HomeMy WebLinkAboutCOM 0876.000 1996-1998
c= William G. Davis
Stephen K. Yamashiro Managing Director
Mayor Henry Cho
~,ei•N r~C Deputy Managing Director
(9VUUfV IIL'aivat't
25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740
(808) 329-5226 • Fax (808) 326-5663
May 29, 1998
n
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street -
Hilo, HI 96720
Dear Chairman Arakaki and Members:
Change of Zone Application (REZ 98-5)
Applicant: Leonard and Suellen Tanaka
Request: RS-15 to RS-7.5
Tax Man Key: 2-4-61:4
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action is the Planning Commission's letter and enclosures
regarding the above-referenced request.
Sincerely,
~L J-1...
en K. Y ashiro
Mayor
LTanakOLMAY
Enclosures
cc: Planning Commission
qy RE[Z{p98-5 i
2 1998
a.
Stephen K. Yantaehiro
Mayor
t5•t~`~
~•oi•xa'~
dIIUrtfV II ~lifUtitt
PLANNING COMMISSION
25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252
(NS)%1-8288 • Pax (808) 961-%15
M AY 2 9 1998
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
Change of Zone Application (REZ 98-5)
Applicant: Leonard and Suellen Tanaka
Request: RS-15 to RS-7.5
Tax Man Key: 2-4-61:4
The Planning Commission, after a duly held public hearing on May 15, 1998, voted to
recommend for your approval the proposed legislative bill to change the district classification
for approximately 20,000 square feet of land from Single Family Residential (RS-15) to Single
Family Residential (RS-7.5). The property is located on the northwest corner of the Haihai
and Maunakai Streets intersection, adjacent to Maunakai Circle Subdivision, Waiakea, South
Hilo, Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the change of zone:
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.
Review of these goals, policies and standards in the context of the proposed request,
assists us in evaluating and determining the most desirable use of land and to assure
that development is coordinated within the County in the best interest of its people. It
is only through a comprehensive policy analysis approach that evaluations and
decisions can be made to better time or stage developments to achieve quality growth.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
As we look at the larger picture, we realize that the implication of these evaluations
and decisions must also be considered as they may have an impact not only on other
similar areas in the County, but ultimately, on the future development of the whole
island.
The applicant is requesting the change of zone in order to subdivide the property
into two (2) lots - one approximately 8,700 square feet and the other 11,300 square feet in
size. There are two homes on the subject property, one of which is an ohana dwelling.
The ohana dwelling permit was effective on May 10, 1990. The applicant intends to
convey title of one house and lot to a family member.
The proposed Single-Family Residential (RS-7.5) zoning can conform to the
following goals, policies and standards of the Land Use Element of the General Plan:
* 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 with ease of access to community services
and employment centers and with adequate public utilities and facilities.
* Zoning requests shall be reviewed with respect to General Plan designation,
district goals, regional plans, State Land Use District, compatibility with
adjacent zoned uses, availability of public services and utilities, access, and
public need.
* The county shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
Approval of this request would also compliment the following goals and policies
of the Single-Family Residential Element of the General Plan:
* To provide single-family residential areas conveniently located to public and
private services, shopping, and other community activities and convenient
access to employment centers.
* The County shall designate and allocate single-family residential zoned lands at
varying densities for future use in accordance with the needs of the communities
and the stated goals, policies, and standards.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is also used to evaluate a change of zone request. This map is a graphic
expression of the General Plan's goals, policies, standards and courses of action and it
displays the physical relationship among the various land uses. It also establishes the
basic land use pattern that is intended to guide the direction of future development on
this island. In this case, the requested zone change conforms to the LUPAG Map,
which designates the area for Low Density Urban Development, which allows for
single-family residential developments. The applicant has already constructed two
dwellings on the subject property and is requesting the change of zone designation in
order to subdivide the property into two lots - approximately 11,000 and 8,000 square
feet respectively.
In addition, the Land Study Bureau's Soil Rating is "C" or Fair and the
Agricultural Lands of Importance to the State of Hawaii (ALISH) Map classifies the
property as "Existing Urban Development." The Hilo Community Development Plan
recommends the area for Residential 10115,000 square foot lots. The property is in
close proximity to schools, commercial areas, employment centers and public safety
services. Surrounding areas are in single family dwelling uses. As such, the granting
of the proposed use will not adversely affect similar or related existing uses within the
surrounding area, community or region.
The proposed change of zone will not unreasonably burden public agencies to
provide roads and streets, sewer, water, drainage, schools, police and fire protection,
and other related infrastructure. The subject property is a corner lot that has frontages
on Haihai Street and Maunakai Street. Existing access to each of the dwellings are
from Maunakai Street. There is a 10- foot future road widening setback along Haihai
Street along the property frontage. This future road widening along with a 20-foot
wide radius will be required to be shown on plans submitted for subdivision approval.
County water is available to the subject property. Wastewater is disposed of into
two cesspools; however, the applicant shall meet applicable requirements of the State
Department of Health. All other essential utilities and services are or will be made
available to support the proposed development.
Since the subject property has already been developed and landscaped, it is not
expected that archaeological features exist on the property or that it provides a habitat
for endangered plants or animal species.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
Based on the foregoing, approval of the change of zone request from RS-15 to
RS-7.5 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, the City of Hilo Zone
Map, of the County Zoning Code is transmitted.
We are enclosing a copy of the application and a copy of the staff background for your
information.
Sincerely,
I~ . I~-' 61
Kevin M. Balog, Chairman
Planning Commission
LTanakUTC
Enclosures
cc: Leonard and Suellen Tanaka
Department of Public Works
Department of Water Supply
Kazu Hayashida, Director/DOT-Highways, Honolulu
Department of Health
a
Btanak0l.skg-029/98
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
LEONARD & SUELLEN TANAKA
CHANGE OF ZONE APPLICATION (REZ NO, 98-5
Leonard & Suellen Tanaka are requesting a Change of Zone by changing the district
classification from an Single Family Residential (RS-15) to Single-Family Residential (RS-7.5).
The property is located on the northwest comer of the Haihai and Maunakai Streets intersection,
adjacent to Maunakai Circle Subdivision, Waiakea, South Hilo, Hawaii, TMK: 2-4-61: 4.
GENERAL INFORMATION
1. Owner: The property is owned by Leonard & Suellen Tanaka.
PROPOSED REQUEST
2. Request: The applicant is requesting the change of zone in order to subdivide the
property into two (2) lots - one approximately 8,700 square feet and the other 11,300
square feet in size. The applicant intends to convey title of one house and lot to a family
member.
