tenants by the Entirety
DATED September 28, 1961
RECORDED Liber 4139 Page 269
i
EX ,BIT "C„
n;+L/1N1:7akagnd,iC•Dcrd-PA:PCa: ~W ~7N3
r• .ea
v
~••J ~~.111 l6.Gt0 ~
-CIO
3urr;a a0 y
s~tsy M. - r,Y~ ~
~ ~ r4'd~irav!! .pio5t?h,l/ ~
do ar 971.1
y tQp, O ot
~J/ r1~ 11(r tasorse X, Haar Trµsf. - sA ~y
Aoff Is 7: APO" T"O -
3 '~•t
za, Soo
_ e1yo. vo
Yafdko T,ak~v
-pc6ti 6 r~kca Wa f
fit{ Ghr aka S• /E ' .p Pv{ Ndney
x .~za per'.
4 Charles K. M
R ~w,,x- EfSuka
6 -7.
d
w'Z `
16
4-at ~44*4
Y ° i?s~ $.Od
. uwnr.w.r~w.r .r.....•
a~+ ° cb
ell
I
J
t
PLOT PLAN
EXHIBIT "Du
@ ( S6966E E:WV E69Z6 Lootj9 ti9 ueld sold
::o•L is SON1096MA400 swoN Fuiq
1S ONVNIH
arln aiaaeeea
F ~
I ~ I
n_
IiJ I
~ z I
s I
j - z I
I - ~ I
C.
- o
j Q I
I - z j
I I
u
w 3 3
ra
N I o I
I I N I
I U I
O
F
I O w I
I ~i$ I
Ia Q O N ai$
~Iq W Q ^ bl.~
Z o
o
L<Y
~I W o
~ Z
~m g
a
U)
w
i m i E
J-J
-.00-AM
'1S ONONVW
1
El
R
4
Z O
s. \
L
- Wo
E A"
W
l
IS ONVNIH
Wl ALN3dOUd
r
I ~
NO etas
I I
I ~
I ~
I I
I N a ~
i
I ~ ~ I
I I
j
I I ~
I ~ I
h
LL
wl < CD < I~
ai y J s I q is o
§ I Q N ~ I ~
I ¢ w ~ c
w r
cc I I
C N!
j O
j
j
i i
i i
i i
Rs-I0 1a z
Q
N GN-20 j d
I I
-1 LLLLU
I I
TTM I I I
I a
MOV813S i
I I
__-__-_____-______.___.J
3NIl Aiua-io ld
'1S ONONVW
F
§14.3.5.2: SOUTH HILO
14.3.5.2 SOUTH HILO
14.3.5.2.1 Profile
One of the island's two major commercial centers is located in South Hilo. Hilo con-
tains a downtown business district, several shopping center complexes, and neighbor-
hood commercial facilities. The rural communities, primarily plantation settlements
located along the coastal areas have limited commercial facilities.
Commercial activity in Hilo is undergoing rapid change. Most of the recent commer-
cial development serving the East Hawaii region has been concentrated in the Waiakea
District and includes the Prince Kuhio Plaza and Waiakea Shopping Center complex-
es. Other shopping areas include the Hilo Shopping Center, the Kaiko'o Mall and sur-
rounding office developments, and the Downtown Hilo central business district.
Downtown Hilo generally lacks adequate parking facilities and efficient traffic circu-
lation. The physical condition of many buildings within Downtown Hilo is also poor,
although there have been recent efforts to rehabilitate many of the buildings in the ar-
ea. Some of these efforts include the rehabilitation of the Palace Theater, Kress Build-
ing, S. Hata Building and the Toyama Building. Another effort to revitalize
Downtown Hilo is seen in the establishment of the Kalakaua Park Heritage Corridor,
that is part of the larger Hawaiian Heritage Corridor Program that seeks to preserve
historic sites and buildings along transportation corridors. As detailed within the
Downtown Hilo Redevelopment Plan, development of the Kalakaua Park Heritage
Area would preserve and rehabilitate public and private structures of historical or ar-
chitectural significance, reinforce the area's past and future function and image as an
important civic area, and serve as an activity center for attracting both residents and
tourists. Without continuing efforts for renewal, rehabilitation, and/or redevelopment,
the downtown business district may further lose its competitive position.
In addition, neighborhood shopping areas are located throughout the city. The largest
of these are supermarket-variety store complexes in the Waiakea Homesteads area.
These neighborhood shopping complexes, including KTA Super Stores and Sack-n-
Save supermarkets, are located near one of the busiest intersections in the city and is
part of the High Density Urban core of Hilo.
Multiple ownership of contiguous properties has created problems which make order-
ly development in any one area difficult. Incompatible land uses also create an unde-
sirable climate for commercial development.
Expansion of the University of Hawaii facilities and community will induce a need for
commercial services in proximity to the campus. Under the University land use cate-
gory, support commercial uses are permitted.
SUPP. 1 (Ord. No. 06-153) Hawaii County General Plan : 14-27
EXHIBIT "E"
§14.3.5.3: NORTH HILO
14.3.5.2.2 Courses of Action
(a) Continue to pursue the rehabilitation, renewal, and redevelopment of downtown
Hilo. Continual improvement of other existing commercial areas must also be
assured.
(b) Assistance to small businesses in obtaining loans and management education
classes and manpower training programs shall be encouraged.
(c) Controls that discourage speculation shall be established.
(d) Appropriately located commercial zoned lands shall be allocated as the need
arises.
(e) Commercial zoned lands in proximity to the University of Hawaii at Hilo shall be
allocated as the need arises.
(f) Within the Waiakea Houselots "medium density" area, commercial develonment
shall _be focused on the major streets Kekuanaoa, Piilani, Mano_nyand Lapi-
kaula while the interior blocks should be zoned primarily for sing - and muW-
Jamil{/YPC1APnYlA~ 11CP
14.3.5.3 9NORTH HILO
14.3.5.3.1 Profile
Commercial development is limited in the North Hilo district. There are several small
rural communities in the district that are primarily plantation settlements. Miscella-
neous stores and services are found in Ninole, Papaaloa, Laupahoehoe, and Ookala.
The majority of the commercial services are located in Laupahoehoe.
As the facilities in North Hilo provide limited services, Hilo serves as the major shop-
ping area for the residents of the district.
Population in the district has been declining over the past thirty years, thus limiting the
market for expansion of existing commercial facilities.
14.3.5.3.2 Courses of Action
(a) Centralization of commercial activities in the Laupahoehoe-Papaaloa area shall be
encouraged.
(b) Appropriately zoned lands shall be allocated as the need arises.
(c) Do not allow strip or spot commercial development on the highway outside of the
primary commercial area.
14.3.5.4 HAMAKUA
14.3.5.4.1 Profile
The town of Honokaa provides commercial and government services for the Hamakua
district. Honokaa was once the second largest community on the island for several de-
cades and has a high school, government offices, and numerous stores and services.
14-28: Hawaii County General Plan SUPP. 1 (Ord. No. 06-153)
ADDRESSES OF
SURROUNDING
NEIGHBORS
Copyright 5/12/2007 by Hawaii Information Service
Oahu Assessed Values reflect tax year 2007. All other Assessed Values reflect tax year 2006.
Search crlterla: TMK Taxke 3-2-2-34
PUBLIC RECORD DATA
Taxkey Subdiv/Condo Tnr Address Owner/Lessee uds Sths Land area Liv area Las[ Sate Instr Price
3-2-2-34-9 Waiakea F 548 LEONG, ROLAND K a 6 1 10,000 sgft 1,030 12/18/2001 DEED $135,000
Houselots-1st Ser. HUALANI ST JOANN M K 1/2
3-2-2-34-10 Waiakea F 644 IMANAKA, KENNETH & 4 1 20,000 sqft 1,332
Houselots-1st Ser. MANONO ST EULALIA TR
3-2-2-34-11 Waiakea F 660 ROMERO, JOHN a APRIL 1 1 20,000 sgft 932 8/12/2003 DEED $1,001
Houselots-1st Ser. MANONO ST
3-2-2-34-12 Walakea F 680 TRIPP, RORY K/ETAL 4 1 20,000 sqft 1,246 8/11/2005 DEED $390,000
Houselots-1st Sec MANONO ST
3-2-2-34-13 Walakea F 700 HIRAYAMA OROS 3 2 20,000 sqft 1,408 6/24/2005 DEED $280,000
i Houselots-1st Sea MANONO ST ELECTRIC INC
3-2-2.34-14 Waiakea F 722 COLE, FRANK V 4 1 19,500 sqft 1,940 8/13/2002 DEED $115,000
' Houselots-1st Ser. MANONO ST 1/2
3-2-2-34-15 Walakea F 738 HJC FOUNDATION 3 1 19,500 sgft 924 4/14/1998 DEED $100,000
Houselots-Ist Ser. MANONO ST
3-2-2-34-16 Walakea F 563 AIHARA,EMIKO 3 2 9,000 sgft 1,056 9/25/1981 DEED $60,000
Houselots-1st Ser, KEKUANAOA 1/2
ST
3-2-2-34-32 Waiakea F 600 HOKAMA,ISAMU 9 1 20,000 sgft 2,096 4/11/1980 DEED $125,000
Houselots-Ist Ser. MANONO ST TRUST/ETAL
3-2-2-34-33 Walakea F 593 YAMADA, ROYDEN/ETAL 6 1 22,500 sqft 808
Houselots-1st Ser. MANONO ST
3-2-2-34-38 Walakea F 495 HAWAII GOVERNMENT 22,500 sgft 3,920 3/2/1987 DEED $130,000
Houselots-1st Ser. MANONO ST EMP ASSN
3-2-2-34-48 Walakea F 615 OGATA,YOSHIAKI 2 1 10,100 sgft 660 1/3/1984DEED $45,000
Houselots-1st Ser. HUALANI ST
3-2-2-34-81 Walakea F 603 WUNG,ELAINE H 3 1 9,482 sqft 800
Houselots-1st Ser. MANONO ST
3-2-2-34-82 Walakea F 735 ' MARTIN,OLIVIA TR 5 1 9,678 sqft 990
y Houselots-Ist Ser. MANONO ST
3-2-2-34-83 Waiakea F 717 TAMOSH LLC 4 1 22,000 sgft 1,132 4/21/2004 DEED $134,500
Houselots-ist Ser. MANONO ST
{ 3-2-2-34-84 Walakea F 697 HARA, GEORGE K REVOC 4 1 22,500 sqft 1,479 10/31/2003 DEED $185,000
Houselots-1st Ser. MANONO STTR/ETAL
3-2-2-34-85 Walakea F 681 HARA,GEORGE K 5 1 1.03 ac 5,808 4/5/1979 DEED $130,000
Houselots-1st Ser. MANONO ST TRUST /ETAL 1/2
3-2-2-34-86 Waiakea F 663 REMMERS JR, WILLIAM W 22,500 sqft 0
Houselots-1st Ser. MANONO ST
3-2-2-34-87 Waiakea F 663 HILO ENGINEERING INC 11,580 sgft 0 10/9/1987DEED $60,000
Houselots-1st Ser. MANONO ST
l
a
I
i
http://webrel.hawaiiinformation.com/REsearch/Base/Lib/ActionN4enuPrintModaLhtm 5/12/2007
3-2-2-34-88 Waiakea F 619 BEBB,SIMON 4 1 22,500 sqft 1,176 3/16/2000 DEED $80,000
Houselots-1st Ser. MANONO ST
3-2-2-34-89 Walakea F 620 NISHIMURA, DERRICK 5 2 11,500 sgft 1,918 12/28/2004 L $100
Houselots-1st Sec HUALANI ST F/ETAL 1/2
3-2-2-34-90 Waiakea F 548 KIMATA, MUTSUE T 5 1 22,500 sqft 2,202
Houselots-1st Ser. HINANO ST IRREVOC TR
3-2-2-34-91 Walakea F 556 HIROWATARI, DOROTHY 3 1 10,979 sqft 960 12/6/2006 QD $666
Houselots-1st Ser. HINANO ST S/ETAL
3-2-2-34-93 Waiakea F 576 HARA,GEORGEK 3 1 22,500 sgft 2,19612/15/1982 DEED $140,000
Houselots-1st Ser. HINANO ST TRUST /ETAL
3-2-2-34-94 Waiakea F 588 MARTIN,CHARLES 4 1 22,500 sqft 798
Houselots-1st Ser. HINANO ST K/ETSUKO Y
3-2-2-34-95 Waiakea F 594 SOARES,BERNARD A/RITA 8 3 12,474 sgft 3,072 3/21/1986DEED $60,000
Houselots-1st Ser. HINANO ST 1
3-2-2-34-100Waiakea F 456-B ISEMOTO CONTRACTING 3 1 70000 sgft 748 3/21/2003 DEED $138,000
j Houselots-1st Ser. PI"NI ST CO LTD
3-2-2-34-107 Waiakea F 604 IWC & ASSOCIATES 4 2 20,164 sgft 1,392 12/30/1996 QD $180,000
Houselots-1st Ser. HINANO ST