3. Ohana Dwelling: There are two homes on the subject property; the ohana dwelling only
has frontage on Maunakai Street. The ohana dwelling permit was effective on
O
May 10, 199,0.
4. Plans Submitted: Plans submitted show two single family dwellings on the subject
property. Approximate setbacks are reflected as follows:
Dwelling No. 1
Front (Haihai Street) 30 feet
Side 15 feet
Front (Maunakai Street) 57 feet
Between Dwellings 10 feet
Dwelling No. 2 (Ohana)
O
Front: (Maunakai Street) 20 feet
Side 10 feet
Side 54 feet
ATTACH. C-876
(B-258)
4 1
Note: Dwellings are staggered and not constructed side by side. All applicable setback
requirements will be reviewed upon submittal of plans for final subdivision approval.
5. Additional Information: In support of the request, the applicant has submitted a Change
of Zone Application (See Exhibit A - Change of Zone Application).
STATE AND COUNTY PLANS
6. SLU: Urban.
7. General Plan Goals and Polices: The proposed development would be consistent with
the goals, policies, standards and courses of action of the Land Use Element.
8. LUPAG Map: Low Density Urban Development; which is single family residential in
character, ancillary community and public uses, and convenience type commercial uses.
9. Hilo Community Development Plan: The plan recommends the area for RS-15
zoning.
10. Zoning: Single Family Residential (RS-15).
It. Special Management Area (SMA): The subject property is not within the SMA.
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
12. Subject Property: The subject property is a 20,000 square foot rectangular lot that has
two homes on it. The parcel is located on the western (mauka) comer of
Haihai/Maunakai Street. The applicant is requesting to rezone the property into two lots -
one approximately 7,800 square feet and the other approximately 11,300 square feet. The
homes are approximately 15 feet apart. Should the rezoning be approved, the minimum
side yard setback would be 8 feet. These requirements would be reviewed upon submittal
of plans for final subdivision approval.
13. ALISH: Urban Development.
14. U.S.D.A. Soil Type: The portion of the subject property to be rezoned consists of Olaa
Very Stony Clay Loam (OID). The Olaa series consists of well-drained silty clay loams
that formed in volcanic ash. Permeability is rapid, runoff is slow, and the erosion hazard
is slight. Olaa soils are used for the production of sugarcane.
15. Land Study Bureau Soil Rating: "C" or Fair.
16. FIRM: Zone "X" (outside the 500-year flood plain).
-2-
17. Flora, Fauna and Cultural Resources: As the subject property has been developed, the
likelihood of finding any flora, fauna or cultural resources are remote. The property has
been landscaped with palms and hibiscus.
18. Surrounding Zoning/Uses: Parcels immediately surrounding the subject are zoned
RS-15 with a few parcels zoned RS-10. Uses are predominately single family residences
ranging in lot sizes form 10,000 to 20,000 square feet.
PUBLIC FACILITIES AND UTILITIES
19. Access: The subject property has frontage on Haihai and Maunakai Street, however,
both dwellings have access driveways off of Maunakai Street only. That portion of
Maunakai Street which fronts the subject property is a County road with an approximate
28-foot wide pavement and concrete curbs, gutters and sidewalks within a 40-foot right-
of-way. Haihai Street has an approximate 20-foot wide pavement with 3-foot wide paved
shoulders all within a 40-foot right-of-way. The General Plan Public Facilities Map and
the City of Hilo Zoning Map both reflect proposed road widening for Haihai Street to a
width of 60 feet, which would require a 10-foot future road widening setback along the
subject property frontage. Maunakai Street, with the exception of the subject property
(and its equivalent directly across) is a 50-foot wide County road, however, it is only 40-
feet wide fronting the subject. Maunakai Street was widened in 1972 as part of the
requirements of Final Subdivision Approval for Maunakai Circle Subdivision, of which
the subject property is not apart of. No proposed road widening is shown on either the
public facilities or zoning maps.
20. Water: Both homes are serviced by County water.
21. Sewage: The applicant would be required to comply with Department of Health
requirements. According to the Department of Health, the applicant would need to apply
for a variance, since the minimum lot size for an individual wastewater system is
10,000 square feet.
22. Other Utilities: Electricity, telephone and cable are available to the subject property.
The Kawailani Fire Station is located about a mile away and the Central Police Station is
located approximately 3 miles from the subject property.
-3-
AGENCIES - COMMENTS
23. Department of Health (April 14, 1998 Memo):
"The minimum lot size for a newly created lot for use of an individual wastewater system
is 10,000 square feet. The Department of Health recommends denial of the subdivision
request, however, the owner has the option of applying for a variance to the rules in
accordance with Chapter 342D, Hawaii Revised Statutes, or connecting to the County
sewer system."
(See Exhibit B - Applicant's letter of response dated April 21, 1998)
24. Police Department (April 17, 1998):
"We reviewed the above-referenced application for a change of zone and have no
comments or objections to offer at this time."
25. Fire Department (December 14, 1995 Memo):
"We have no comments on the above-reference Change of Zone Application."
26. Real Property Tax Office (April 17, 1998 Memo):
"The subject property is being assessed at fair market value.
Current Real Property taxes are paid through June 30, 1998."
27. Department of Public Works: (See Exhibit C - April 16, 1998 Memo and
Applicant's letter of response dated May 4, 1998)
28. Department of Water Supply: (See Exhibit D - May 4,1998 Memo)
AGENCIES: NO RESPONSE
29. Department of Land and Natural Resources, Natural Resources Conservation
Service and Department of Water Supply.
PUBLIC COMMENTS
30. No comments have been received from the general public.
-4-
APPLICATION FOR CHANGE OF ZONE
COUNTY OF HAWAII
PLANNING DEPARTMENT
PPLICANT: Leonard and Suellen Tanaka A,y,I
PPLICANT' S SIGNATURE: DATE: 2 mr -JB
T & T Electric, Inc.
DDRESS:
456-A Kekuanaoa Street
Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT OWNER
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
TELEPHONE-BUSINESS: 935-9029 RESIDENCE:
REQUEST: RS-15 TO RS-7.5
(Existing zoning Proposea zoning)
TAX MAP KEY: 2-4-61:4
AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 20,000 square feet
LANDOWNER(S): Leonard and Suellen Tanaka
OWNER'S SIGNATURE DATE: 2 3 9B
Applicants (Ma a by etter)
AGENT:
ADDRESS:
TELEPHONE-BUSINESS: RESIDENCE:
Please indicate to whom original correspondence and copies should be
sent. ORIGINAL Applicants COPIES
EXHIBIT
A_
(See Instructions in E
S CHANGE OF ZONE APPLICATION MUST BE ACCOMPANIED BY:
1. 20 copies of the completed application form.