3-2-2-34-109 Walakea F 735 POUSIMA,SITIVENI/AILINE3 1 12,322 sgft 864 12/18/1992 DEED $632
Houselots-1st Ser. MANONO ST
3-2-2-34-110 Walakea F 594-B STRAIGHT,DAN H & 3 1 10,027 sqft 1,376
Houselots-1st Ser. HINANO ST PATRICIA 5 TR 1/2
3-2-2-34-113 Walakea F 556 HIROWATARI, DOROTHY 4 1 11,521 sgft 1,456 12/6/2006 QD $666
Houselots-1st Ser. HINANO ST S/ETAL
3-2-2-34-114 Walakea F MANONO TANI,PATRICK H TR 4 2 8,357 sgft 1,400 1/5/1993 DEED $28,021
Houselots-1st Ser. ST
3-2-2-34-116 Waiakea F 524 SETO, EMMETTE K/ETAL 3 1 12,400 sgft 1,058
7 Houselots-1st Ser. HINANO ST
d 3-2-2-34-117 Walakea F 570 TOM OKANO 3 1 10,000 sgft 2,016 2/11/1985DEED $35,000
_I Houselots-1st Ser. HUALANI ST ENTERPRISES INC 1/2
3-2-2-34-118 Walakea F 603 WUNG,ELAINE H 3 1 10,125 sgft 641
Houselots-1st Ser. KEKUANAOA
ST
l This Information has been supplied by third parties and has not been independently verified by Hawaii Information Service and
Is therefore not guaranteed.
7
i
t
1
j
http://webrel.hawaiiinformation.com/REsearch/Base/Lib/ActionMenuPrintModal.htm 5/12/2007
R"
I
S ~
dd Georgina Hera Chun
AKA Gino Hera Chun RA
Chris 8rilhante UC
57 A Hooka Road, Hilo, Hawail 96720
Telephone : {808) 936.3297 / Fax (808) 935-1313
hilodwn@howaBantel.net
June 18, 2007
Ms. Maryanne Maigret
Historic Preservation Division-Hawaii District'
74-383 Kealakehe Parkway
Kailua-Kona, HI 96740
Dear Ms. Maigret:
Subject: Request for "No Historic Properties Affected" Determination
Waiakea House lots. Hilo. Hawaii. TMK: 2-2-84:
As part of the permit submittal requirements, the County Planning Department is requesting either an
archaeological inventory survey or a letter to your office requesting a "No Historic Properties Affected" determination. In
this situation, on behalf of the applicant, DMS Investments LLLP, I am requesting such a determination of the subject
property.
Transmitted herewith for your review and processing is a rezoning application for 22,500 square feet of
land. The subject site is located on the east side of Manono Street, approximately 260 feet north of its intersection with
Kekuanaoa Street The Atebara Potato Chip Factory is located next to the subject site. Also subject site borders other CN2-
properties on it's north and east side. The Hiravama and Tripp CN-20 properties are gene.-ally west across the street to the
subject property.
The applicant is proposing a multi use facility of said property TMK 2-2-34-84 and CN-20 adjoining properties: TMK
2-2-34:85 and 93. It is the applicant's intention to complete original approved plans of April 13, 2000 to build a commercial
complex with parking in open spaces. Once rezoning is approved, it is the applicant's intention to consolidate all three lot's
under one tax key in order to better maximize available space for retail and parking space. Please note that the subject site
has been recently cleared and lot is vacant
I am enclosing a copy of the site and related plans and excerpts of the planning and environmental report for your
information. I trust that the information is sufficient for you to make such a determination. Alternatively, if you need more
information or have questions on this matter, please feel free to contact me.
Mahalo Nui Loa,
Gear a
Geor a A. H. Chun
AKA Gina Hara Chun (RA)
Chris Brilhante LLC
DMS Representative
Enclosure:
Copy- DMS Investments LLLP
10Dfv ~ ~~l) ft~D
OVMtY or N,~1
~Bobby Jean Leithead-Todd
Harry Kim . Director
Mayor
-oi'M~~'`, Nelson Ho
Deputy Director
~II~Ittf~1 II~ ~ttilT~it~t
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
25 Aupuni Street • Hilo, Hawaii 96720
(808) 961-8083 Fax (808) 961-8086
http://co.hawaii.hi.us/directory/dir envmne.htm
MEMORANDUM
Date : September 17, 2007
To : CHRISTOPHER YUEN, Planning Director
From: BOBBY JEAN LEITHEAD-TODD, Director
Subject: Change of Zone Application (REZ 07-000072)
Applicant: DMS Investments
Request: RS-10 to CN-20
TMK: 2-2-34:84
We have reviewed the subject application and offer the following recommendations:
DEPARTMENT COMMENTS:
WASTEWATER COMMENTS:
(x) No comments
( ) Require connection of existing and/or proposed structures to the public sewer in accordance with
Section 21-5 of the Hawaii County Code.
( ) Require Council Resolution to approve sewer extension in accordance with Section 21-26.1 of the
Hawaii County Code. Complete D.E.M. Sewer Extension Application.
( ) Require extension of the sewer system to service the proposed subdivision in accordance with
Section 23-85 of the Hawaii County Code.
( ) Other: y Q
TECHNICAL SERVICES COMMENTS: y ams A
SOLID WASTE COMMENTS:F FG~'•.
( ) No comments
(-d ) Commercial operations, State and Federal agencies, religious entities and non-profit
organizations may not use transfer stations for disposal.
( kA) Aggregates and any other construction/demolition waste should be responsibly reused to
its fullest extent.
(jt<} Ample and equal room should be provided for rubbish and recycling.
Greenwaste may be transported to the green waste sites located at the Kailua and Hilo transfer
stations, or other suitable diversion programs.
()!,q) Construction and demolition waste is prohibited at all County Transfer Stations.
PC1 Submit Solid Waste Management Plan in accordance with attached guidelines.
( ) Existing Solid Waste Management Plan is to be followed. Provide update to the departMaNhing Dept.
current status.
( ) Other: Fxhibit,.,.2..-
cc: SWD, TSS, WWD ~~s 7 0 R
County of Hawaii is an Equal Opportunity Provider and Employer.
Bobby Jean Leithead-Todd
blw%4 Director
Harry Kim
Mayor Nelson Ho
'ei•~ Deputy Director
~1 1UUfV of afUaT`T
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
25 Aulmni Street • Hilo, Hawari 96720-4252
(808) 961-8083 . Fax (808) 961-8086
September 14, 2007
SOLID WASTE MANAGEMENT PLAN
Guidelines
INTENT AND PURPOSE
This is to establish guidelines for reviewing solid waste management plans, for which
special conditions are placed on developments. The solid waste management plan will be
used to: (1) encourage recycling and recycling programs, (2) predict the waste generated
by the proposed development to anticipate the loading on County transfer stations,
landfills and recycling facilities, and (3) predict the additional traffic being generated
because of waste and recycling transfers.
REPORT
The consultant's report will contain the following:
1. Description of the project and the potential waste it may be generating: i.e. analysis
of anticipated waste volume and composition. This includes waste generated
during the construction and operational phases. Greenwastes will be included in
this report for both construction grubbing and future operational landscape
maintenance.
2. Description and location of the possible sites for waste disposal or recycling. We
will not allow the use of the County transfer stations for any commercial
development; commercial development as defined under the policies of the
Department of Environmental Management Solid Waste Division.
3. Since the Department of Environmental Management promotes recycling, indicate
onsite source separation facilities by waste stream; i.e. source separation bins of
glass, metal, plastic, cardboard, aluminum, etc. Provide ample and equal space
for rubbish and recycling.
4. Identification of the proposed disposal site and transportation methods for the
various components of the waste disposal and recycling system, including the
number of truck traffic and the route that truck will be using to transport the waste
and recycled materials.
Solid Waste Management Plan Guidelines
Page 2 of 2
5. The report will include any impacts to County waste and recycling facilities, and the
appropriate mitigation measures. All recommendations and mitigation measures
will be addressed.
6. Description of the waste reduction component that analyzes techniques to be
employed to achieve a reduction goal.
7. Analysis will be based on the highest potential use or zoning of the development.
REQUIREMENTS AND CONDITIONS
1. A solid waste management plan will be done for all commercial developments, as
defined under the policies of the Department of Environmental Management, Solid
Waste Division.
2. We will require the developer to provide or resolve all recommendations and
mitigation measures as outlined in the report; besides any conditions placed on the
applicant by the Department of Environmental Management.
3. A licensed environmental or civil engineer will draft and certify the solid waste
management plan.
If you have need additional information, please contact Michael Dworsky, P.E., Solid
Waste Division Chief at 808-961-8515.
CONCUR:
x 7--W-4e
Bobby Jean Leithead-Todd
DIRECTOR
10/13/03
Revised 09/14/07
Hawai'i County is an Equal Opportunity Provider and Employer.
40JN,I OF Fl q~'Fi
Harry Kim y~;,•• Lawrence K. Mahuna
Mayor Police Chief
Harry S. Kubojiri
DepuryPolice Chief
County of Hawaii
POLICE DEPARTMENT
349 Kapiolani Street • Hilo, Hawaii 96720-3998
(808) 935-3311 Fax (808) 961-8869
September 24, 2007
TO HRISTOPHkR J. YUEN, PLANNING DIRECTOR
m.i
POLICE CHIEF
FROM rREA S MI DL
I OPERATIONS BUREAU
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 07-000072)
APPLICANT: DMS INVESTMENTS
REQUEST: RS-10 TO CN-20
TAX MAP KEY: 2-2-34:84
Staff, upon reviewing the provided documents and visiting the proposed site,
does not anticipate any significant impact to traffic and/or public safety concerns.
Thank you for allowing us the opportunity to comment.
KV:Ili
033755
Planning Dept.
"Hawai'i County is an Equal Opportunity Provider and Employer"
Exhibit 13
Voil Or ,tqw
Harry Kim Darryl J. Oliveira
Mayor - Flee Chief
o r Glen P. I. Honda
"r. or xB Deputy Fire Chief
Countp of 'abmi`i
FIRE DEPARTMENT
25 Aupuni Street . Suite 103 . Hilo, Hawaii 96720
(808) 981-8394 . Fax(808)981-2037
September 18, 2007
TO: CHRISTOPHER J. YUEN, PLANNING DIRECTOR
FROM: DARRYL OLIVEIRA, FIRE CHIEF
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 07-000072)
APPLICANT: DMS INVESTMENTS
REQUEST: RS-10 TO CN-20
TAX MAP KEY: 2-2-34:84
In regards to the above-mentioned Change of Zone application, the following shall be in
accordance:
Fire apparatus access roads shall be in accordance with UFC Section 10.207:
"Fire Apparatus Access Roads
"See. 10.207. (a) General. Fire apparatus access roads shall be provided and maintained
in accordance with the provisions of this section.
"(b) Where Required. Fire apparatus access roads shall be required for every building
hereafter constructed when any portion of an exterior wall of the first story is located more
than 150 feet from fire department vehicle access as measured by an unobstructed route
around the exterior of the building.
"EXCEPTIONS: 1. When buildings are completely protected with an approved
automatic fire sprinkler system, the provisions of this section may be modified.
"2. When access roadways cannot be installed due to topography, waterways,
nonnegotiable grades or other similar conditions, the chief may require additional
fire protection as specified in Section 10.301 (b). Planning NO.