2. 20 copies of a location map.
3. 20 copies of a site plan drawn to scale with existing and
proposed uses (e.g., structures, topography, propose
subdivision).
4. 20 copies of a detailed written explanation of the reasons
for requesting _t Fe change of zone. Please explain how the
requested change of zone would be consistent with the
goals, policies, and courses of action (if applicable) of
the General Plan document. Also, please indicate
specifically which goals, policies, and courses of action
are involved. (Copies of the General Plan document are
available at public libraries and at the Hawaii County
.Planning Department.)
5. 20 copies of supporting information/documents
(i.e., marketing analysis, traffic impact analysis report,
archaeological inventory survey, preliminary drainage
study, floral and faunal surveys).
6. 20 copies of appropriate Departmental Zoning Questionnaire.
5a0 l o-t- .~f)~ AOSF,
7. $3MMEM processing fee.-~- ~-5
8. One copy of full-size (2' x 31) site plan drawn to scale
for presentation purposes. site plan must include property
lines, existing/proposed structures and uses and reference
points such as roadways, shoreline, etc.
9. Legal description of the property in map and written form
by metes and bounds as certified by a surveyor.
10. List of tax map keys of surrounding property within 300
feet of the entire property boundaries. It is the
applicant's responsibility to obtain the most recent list
of landowners/long-term lessees from the Real Property Tax
office upon being notified of the public hearing.
f Enoan ff)e.! F40rt - See, 27MC&A(...
The ~ubmittal of an incomplete application will delay official
acceptance by the Department. Furthermore, additional information
may be requested by consulted agencies through the Department during
the course of the review process.
p.D. 5/91
1730q
-2-
ATTACHMENT
Residential Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
i. If your request is approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone? yes
If yes, please answer the rest of question 1 and then to
question 3.
a. How many acres of the requested area do you intend to
subdivide? all (20,000 sf
b. Into what lot sizes? 7,500 sf
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? immediately
d. Do you intend to build houses on the newly created homes already
lots?
constructe
If yes, please answer the following questions:
and occupi
an how many of those lots?
At what approximate price range? House
Lots
Total
Approximately now long, after approval of
the subdivision, would the first house be
available for occupancy?
If you intend to subdivide, please submit a
preliminary schematic subdivision plan together
with your change of zone application form.
2. If you have no firm plans of suodivieing the suuject area,
oo you intend to:
• a. Sell or lease the land to someone who has firm
plans?
b. Sell or lease the land to someone who has tentative
plans?
C. Sell or lease the '.and to someone who has no plans?
d. Keep it?
e. other (please state)
f. If you intend to do either a, b, or c, please elaborate
on the kind of plans the other party has. Please, also,
include in your answer approximately now soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. Do you think that your request and your further plans
for the land will alleviate the local housing situation? yes
How?
Since there are already homes on the site, the rezoning and
subdivision should result in the creation of additional
fee simple house/lot package. It will add to the inventory,
and hopefully,this will reflect in the price.
4. Are Were any buildings on the subject area? ves
If so, what kind?
There are two single-family dwellings on the site.
what do you intend to do with those buildings if your
request is approved?
These dwellings will be kept and conveyed together
with the newly subdivided lots.
-2-
5. Is the subject land currently being used for any
agricultural activitity? no
If so, please list the kinds of products grown and on
now many square feet or acres of land per product.
6. T- your knowledge, has there been any flooding and/or no
c_:inage problem an the subject area?
If so, please describe -he problem.
7. Do you think that the roads leading to the subject area
needs improvement? no
If so, what kind?
Is the road adequate for the proposed traffic volume yes
or load?
8. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools x
x
b. Roads
x
c. Sewer
d. Drainage x
e. Police Protection x
-3-
Yes No
f. Fire Protection x
g. Recreational Facilities x
h. Public Utilities x
i. Otner x
For those checkeo "yes," please elaborate what type or kinds of
improvements and/or assistance are needed.
Signature:
Address: 456-A Kekuanaoa Street
Telephone: 935-9029
.B O3 1998
Date:
-4-
A337A/50A
D
COUNTY ENVIRONMENTAL REPORT
COUNTY REZONING REQUEST (RS-15 to RS-7.5)
LEONARD AND SUELLEN TANAKA
TAX MAP KEY: (3) 2-4-61: 4
WAIAKEA, SOUTH HILO, HAWAII
L INTRODUCTION
Leonard and Suellen Tanaka (hereinafter the "Applicants") are requesting a 20,000
square foot parcel to be rezoned from Single-Family Residential (RS-15) to Single-
Family Residential (RS-7.5). The subject parcel is located on the western corner of
Haihai and Maunakai Streets, Waiakea, South, FTilo, Hawaii, TMK: (3) 24-61: 4.
(See Figure 1)
If approved, the applicants intend to subdivide the subject site into two (2) lots. The
existing homes would be on the respective lots, and no new dwellings would be built.
II. PROJECT LOCATION
The subject parcel is located on the western or mauka comer of Haihai and Maunakai
Streets. Maunakai Street serves as the principal accessway into the Maunakai Circle
Subdivision. The site is located approximately 1/2 mile mauka of the County
Municipal golf course. (See Figure 2).
There are presently two dwellings on the site, one of which is an charts dwelling.
III. PROJECT DESCRIPTION
A. Proiect Concept and Components
The applicants constructed both dwellings in 1991, one of which as an
ohana unit. The applicant now wishes to convey title of the house to a
family member.
As such, the applicant is proposing to subdivide the property into two (2)
lots. These lots would be 8,700± square feet and 11,300± in size (Figure 3).
Access to these lots would be via Maunakai Street.
It is understood that the subdivision plan submitted herein may change prior to
receipt of final subdivision approval to accommodate County subdivision
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Maunakai Circle Subdivision
Waiakea, South Hilo
Tax Map Key: (3) 2-4-061: 004
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requirements and appropriate conditions of approval. The RS-7.5 zoning is
being requested to allow the existing buildings to be more consistent with the
required sideyard setback. The setback between the structures is 15 feet; and
the RS-10 zoning would require a total of 20 feet between the buildings,
whereas, the RS-7.5 zoning would require an 8-foot setback. As proposed,
there would still be a need for a 5-foot variance however. This distance
would still meet the Building Code setback requirement.
It should be noted that the actual density of the subject area would not
change, regardless of the zoning (RS-7.5 or RS-10). The requested zoning is
thus not intended to increase the utility or density of the lot, but make it more
consistent with the subdivision requirements.