Exhibit
03359%
Hawaii County is an Equal Opportunity Provider and Employer.
I
Christopher J. Yuen
September 18, 2007
Page 2
"3. When there are not more than two Group R, Division 3 or Group M
Occupancies, the requirements of this section may be modified, provided, in the
opinion of the chief, fire-fighting or rescue operations would not be unpaired.
"More than one fire apparatus road may be required when it is determined by the chief that
access by a single road may be impaired by vehicle congestion, condition of terrain, climatic
conditions or other factors that could limit access.
"For high-piled combustible storage, see Section 81.109.
"(c) Width. The unobstructed width of a fire apparatus access road shall meet the
requirements of the appropriate county jurisdiction.
"(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical
clearance of not less than 13 feet 6 inches.
"EXCEPTION: Upon approval vertical clearance may be reduced, provided such
reduction does not impair access by fire apparatus and approved signs are installed
and maintained indicating the established vertical clearance.
"(e) Permissible Modifications. Vertical clearances or widths required by this section
may be increased when, in the opinion of the chief, vertical clearances or widths are not
adequate to provide fire apparatus access.
"(f) Surface. Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be provided with a surface so as to provide all-
weather driving capabilities." (20 tons)
"(g) Turning Radius. The turning radius of a fire apparatus access road shall be as
approved by the chief." (45 feet)
"(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length
shall be provided with approved provisions for the turning around of fire apparatus.
"(i) Bridges. When a bridge is required to be used as access under this section, it shall be
constructed and maintained in accordance with the applicable sections of the Building Code
and using designed live loading sufficient to carry the imposed loads of fire apparatus.
"(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum
approved by the chief." (15%)
Christopher I Yuen
September 18, 2007
Page 3
"(k) Obstruction. The required width of any fire apparatus access road shall not be
obstructed in any manner, including parking of vehicles. Minimum required widths and
clearances established under this section shall be maintained at all times.
"(1) Signs. When required by the fire chief, approved signs or other approved notices shall
be provided and maintained for fire apparatus access roads to identify such roads and
prohibit the obstruction thereof or both."
Water supply shall be in accordance with UFC Section 10.301(c):
"(c) Water Supply. An approved water supply capable of supplying required fire flow for
fire protection shall be provided to all premises upon which buildings or portions of
buildings are hereafter constructed, in accordance with the respective county water
requirements. There shall be provided, when required by the chief, on-site fire hydrants and
mains capable of supplying the required fire flow.
"Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or
other fixed systems capable of providing the required fire flow.
"The location, number and type of fire hydrants connected to a water supply capable of
delivering the required fire flow shall be protected as set forth by the respective county
water requirements. All hydrants shall be accessible to the fire department apparatus by
roadways meeting the requirements of Section 10.207.
IAth&LIVEIRA
Fire Chief
PBE:lpc
t E.~••'~.:V9 I.,UJRA tl. t'HIfLLN
LINDA LINGLg a~.'\ °RO\v aumvFlesoo•
GOVERNOR OF WUVNI h( Lp IIII1.PLauUAW N.1110" IINLT:F\1'FII5\ 1
t ,1 'rl\I\IISdI :TI IF 1.1110" ULR.~ Tk
and and
oE~ Nary dim"[a.piW
e a9 '
F
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
LAND DIVISION
Srare ofNz.•ra° POST OFFICE BOX 621
HONOLULU, HAWAII 96809
September 18, 2007
County of Hawaii
Planning Department
101 Pauahi Street Suite 3
Hilo, Hawaii 96720
Attention: Mr. Norman Hayashi
Gentlemen:
Subject: Change of Zone Application (REZ 07-000072) for DMS Investments,
Hilo, Hawaii, Tax Map Key: (3) 2-2-34:84
Thank you for the opportunity to review and comment on the subject matter. The
Department of Land and Natural Resources has no comment to offer on the subject matter.
Should you have any questions, please feel free to call our office at 587-0433. Thank you.
Sincerely,
Russell Y. Tsuji
Administrator
®33€;`0
Planning Dept.
Exhibit
LINDA LINGLE CHIYOME L. FLIKINO, M.D.
GOVERNOR Director of Healy
4 ~959~~i
r'
- &a`gsoo:or~
STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O. BOX 916
HILO, HAWAII 96721-0916
MEMORANDUM
DATE: September 17, 2007
TO: Christopher J. Yuen
Planning Director, County of Hawaii
FROM: Newton Inouye
Acting District Environmental Health Program Chief
SUBJECT: Change of Zone Application (REZ 07-000072)
Applicant: DMS Investments
Request: RS-10 to CN-20
TMK: 2-2-34:84
We recommend that you review all of the Standard Comments on our website:
www.state.hi.us/health/enviromnental/env-planning/landuse/landuse.html. Any comments
specifically applicable to this project should be adhered to.
Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm runoffs from
the proposed development need to address the requirements of Chapter 23, Hawaii State
Department of Health Administrative Rules, Title 11, "Underground Injection Control."
Construction activities must comply with the provisions of Hawaii Administrative Rules,
Chapter 11-46, "Community Noise Control."
1. The contractor must obtain a noise permit if the noise levels from the construction
activities are expected to exceed the allowable levels of the rules.
2. Construction equipment and on-site vehicles requiring an exhaust of gas or air
must be equipped with mufflers. Planning Dept.
Exhibit
43358A
Christopher J. Yuen
Page 2 of 2
September 17, 2007
3. The contractor must comply with the requirements pertaining to construction
activities as specified in the rules and the conditions issued with the permit.
Should there be any questions on this matter, please contact the Department of Health at 933-
0917.
WORD:REZ 07-000072.at
RDWInvest-REZ07-072-jwd 10-08-07
COUNTY OF HAWAII PLANNING DEPARTMENT
RECOMMENDATION
DMS INVESTMENTS, LLLP
CHANGE OF ZONE APPLICATION (REZ 07-000072)
Upon careful review of the request, the Planning Director recommends that a favorable
recommendation of the Change of Zone request be forwarded to the County Council. Since
this recommendation is made without the benefit of public testimony, the Director reserves the
right to modify and/or alter this position based upon additional information presented at the
public hearing. This favorable recommendation is based on the following findings:
The applicant is requesting the change of zone for 22,500 square feet of land from
a Single Family Residential -10,000 square feet (RS-10) to a Neighborhood Commercial
- 20,000 square feet (CN-20) district. The applicant is proposing to consolidate three
parcels owned by the applicant (TMK: 2-2-34: 84, 85 & 93) into one parcel and develop
a 2-phase project, which will include 2 two-story commercial buildings for small-scale
retail uses and office space. There will be on-site parking provided and access is
proposed from both Manano Street and Hinano Street.