B. Proiect Timetable and Cost
The applicants hope to secure the necessary County rezoning approval as
soon as possible and begin the subdivision process immediately thereafter.
Tentatively, plans call for having the lots subdivided by the end of 1998.
The estimated cost of the improvements is marginal, as all improvements are
in.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The subject area is designated Urban. As such, no State Land Use action is
required.
B. County General Plan
The County General Plan Land Use Pattern Allocation Guide (LUPAG) map
designates the site Law Density Residential. Under this designation, single
family residential uses of this nature are permissible; as such, no amendment to
the Plan would be necessary to effectuate this proposal.
C. Hilo Community Development Plan
This plan attempts to further define the General Plan and serves as a guide for
decision-makers. It was adopted by the Planning Commission in 1975. It has
not, however, been adopted by the County Council.
2
The Land Use Concept map of this plan identifies this site for RS- IS zoning.
Although the requested RS-7.5 zoning would not be consistent with the
concept map, the basic residential uses would be maintained.
As this plan is a guide, no amendment is required.
D. County Zoning
The County zoning of the subject area is Single Family Residential (RS-15).
If the RS-7.5 zoning is approved, the site would be subdivided in a manner
meeting with the Subdivision Code. However, there may be a need for a side
yard setback variance from the 8-foot setback requirement of the Zoning
Code.
E. Other Permitting Considerations
The site is not located within the County Special Management Area (SMA).
As such, no SMA Use Permit would be required.
However, as noted earlier, other permits would still be required. These would
be subdivision approval and possibly a zoning setback variance.
V. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The elevation of the site is approximately to five hundred (500) feet above
mean sea level.
The mean annual rainfall in this area ranges between 125 and 175 inches. The
wetter months tend to occur between October through April. The mean
annual temperature is about seventy five (75) degrees Fahrenheit, with the
warmer months during the summer.
The parcel is rectangular in shape. When viewed from Maunakai Street, the
property has a width of 200 feet and length of 100 feet. Both dwellings have
access from Maunakai Street.
B. Soils and Topography
The topography of the site is fairly level, although there is a less than two (2)
2 percent slope running in a southerly to northerly direction.
3
1
Because of the urban nature of this area, there is no classification listed in the
Land Study Bureau Overall Master Productivity Rating document. However,
areas proximate to the site were designated Class "C" or Fair. This suggests
that the site does have reasonable productivity potential for agricultural crops.
It is of the Olaa Soil Series, with moderately deep and fine soil. The parent
material is volcanic ash; is well drained but moist; and poorly suited for
machine tillability.
It should be noted that the adjoining sites that were classified C-180 and C-
178 have since been developed into single-family residential house lots.
The State of Hawaii's Awicultural Lands Of Importance to the State of
Hawaii (ALISH) maps does not classify this site as being either "prime,
unique, or other" agricultural land.
C. Natural Hazards
1. Drainaze
The US Corps of Engineers' Flood Insurance Rate Man (FIRM)
designates the project site to be located in Zone X, areas outside the
500-year flood plain. As such, the site does not appear to have any
development constraints relative to drainage and/or floodwaters.
2. Tsunami Hazard
As the site is located over 3 miles from the ocean, it is located outside
of the Civil Defense's Tsunami Evacuation Zone.
3. Volcanic and Earthquake Hazards
The United States Geological Survey (USGS) classifies the area as
Lava Flow Hazard Zone 3, on a scale of ascending risk 9 to 1. This is
the same classification as the entire City of Hilo. There is very little
that can be done to mitigate this situation and reflects an ongoing
threat to all residents and businesses in these areas.
The entire island of Hawaii falls within Earthquake Zone 3, according
to the County Building Code. As such, certain structural requirements
will be needed and taken during the building permit process to address
this seismic hazard.
4
r
D. Flora/Fauna
Although there were no professional surveys conducted of the floral or faunal
resources of the site, the applicants do not believe that rare or endangered
floral or faunal resources are likely to be found within the subject site.
The site has already been cleared and actively utilized as residences. There
is introduced landscaping on the site. Thus, floral impacts should be minimal.
E. Historic/Archaeoloeical Resources
Likewise, given the developed nature of the site, the likelihood of finding any
archaeological finds on the property appear remote. Impacts to the
archaeological resources would thus be minimal, if at all.
F. Water and Coastal Resources
The subject site is located well over 3 miles from the coastline. As such,
coastal impacts resulting from discharge of wastewater systems from the site
should not be significant. Further, being a non-coastal property, no coastal
access will be affected.
The wastewater from the project are presently being serviced by two State
approved cesspools. As no new developments will occur on the site that
would increase the wastewater demand, it is anticipated that the impacts to the
groundwater would be minimal, if at all.
G. Noise, Air Ouality, and Dust
As there are already two dwellings on this site and this rezoning action is
intended merely to create two legal lots of record, there should not be any
additional noise, air quality, and dust impacts resulting from this project.
H. Scenic and Visual Considerations
In the Natural Beauty element of the General Plan, there are sites or areas
listed as being a scenic resource. The subject site is not listed as a scenic site.
However, there were a few examples cited in the Hilo area, such as the view
of Mauna Kea.
As the existing structures are already constructed, there should be no
additional impacts to existing view planes.
5
VL SOCIAL AND RELATED CONSIDERATIONS
A. Surrounding Land Uses
This area is dominated by single-family residences and/or single-family
residential lots. The lots vary in sizes from 10,000 to 20,000 square feet.
Lots fronting Haihai Street and adjacent to the subject site consist of 20,000
square feet. Although zoned RS-15, lots to the north and within the
Maunakai Circle Subdivision are essentially 10,000 square feet. This was
accomplished through a Cluster Plan Development permit.
A property less than 500 feet east or makai of the subject site was recently
rezoned into the RS-10 district. This property has since been subdivided into
10,000 square foot lots (Heahea Street Subdivision).
Thus, the request would not be out of character with the existing and
emerging development pattern in this area.
B. Economic Impacts
The requested zoning individually would have only a minute economic impact,
as it is intended to help out family members. As such, it would not be a
development project where the direct and indirect employment impacts
through construction activity would be larger.
Nonetheless, in a small way, this project should hopefully reduce government's
burden to provide services to the affected family member.
C. Agricultural Impacts
The site has not been used for agricultural activity. It has been used as home
sites for over seven ('n years. That fact, plus the urban nature of the
surrounding area make the agricultural impact of this project somewhat
negligible.
Equally important, the land has not been classified as being important from an
agricultural resource perspective under the various soil classification systems.
It is neither classified by the Land Study Bureau nor under the ALISH system
as being important from an agricultural resource perspective.