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is only
through such a comprehensive policy analysis approach that evaluations and decisions
can be made to better time and stage developments to achieve growth determined by the
General Plan and related planning documents. The implications of these evaluations and
decisions must be also considered as they may have an impact on similar areas in the
County, but ultimately, on the future development of the whole island.
The proposed change of zone request from RS-10 to CN-20 would further the
County's goals of providing an economic environment which allows new or existing
businesses to expand and diversify the County's economic base, and also increase choice
of occupations. The proposed use would be consistent with the following goals, policies
and standards of the Economic, Land Use and Commercial Elements of the General Plan.
Economic Element:
• Provide residents with opportunities to improve their quality of life through
economic development that enhances the County's natural and social
environments.
• Economic development and improvement shall be in balance with the physical,
social and cultural environments of the island of Hawaii.
• Strive for diversity and stability in its economic system.
• Provide an economic environment that allows new, expanded, or improved
economic opportunities that are compatible with the County's cultural, natural and
social environment.
• Strive for an economic climate that provides its residents an opportunity for
choice of occupation.
• Strive for diversification of the economy by strengthening existing industries and
attracting new endeavors.
The applicant will be providing residents who live in this area of South Hilo with
more opportunities for commercial services and employment.
Land Use Element:
• Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural, and physical environments 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.
Allocate appropriate requested zoning in accordance with the existing or projected
needs of neighborhood, community, region and County.
• Encourage the development and maintenance of communities meeting the needs
of its residents in balance with the physical and social environment.
• Zoning requests shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with adjacent
zoned uses, availability of public services and utilities, access and public need.
Commercial Element:
• Provide for commercial developments that maximize convenience to users.
• Distribution of commercial areas shall meet the demands of neighborhood,
-2-
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 proposed change of zone is located in an area designated in the General Plan
to allow neighborhood commercial zoning and village commercial uses. The proposed
change of zone compliments the projected commercial needs of residents within this
vicinity of South Hilo.
Additionally, within the General Plan a Course of Action for commercial
development within the South Hilo District recommends that "Within the Waiakea
Houselots "medium density" area, commercial development shall be focused on the
major streets ---Kekuanaoa, Piilani, Manono, and Lanikaula, while the interior blocks
should be zoned primarily for single- and multifamily residential use." This request is
consistent with this course of action as the proposed change of zone to commercial is
located on Manono Street within the Waiakea Houselots "medium density" area. This
area of the Waiakea Houselots is in transition from residential to commercial uses.
The proposed rezoning action conforms to the LUPAG Map which
designates the area for Medium Density Urban Development. The Land Use Pattern
Allocation Guide (LUPAG) Map component of the General Plan represents the
document's goals, policies, standards and courses of action to guide the coordinated
growth and development of the County. It reflects a graphic depiction of the spatial
relationships among various land uses and the expressed policy statements of the
document itself. The LUPAG Map, in essence, establishes the basic land use pattern for
areas within the County. This area is designated as Medium Density Urban, which may
allow village and neighborhood commercial and single family and multiple family
residential and related functions (multiply family residential - up to 35 units per acre).
The proposed site would be suitable and allow for Neighborhood Commercial uses. The
applicant is requesting the change of zone to allow commercial uses on the property. The
-3-
rezoning reclassification would be a reasonable expansion of commercial activities
associated with this designation and the existing commercial uses in the area.
The property is situated within close proximity to commercial areas,
employment centers and public safety services. There are several commercial and
employment centers located within one or two miles from the subject property. These
include the Waiakea Center, the Prince Kuhio Mall, Hilo Shopping Center and businesses
along E. Lanikaula Street, Kawili Street, Makaala Street, Holomua Street, Wiwoole
Street, Manono Street and Piilani Street.
Public safety services within the area include the Hilo Central Fire Station located
on Kinoole Street, the Police Headquarters located on Kapiolani Street, and the Hilo
Medical Center located approximately 3 miles from the property.
Surrounding properties are zoned RS-10 and CN-20. Uses consist of vacant lots,
existing single family dwellings and several businesses. The nearest dwelling is on the
adjacent property to the south, which is also the location of the Atebara Potato Chip
Factory. On the adjacent property to the north and east are two properties zoned CN-20,
which are owned by the applicant. Further north are single-family dwellings and the
commercial area on the comer of Manono Street and Piilani Street, which includes
Manono Mini Mart and Freddy's Restaurant. Further east across Hinano Street is Big
Island Candies on property zoned CG-20. To the west across Mariano Street are two
properties that were recently rezoned to CN-20. The applicants were Kathy Tripp and the
Hirayama Brothers.
The proposed change of zone would, therefore, complement the existing
commercial land uses, be consistent with the transition from residential to commercial
occurring in the immediate vicinity and provide for an orderly commercial development
of the area.
The property is located within an area adequately served with essential
services and facilities such as water, sewer, transportation systems and other
utilities. County water and the County's sewer system is available to the property. The
applicant will be required to prepare a Solid Waste Management Plan and submit it to the
-4-
Department of Environmental Management for its review and approval. All other
essential utilities and services are available to the property.
As the request is a change from a Residential (RS-10) zoned district to a
Commercial (CN-20) zoned district, various requirements are being imposed in order to
bring the existing infrastructure up to commercial standards. A paved driveway and
parking area shall be installed for the commercial uses. Further, to mitigate any potential
noise and visual impacts to adjacent neighbors, a landscaping buffer shall be provided in
accordance with the Planning Department's Rule 17 and Plan Approval requirements.
This mitigation measure will ensure that any proposed commercial uses fit into the locale
with minimal intrusion while providing the desired services.