6
VII. INFRASTRUCTURE CONSIDERATIONS
A. Road
Access to the site is via Maunakai Street. This County road has a right-of-
way of forty (40) feet in the area fronting the subject site. However, the
balance of Maunakai Street has a fifty (50) foot right-of-way with a 24-foot
pavement and curb, gutters, and sidewalk.
As part of the subdivision approval process, a 5-foot wide section may have to
be set aside and conveyed to the County. In that event, a variance from the
minimum lot size would be needed.
B. Water
There are already two meters serving each of the homes on this lot. As such,
no further improvements and/or water service would be required.
C. Wastewater
There is no County wastewater system in this area. As such, both homes are
presently serviced by their respective cesspools. These cesspools were
constructed in a manner meeting with the approval of the State Department of
Health.
D. Solid Waste
As in the past, solid waste will be handled through commercial haulers or the
individual homeowners into authorized landfill sites or transfer stations.
E. Other Government Services
As this area is already part of the City of Hilo urban area and there are two
dwellings on the site, it is already being serviced. No extension of government
services would be required. The Kawailani Fire Station is located about a mile
away along Kawailani Street. The Central Police Station is located
approximately three (3) miles from the subject site
Elementary schools are available at Waiakea and Waiakeawaena, both within
two miles of the site. The Waiakea Intermediate and Waiakea High School
are located within three miles of the site.
7
J ~
County parks are available at Waiakeawaena School and Waiakea-Uka. There
is also the municipal golf course, less than a mile from the site.
As such, the project should not result in the extension of any government
services. Further, the required public facilities are located reasonably
proximate to the subject site.
F. Other Utilities
All other utilities such as telephone, cable, and electrical services, are
available to the site.
VUL IMPACT SIGNIFICANCE ANALYSIS
A. Relationship Between Local Short-Term Uses of Environment and
Maintenance and Enhancement of Lone-Term Productivity
If the request were denied, the short term use of the site would be the same -
two existing dwellings. There would be no physical and infrastructural
difference than what presently exists today.
From a socio and personal economic perspective, however, the applicants
would be frustrated in fulfilling some of their family financial planning goals.
B. Irreversible and Irretrievable Commitment of Resources
The subject site is already disturbed. As such, the project should not result in
an irreversible commitment of natural or archaeological resources.
C. Mitigative Measures
If required, the applicants are prepared to set aside a 5-foot strip of land along
Maunakai Street. This would eventually make the entire length of this Street
into a County standard 50-foot right-of-way.
D. Alternatives to the Proposed Proiect
1. No Proiect
Under this status quo alternative, the site will remain in its present
condition. This would mean two dwellings on the site.
8
2. Alternative Residential Density
Under this alternative, the applicant could seek a more intensive
zoning, such a Residential Duplex (RD-3.5), which would allow each
of the dwellings to be converted into a duplex. While this would be
generally consistent with the residential goals of the General Plan, it
may not be consistent with the single-family character of this area.
3. Evaluation of Alternatives
The project's impacts to the area's social and physical infrastructure
would not be pronounced. If needed, mitigative measures can be
taken during the subdivision approval process. Further, this rezoning
action 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
alternatives would be more prudent and beneficial than the requested
RS-10 alternative.
UL REGULATORY ANALYSIS
A. General Plan LUPAG May
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 Law Density Urban. This designation
allows the requested RS-7.5 zoning.
B. General Plan Polices
The requested zoning would be consistent with the goals, policies, and
standards of the General Plan document.
For one, although it would not have any significant community-wide
economic benefits, it would facilitate the transition of individual family
members into housing. Then, too, there would be some added real property
tax gains to the, as the site would now be separately assessed.
The project will not be using any more energy than what it presently
consumes. This is due to the fact that there will not be any new developments
on the site.
9
1
April 21, 1998
Ms. Virginia Goldstein, Director
Planning Department
COUNTY OF HAWAII
25 Aupuni Street
Hilo, HI 96720
Dear Ms. Goldstein:
Subject: Rezoning Request (REZ 98-5)
RS-15 to RS-7.5. TMK: 2-4-61: 4
This is in response to the Department of Health's comments regarding the
subject matter. While we can understand the Department's comments, we would
appreciate your taking the following into consideration before finalizing your
recommendation on this application:
1. At this stage of the permitting process, this request is a "land use"
and not "subdivision" request. It is essentially to determine whether
the property is consistent with the land use pattern in this area (which
predominantly averages 10,000 square feet per unit). In that
regard, we would contend that it is consistent with this pattern.
2. From an infrastructural perspective, the rezoning and subsequent
subdivision of the subject parcel would NOT change the existing
condition. There are already two dwellings on the site, each being
served by its own cesspool. No new dwellings will be constructed.
As such, impacts to wastewater and other public infrastructure
should be negligible, if at all.
3- We can understand the Department's rule which allows the use of
cesspools for every 10,000 square feet of land area. The proposed
subdivision - in spite of it not altering the existing condition - still
would not be consistent with this rule. In that regard, we would like to
suggest the following alternatives:
a. Applying for and hopefully securing a variance in conjunction
with the subdivision process;
EXHIBIT
Ms. Virginia Goldstein, Director
April 21, 1998
Page 2
b. Agreeing to a "no-ohana" restrictive covenant. This would
eliminate the possibility of having another dwelling on any of
the proposed lots, and in so doing, not be substantively
violative of the wastewater rules: and
c. If needed. setting aside a wastewater easement on the larger
lot so that each of the proposed lots would have a minimum of
10,000 square feet of wastewater area.
We trust that we have adequately responded to the Health Department's
concerns. If not, please feel free to contact us again. Thank you.
ii ncerely,
LEONARD TAN4"
456-A Kekuanaoa Street
Hilo, HI 96720
cc Mr. Aaron Ueno, Department of Health
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE : April 16, 1998
II(~P,(dLQ?.GLKdGLI~ft
TO PLANNING DEPARTMENT
FROM NGINEt'RIN ISION
SUBJECT: Change of Zone Application (REZ 98-5)
Applicant: Leonard and Suellen Tanaka
Location: Waiakea, South Hilo, Hawaii
TMK: 3 / 2-4-61: 04
We have reviewed the subject application and our comments are as follows:
1. Buildings shall conform to all requirements of code and statutes pertaining to
building construction. Our Building Department states that the minimum setback
for residential structures are 3-ft. side and rear. Any exterior walls or projections
within the minimum setback shall be constructed to provide a one-hour fire-
resistive occupancy separation.
2. All development generated runoff shall be disposed on-site and shall not be
directed toward any adjacent properties.
3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment
Control, of the Hawaii County Code.
4. All driveway connections to a County road shall conform to Chapter 22, Streets
and Sidewalks, of the Hawaii County Code.
5. The subject properties are found within Flood Zone "X", according to the Flood
Insurance Rate Map dated September 16, 1988.
6. Maunakai Street, fronting the subject property on the east side, is a County road.
It has an approximate 28-ft. wide pavement (in fair to good condition), with
concrete curbs, gutters, and sidewalks, all within a 40-ft. right-of-way.
Planning Department shall determine whether a 5-ft. future road widening setback
is required along Maunakai Street. E X H I B I T
C
Memorandum
April 16, 1998
Page 2 of 2
7. Haihai Street, fronting the subject property on the south side, is a County road. It
has an approximate 20-ft. wide pavement (in good condition), with approximate 3-
ft. wide paved shoulders, all within a 40-ft. right-of-way.
Planning Department shall determine whether a 20-ft. radius and 10-ft. future road
widening setbacks are required along Haihai Street. The applicant shall provide
improvements to the entire frontage along Haihai Street consisting of, but not
limited to, gravel shoulder improvements, meeting with the approval of the DPW.
A minimum 20-ft. existing property line intersection radius shall be improved,
subdivided, and dedicated to the County.
Should there be any questions concerning this matter, please feel free to contact Casey
Yanagihara in our Engineering Division at Ext. 8327.
CKY
May 4, 1998
Ms. Virginia Goldstein, Director
Planning Department
COUNTY OF HAWAII
25 Aupuni Street
Hilo, HI 96720
Dear Ms. Goldstein:
Subject: Rezoning Request (REZ 98-5), Leonard and
Suellen Tanaka, TMK: 2-4-61: 4
This is in reference to the Department of Public Works' comments regarding
our application.
Please be informed that even with the proposed lot lines, the two existing
structures will have more than three (3) feet from the property lines. As such, this
would be in compliance with the appropriate fire protective code.
As there are two approved driveways serving these proposed lots and two
existing dwellings, no on-site improvements are being contemplated. As such, we
do not believe that additional improvements will be necessary to consummate the
subdivision. If needed, however, they will be done pursuant to the requirements of
the subdivision and related development codes.
We have no objections to having a 5-foot and 10-foot future road widening
setbacks along the frontages of Maunakai Street and Haihai Street, respectively,
delineated on the final subdivision maps. Relative to the 20-foot curved radius at
the Haihai Street intersection, we have no objections to its conveyance WHEN the
County is in a fiscal position to make the necessary improvements. There is an
existing rock wall and landscaping that will have to be removed, and we have no
objections to their removal WHEN the County is ready to build, but not any sooner.
In the meantime, it may be appropriate to set aside this area as a future
reserve. It should be noted further that when and IF the County secures this area,
it could make that lot further non-conforming relative to lot size.
! 464
Ms. Virginia•Goldstein , Director
May 4, 1998
Page 2
Relative to the improvement requirements, IF this request were to increase
the subject parcel's effective density - and thereby creating additional impact to the
area - we can agree that some measure of improvements would be necessary.
However, this request will not. As such, and given our acceptance to dedicate this
portion to the County, we respectfully request the elimination of any improvement
requirements.
We trust that we have adequately responded to the Department of Public
Works' comments. If not or if there are further comments, please let me know.
Please note that a copy of this letter is being made available to said agency.
Thank you very much.
/
Yorrs very truly
O
LEONARD TANAKA
456-A Kekuanaoa Street
Hilo, HI 96720
cc Mr. Casey Yanagihara, Department of Public Works
cf 1111 f~
o
1f H
DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII
25 AUPUNI STREET • HILO, HAWAII 96720
o~ x1wd1
TELEPHONE (808) 9618660 FAX (808) 961-8657
May 4. 1998
TO: Planning Department
FROM: Milton D. Pavao. Manager
SUBJECT: CHANGE OF ZONE APPLICATION NO. 98-005
APPLICANT - LEONARD AND SUELLEN TANAKA
TAX MAP KEY 2-4-061:004
We have reviewed the subject application and have the following comments.
Please be informed that there are existing water meters to each lot. However, the
meter servicing Lot G-2 fronts Lot G-1.
Therefore, final approval is subject to the applicant complying with the following
conditions:
1. Relocate the meter to front Lot G-2.
2. Submit plans for the relocation of the existing service, prepared by a
professional engineer, land surveyor, or architect, registered in the State
of Hawaii, for our review and approval.
Should there be any questions, please call our Water Resources and Planning Branch
at 961-8660.
Milton D. Pavao. P.E. EXHIBIT
Manager D
WA:gms
copy - Mr. Leonard and Ms. Suellen Tanaka
4 5~'g
n;?
afer 6ring6 progreee
J
1UNCIL COPY
u0 NOT REMOVE
APPLICATION FOR CHANGE OF ZOl
COUNTY OF HAWAII
PLANNING DEPARTMENT
APPLICANT: Leonard and Suellen Tanaka
APPLICANT'S SIGNATURE: v4ICi DATE: 2 3 `JB
ADDRESS: T & T Electric, Inc.
456-A Kekuanaoa Street
Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT OWNER
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS
TELEPHONE-BUSINESS' 935-9029 RESIDENCE:
REQUEST: RS-15 TO RS-7.5
Existing zoning (Proposea zoning)
TAX MAP KEY: 2-4-61:4
AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 20,000 square feet
LANDOWNER(S): Leonard and Suellen Tanaka
OWNER'S SIGNATURE - A' DATE: z g
Applicants (Ma be by etter)
AGENT:
ADDRESS:
TELEPHONE-BUSINESS: RESIDENCE:
Please indicate to whom original correspondence and copies should be
sent. ORIGINAL Applicants COPIES
(See Instructions in B;
3 CHANGE OF ZONE APPLICATION MUST BE ACCOMPANIED BY:
1. 20 copies of the completed application form.
2. 20 copies of a location map.
3. 20 copies of a site plan drawn to scale with existing and
ro osed uses (e.g., structures, topography, propose
sub ivi.sion) .
4. 20 copies of a detailed written explanation of the reasons
for requesting 77e mange of zone. Please explain how the
requested change of zone would be consistent with the
goals, policies, and courses of action (if applicable) of
the General Plan document. Also, please indicate
specifically which goals, policies, and courses of action
are involved. (Copies of the General Plan document are
available at public libraries and at the Hawaii County
Planning Department.)
5. 20 copies.o£ supporting information/documents
(i.e., marketing analysis, traffic impact analysis report,
archaeological inventory survey, preliminary drainage
study, floral and faunal surveys).
6. 20 copies of appropriate Departmental Zoning Questionnaire.