Existing access to the property is from Manono Street, which has a 50-foot wide
right-of-way with 20 to 22-foot wide pavement and paved shoulders. According to the
City of Hilo Zone Map, Manono Street is proposed to be increased to a 60-foot wide
right-of-way and, therefore, the applicant will be required to provide a 5-foot wide future
road-widening strip along the Manono Street frontage of the property. The applicant will
be required to provide full improvements to the entire frontage along Manono Street
consisting of, but not limited to, pavement widening with concrete curb, gutter and
sidewalk, drainage improvements, and any required utility relocation. Additionally, the
applicant will be limited to access Manono Street from a single location. As a result of
the proposed new roadway improvements, any increase in traffic at the site generated by
commercial uses can be accommodated.
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. The
property is classified as Zone X, areas determined to be outside the 500-year flood plain.
The property is also located outside of the tsunami inundation area. The Waiakea
Houselots has been in urban development since the 1960's.
-5-
The subject development is not contrary to Chapter 205A, Hawaii Revised
Statutes, relating to Coast Zone Management Area. The property is located more than
one-half mile from the nearest coastline. The proposed development will not adversely
impact recreational resources, including access to and along the shoreline or to mountain
areas, scenic and open space vistas, visual resources to the shoreline, coastal ecosystems
and marine ecosystems.
Finally, because the property and surrounding areas have been extensively altered
by urban development, it is not anticipated that endangered or threatened candidate
species of flora or fauna are located within the property, nor has the property been
identified as a significant botanical or biological habitat. In addition, it is also not
anticipated that the proposed development will have any adverse impact on
archaeological, cultural or historical resources. Thus, it is also not anticipated that the
proposed request will have any adverse impact on archaeological, cultural or historical
resources in the area.
Based on the above findings, approval of this change of zone request from Single Family
Residential (RS-10) to Neighborhood Commercial (CN-20) zoned district would result in an
appropriate land use pattern that will further the necessity, convenience and welfare of the
general public.
The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map),
Article 8, Chapter 25 (Zoning Code) is provided for your favorable consideration. Please note
the proposed conditions of approval attached to the draft bill.
-6-
~OM,V OF
x i
COUNTY OF HAWAII STATE OF HAWAII
BILL NO.
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP),
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983
(2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE
FAMILY RESIDENTIAL 10,000 SQUARE FEET (RS-10) TO NEIGHBORHOOD
COMMERCIAL 20,000 SQUARE FEET (CN-20) AT WAIA. EA, SOUTH HILO, HAWAII,
COVERED BY TAX MAP KEY 2-2-034:084.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii
County Code 1983 (2005 Edition), is amended to change the district classification of property
described hereinafter as follows:
The district classification of the following area situated at Waiakea, South Hilo,
Hawaii, shall be Neighborhood Commercial 20,000 square feet (CN-20):
Beginning at a galvanized iron spike and ahu at the southwest comer of this lot and the
northwest comer of Lot 11, on the east side of Manono Avenue, the coordinates of said
point of beginning referred to Government Survey Triangulation Station "HALAP' being
1463.00 feet south and 9141.00 feet east as shown on Government Survey Registered
Map No. 2566, and running by true azimuths:
1. 180° 00' 100.00 feet along the east side of Manono
Avenue to a galvanized iron spike
and ahu;
2. 270° 00' 225.00 feet along Lot 7 to a galvanized iron
spike and ahu;
3. 360° 00' 100.00 feet along Lot 10 to a galvanized iron
spike and ahu;
-1-
4. 90° 00, 225.00 feet along Lot 11 to the point of
beginning, and containing an area of
22,500 square feet, more or less.
All as shown on the map attached hereto, marked Exhibit "A" and by reference
made part hereof.
SECTION 2. In accordance with Section 25-2-44, Hawaii County Code 1983 (2005
Edition), the County Council finds the following conditions are:
(1) Necessary to prevent circumstances which may be adverse to the public
health, safety and welfare; or
(2) Reasonably conceived to fulfill needs directly emanating from the land use
proposed with respect to:
(A) Protection of the public from the potentially deleterious effects of
the proposed use, or
(B) Fulfillment of the need for public service demands created by the
proposed use.
SEE ATTACHED CONDITIONS
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect the other parts of this ordinance.
SECTION 4. This ordinance shall take effect upon its approval.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
Hawaii
Date of Introduction:
Date of 1st Reading:
Date of 2nd Reading:
Effective Date:
-2-
RS-7. RS-7.5 RS-10
V-.75
RS-10
RS-10 RS-10 RS-10
HUALANI ST
RS- 0 R -10
SINGLE FAMIL RESIDENTIAL
10,000-SQUA E FEET (RS-10)
TO NEIGHBORH OD COMMERCIAL
22,500 SQ. FT. RS-10
RS- 0
CN-20 CM-20 RS-10 CG-20
V-.75
o CC-20 N
RS- 0 o CN•20
1463.00 S W &
9141.00 E R 10
"HALAIA
R 10 CN-10 S CG 20
CN•7.5 RS 0 RS 10 RS-10 RS-10
:CG 20
KEKUANAOA ST
RD-3.75 R 10
s
r z
ML-20 z R 10 0 RS-10
y ~
RD 75 RS-10
240 120 0 240 480 720 960 1 200
Feet
AMENDMENT TO THE ZONING CODE
AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP)
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE
1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION
FROM SINGLE FAMILY RESIDENTIAL 10,000-SQUARE FEET (RS-10)
TO NEIGHBORHOOD COMMERCIAL 20,000-SQUARE FEET (CN-20)
AT WAIAKEA, SOUTH HILO, HAWAII
PREPARED BY: PLANNING DEPARTMENT
COUNTY OF HAWAII
MK: 2-2-034:084 Date: September 12, 2007
EXHIBIT "A" (DMS Investments, LLLP:1236)
CDMSInvest-REZ07-072-jwd 10-08-07
DMS INVESTMENTS, LLLP
CHANGE OF ZONE APPLICATION (REZ 07-000072)
CONDITIONS OF APPROVAL
A. The applicant, its successors or assigns shall be responsible for complying with all
of the stated conditions of approval.
B. Tax Map Keys 2-2-34: 84, 85 and 93 shall be consolidated within one (1) year
from the effective date of this ordinance.