Soo mr ID f" O-
7. 019EM processing fee,}- a5 F ~
S. One copy of full-size (2' x 31) site plan drawn to scale
for presentation purposes. Site plan must include property
lines, existing/proposed structures and uses and reference
points such as roadways, shoreline, etc.
9. Legal description of the property in map and written form
by metes and bounds as certified by a surveyor.
10. List of tax map keys of surrounding property within 300
feet of the entire property boundaries. It is the
applicant's responsibility to obtain the most recent list
of landowners/long-term lessees from the Real Property Tax
Office upon being notified of the public hearing.
EhVlrVninCnW /?4 0rr &rchCo(_.
The Ju(bmittal of an incomplete application will delay official
acceptance by the Department. Furthermore, additional information
may be requested by consulted agencies through the Department during
the course of the review process.
P.D. 5/91
1730q
-2-
ATTACHMENT
Residential Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone? yes
if yes, please answer the rest of question 1 and then to
question 3.
a. How many acres of the requested area do you intend to
subdivide? all (20,000 sf
b. Into what lot sizes? 7,500 sf
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? immediately
d. Do you intend to build houses on the newly created
lots? homes already
If yes, please answer the following questions: constructe
and occupi
on how many of those lots?
At what approximate price range? House
Lots
Total
Approximately how long, after approval of
the subdivision, would the first house be
available for occupancy?
If you intend to subdivide, please submit a
preliminary schematic subdivision plan together
with your change of zone application form.
2. If you have no firm plans of suodivioing the suuject area,
co you intend to:
a. Sell or lease the land to someone who nas firm
plans?
b. Sell or lease the land to someone who has tentative
plans?
C. Sell or lease the '.and to someone who has no plans?
d. Keep it?
e. Other (please state)
f. If you intend to do either a, b, or c, please elaborate
on the kind of plans the other party has. Please, also,
include in your answer approximately how soon after
approval of your rezoning do you expect to transfer the
subject land to another party.
3. Do you think that your request and your further plans
for the land will alleviate the local housing situation? yes
How?
Since there are already homes on the site, the rezoning and
subdivision should result in the creation of additional
fee simple house/lot package. It will add to the inventory,
and hopefully,this will reflect in the price.
4. Are there any buildings on the subject area? yes
If so, what kind?
There are two single-family dwellings on the site.
What do you intend to do with those buildings if your
request is approved?
These dwellings will be kept and conveyed together
with the newly subdivided lots.
-2-
5. Is the subject land currently being used for any
agricultural activitity? no
if so, please list the kinds of products grown and on
how many square feet or acres of land per product.
6. 7- your knowledge, has there been any flooding and/or no
c..:inage problem on the subject area?
If so, please describe ^he problem.
7. Do you 'chink that the roads leading to the subject area
needs improvement? no
If so, what kind?
Is the road adequate for the proposed traffic volume
or load? yes
8. What sort of governmental assistance and/or improvements
do you feel will be needed in the subject area when
developed?
Yes No
a. Schools x
x
b. Roads
x
c. Sewer
d. Drainage x
e. Police Protection x
-3-
Yes No
f. Fire Protection x
g. Recreational Facilities x
h. Public utilities x
i. Other x
For those checked "yes," please elaborate what type or Kinds of
improvements and/or assistance are needed.
Signature: ~
Address: 456-A Kekuanaoa Street
Telephone: 935-9029
Dater ~3 X998
-4-
6337A/50A
P n_ siaa
COUNTY ENVIRONMENTAL REPORT
COUNTY REZONING REQUEST (RS-15 to RS-7.5)
LEONARD AND SUELLEN TANAKA
TAX MAP KEY: (3) 2-4-61: 4
WAIAKEAA, SOUTH HILO, HAWAII
L INTRODUCTION
Leonard and Suellen Tanaka (hereinafter the "Applicants") are requesting a 20,000
square foot parcel to be rezoned from Single-Family Residential (RS-15) to Single-
Family Residential (RS-7.5). The subject parcel is located on the western corner of
Haihai and Maunakai Streets, Waiakea, South, FTilo, Hawaii, TMK: (3) 2-4-61: 4.
(See Figure 1)
If approved, the applicants intend to subdivide the subject site into two (2) lots. The
existing homes would be on the respective lots, and no new dwellings would be built.
II. PROJECT LOCATION
The subject parcel is located on the western or mauka comer of Haihai and Maunakai
Streets. Maunakai Street serves as the principal accessway into the Maunakai Circle
Subdivision. The site is located approximately 1/2 mile mauka of the County
Municipal golf course. (See Figure 2).
There are presently two dwellings on the site, one of which is an ohana dwelling.
III. PROJECT DESCRIPTION
A. Project Concept and Components
The applicants constructed both dwellings in 1991, one of which as an
ohana unit. The applicant now wishes to convey title of the house to a
family member.
As such, the applicant is proposing to subdivide the property into two (2)
lots. These lots would be 8,700± square feet and 11,300+ in size (Figure 3).
Access to these lots would be via Maunakai Street.
It is understood that the subdivision plan submitted herein may change prior to
receipt of final subdivision approval to accommodate County subdivision
1
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Waiakea, South Hilo
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requirements and appropriate conditions of approval. The RS-7.5 zoning is
being requested to allow the existing buildings to be more consistent with the
required sideyard setback. The setback between the structures is 15 feet; and
the RS-10 zoning would require a total of 20 feet between the buildings,
whereas, the RS-7.5 zoning would require an 8-foot setback. As proposed,
there would still be a need for a 5-foot variance however. This distance
would still meet the Building Code setback requirement.
It should be noted that the actual density of the subject area would not
change, regardless of the zoning (RS-7.5 or RS-10). The requested zoning is
thus not intended to increase the utility or density of the lot, but make it more
consistent with the subdivision requirements.
B. Proiect Timetable and Cost
The applicants hope to secure the necessary County rezoning approval as
soon as possible and begin the subdivision process immediately thereafter.
Tentatively, plans call for having the lots subdivided by the end of 1998.
The estimated cost of the improvements is marginal, as all improvements are
in.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The subject area is designated Urban. As such, no State Land Use action is
required.
B. County General Plan
The County General Plan Land Use Pattern Allocation Guide (LUPAG) map
designates the site Low Density Residential. Under this designation, single
family residential uses of this nature are permissible; as such, no amendment to
the Plan would be necessary to effectuate this proposal.
C. Hilo Community Development Plan
This plan attempts to further define the General Plan and serves as a guide for
decision-makers. It was adopted by the Planning Commission in 1975. It has
not, however, been adopted by the County Council.