C. The required water commitment payment shall be submitted to the Department of
Water Supply in accordance with the "Water Commitment Guidelines Policy"
within 180 days from the effective date of this ordinance.
D. Construction of the proposed improvements shall be completed within five (5)
years from the effective date of this ordinance. This time period shall include
securing Final Plan Approval from the Planning Director in accordance with the
Zoning Code. Plans shall identify proposed structure(s), fire protection measures,
access roadway, driveway and parking stalls. Landscaping shall be indicated on
the plans for the purpose of mitigating any potential adverse noise or visual
impacts to adjoining parcels. Landscaping shall be provided in accordance with
the requirements of Planning Department's Rule No. 17 (Landscaping
Requirements) standards for CN zones adjoining a RS zone.
E. Access to Manono Street shall be limited to a single location. All driveway
connections to Manono Street shall conform to Chapter 22, Streets and Sidewalks,
of the Hawaii County Code.
F. A 5-foot wide future road-widening strip along Manono Street shall be delineated
on the plans submitted for Plan Approval review. The 5-foot future road
widening section and roadway improvements along Manono Street shall be
subdivided and dedicated to the County of Hawaii within five (5) years from the
effective date of this ordinance.
G. The applicant shall provide full improvements to the entire frontage along
Manono Street consisting of, but not limited to, pavement widening with concrete
curb, gutter and sidewalk, drainage improvements, and any required utility
relocation, meeting with the approval of the Department of Public Works.
Improvements shall be located within the future road-widening setback as
established by the Planning Department and be completed within five (5) years
from the effective date of this ordinance.
H. The applicant shall also install street lights and traffic controls as required by the
Traffic Division, Department of Public Works. The applicant shall be responsible
for the design, purchase, and installation of such devices. All of the roadway
improvements to Manono Street shall be completed prior to a Certificate of
Occupancy.
I. All parking shall be on-site.
J. The height limit shall be 35 feet as allowed in the Single-Family Residential (RS)
district.
K. All development-generated runoff shall be disposed of on site and shall not be
directed toward any adjacent properties. A drainage study shall be prepared by a
licensed civil engineer and submitted to the Department of Public Works prior to
issuance of a construction permit. Any recommended drainage improvements, if
required, shall be constructed meeting with the approval of the Department of
Public Works prior to receipt of a Certificate of Occupancy.
L. A Solid Waste Management Plan shall be submitted to the Department of
Environmental Management for review and approval prior to the issuance of a
Certificate of Occupancy.
M. If the applicant, successors, or assigns develop residential units on the subject
property, the applicant shall make its fair share contribution to mitigate the
potential regional impacts of the property with respect to parks and recreation,
fire, police, solid waste disposal facilities and roads. The fair share contribution
shall become due and payable prior to receipt of Final Plan Approval. The fair
share contribution for each lot shall be based on the actual number of residential
units developed. The fair share contribution in a form of cash, land, facilities or
any combination thereof shall be determined by the County Council. The fair
share contribution may be adjusted annually beginning three years after the
-2-
effective date of this ordinance, based on the percentage change in the Honolulu
Consumer Price Index (HCPI). The fair share contribution shall have a combined
value of $7,043.62 per multiple family residential unit ($10,976.69 per single
family residential unit). The total amount shall be determined with the actual
number of units according to the calculation and payment provisions set forth in
this condition.
The fair share contribution per multiple family residential unit (single family
residential unit) shall be allocated as follows:
1. $3,474.42 per multiple family residential unit ($5,293.15 per single family
residential unit) to the County to support park and recreational
improvements and facilities;
2. $109.81 per multiple family residential unit ($255.34 per single family
residential unit) to the County to support police facilities;
3. $337.78 per multiple family residential unit ($504.33 per single family
residential unit) to the County to support fire facilities;
4. $150.55 per multiple family residential unit ($220.80 per single family
residential unit) to the County to support solid waste facilities; and
5. $2,971.05 per multiple family residential unit ($4,703.06 per single family
residential unit) to the County to support road and traffic improvements.
In lieu of paying the fair share contribution, the applicant may contribute land
and/or construct improvements/facilities related to parks and recreation, fire,
police, solid waste disposal facilities and roads within the region impacted by the
proposed development, subject to the review and recommendation of the Planning
Director, upon consultation with the appropriate agencies and approval of the
County Council.
N. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria
for imposition of exactions or the assessment of impact fees, conditions included
herein shall be credited towards the requirements of the Unified Impact Fees
Ordinance.
-3-
O. To ensure that the Goals and Policies of the Housing Element of the General Plan
are implemented, if applicable, the applicant shall comply with the requirements
of Chapter 11, Article 1, Hawaii County Code relating to Affordable Housing
Policy. This requirement shall be approved by the Administrator of the Office of
Housing and Community Development prior to final plan approval.
P. An Emergency Response Plan shall be submitted to the Hawaii County Civil
Defense Agency for review and approval prior to the issuance of a Certificate of
Occupancy.
Q. The applicant shall comply with all applicable County, State and Federal laws,
rules, regulations and requirements.
R. An annual progress report shall be submitted to the Planning Director prior to the
anniversary date of enactment of the ordinance. The report shall include, but not
be limited to, the status of the development and to what extent the conditions of
approval are being complied with. This condition shall remain in effect until all
of the conditions of approval have been complied with and the Planning Director
acknowledges that further reports are not required.
S. An initial extension of time for the performance of conditions within the
ordinance may be granted by the Planning Director upon the following
circumstances:
1. The non-performance is the result of conditions that could not have been
foreseen or are beyond the control of the applicant, successors or assigns,
and that are not the result of their fault or negligence.
2. Granting of the time extension would not be contrary to the General Plan
or Zoning Code.
3. Granting of the time extension would not be contrary to the original
reasons for the granting of the change of zone.
4. The time extension granted shall be for a period not to exceed the period
originally granted for performance (i.e., a condition to be performed
within one year may be extended for up to one additional year).
-4-
5. If the applicant should require an additional extension of time, the
Planning Director shall submit the applicant's request to the Planning
Commission and County Council for appropriate action.
T. Should any of the conditions not be met or substantially complied with in a timely
fashion, the Director may initiate rezoning of the area to its original or more
appropriate designation.
-5-