2
The Land Use Concept map of this plan identifies this site for RS-15 zoning.
Although the requested RS-7.5 zoning would not be consistent with the
concept map, the basic residential uses would be maintained.
As this plan is a guide, no amendment is required.
D. County Zonine
The County zoning of the subject area is Single Family Residential (RS-15).
If the RS-7.5 zoning is approved, the site would be subdivided in a manner
meeting with the Subdivision Code. However, there may be a need for a side
yard setback variance from the 8-foot setback requirement of the Zoning
Code.
E. Other Permitting Considerations
The site is not located within the County Special Management Area (SMA).
As such, no SMA Use Permit would be required.
However, as noted earlier, other permits would still be required. These would
be subdivision approval and possibly a zoning setback variance.
V. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The elevation of the site is approximately to five hundred (500) feet above
mean sea level.
The mean annual rainfall in this area ranges between 125 and 175 inches. The
wetter months tend to occur between October through April. The mean
annual temperature is about seventy five (75) degrees Fahrenheit, with the
warmer months during the summer.
The parcel is rectangular in shape. When viewed from Maunakai Street, the
property has a width of 200 feet and length of 100 feet. Both dwellings have
access from Maunakai Street.
B. Soils and Topography
The topography of the site is fairly level, although there is a less than two (2)
2 percent slope running in a southerly to northerly direction.
3
Because of the urban nature of this area, there is no classification listed in the
Land Study Bureau Overall Master Productivity Rating document. However,
areas proximate to the site were designated Class "C" or Fair. This suggests
that the site does have reasonable productivity potential for agricultural crops.
It is of the Olaa Soil Series, with moderately deep and fine soil. The parent
material is volcanic ash; is well drained but moist; and poorly suited for
machine tillability.
It should be noted that the adjoining sites that were classified C-180 and C-
178 have since been developed into single-family residential house lots.
The State of Hawaii's Agricultural Lands Of Importance to the State of
Hawaii (ALISH) maps does not classify this site as being either "prime,
unique, or other" agricultural land.
C. Natural Hazards
1. Drainage
The US Corps of Engineers' Flood Insurance Rate Man (FROA)
designates the project site to be located in Zone X, areas outside the
500-year flood plain. As such, the site does not appear to have any
development constraints relative to drainage and/or floodwaters.
2. Tsunami Hazard
As the site is located over 3 miles from the ocean, it is located outside
of the Civil Defense's Tsunami Evacuation Zone.
3. Volcanic and Earthquake Hazards
The United States Geological Survey (USGS) classifies the area as
Lava Flow Hazard Zone 3, on a scale of ascending risk 9 to 1. This is
the same classification as the entire City of Hilo. There is very little
that can be done to mitigate this situation and reflects an ongoing
threat to all residents and businesses in these areas.
The entire island of Hawaii falls within Earthquake Zone 3, according
to the County Building Code. As such, certain structural requirements
will be needed and taken during the building permit process to address
this seismic hazard.
4
D. Flora/Fauna
Although there were no professional surveys conducted of the floral or faunal
resources of the site, the applicants do not believe that rare or endangered
floral or faunal resources are likely to be found within the subject site.
The site has already been cleared and actively utilized as residences. There
is introduced landscaping on the site. Thus, floral impacts should be minimal.
E. Historic/ArchaeoloEical Resources
Likewise, given the developed nature of the site, the likelihood of finding any
archaeological finds on the property appear remote. Impacts to the
archaeological resources would thus be minimal, if at all.
F. Water and Coastal Resources
The subject site is located well over 3 miles from the coastline. As such,
coastal impacts resulting from discharge of wastewater systems from the site
should not be significant. Further, being a non-coastal property, no coastal
access will be affected.
The wastewater from the project are presently being serviced by two State
approved cesspools. As no new developments will occur on the site that
would increase the wastewater demand, it is anticipated that the impacts to the
groundwater would be minimal, if at all.
G. Noise. Air Quality, and Dust
As there are already two dwellings on this site and this rezoning action is
intended merely to create two legal lots of record, there should not be any
additional noise, air quality, and dust impacts resulting from this project.
H. Scenic and Visual Considerations
In the Natural Beauty element of the General Plan, there are sites or areas
listed as being a scenic resource. The subject site is not listed as a scenic site.
However, there were a few examples cited in the Hilo area, such as the view
of Mauna Kea.
As the existing structures are already constructed, there should be no
additional impacts to existing view planes.
5
VI. SOCIAL AND RELATED CONSIDERATIONS
A. Surrounding Land Uses
This area is dominated by single-family residences and/or single-family
residential lots. The lots vary in sizes from 10,000 to 20,000 square feet.
Lots fronting Haihai Street and adjacent to the subject site consist of 20,000
square feet. Although zoned RS-15, lots to the north and within the
Maunakai Circle Subdivision are essentially 10,000 square feet. This was
accomplished through a Cluster Plan Development permit.
A property less than 500 feet east or makai of the subject site was recently
rezoned into the RS-10 district. This property has since been subdivided into
10,000 square foot lots (Heahea Street Subdivision).
Thus, the request would not be out of character with the existing and
emerging development pattern in this area.
B. Economic Impacts
The requested zoning individually would have only a minute economic impact,
as it is intended to help out family members. As such, it would not be a
development project where the direct and indirect employment impacts
through construction activity would be larger.
Nonetheless, in a small way, this project should hopefully reduce government's
burden to provide services to the affected family member.
C. Agricultural Impacts
The site has not been used for agricultural activity. It has been used as home
sites for over seven (7) years. That fact, plus the urban nature of the
surrounding area make the agricultural impact of this project somewhat
negligible.
Equally important, the land has not been classified as being important from an
agricultural resource perspective under the various soil classification systems.
It is neither classified by the Land Study Bureau nor under the ALISH system
as being important from an agricultural resource perspective.
6
VII. INFRASTRUCTURE CONSIDERATIONS
A. Road
Access to the site is via Maunakai Street. This County road has a right-of-
way of forty (40) feet in the area fronting the subject site. However, the
balance of Maunakai Street has a fifty (50) foot right-of-way with a 24-foot
pavement and curb, gutters, and sidewalk.
As part of the subdivision approval process, a 5-foot wide section may have to
be set aside and conveyed to the County. In that event, a variance from the
minimum lot size would be needed.
B. Water
There are already two meters serving each of the homes on this lot. As such,
no further improvements and/or water service would be required.
C. Wastewater
There is no County wastewater system in this area. As such, both homes are
presently serviced by their respective cesspools. These cesspools were
constructed in a manner meeting with the approval of the State Department of
Health.
D. Solid Waste
As in the past, solid waste will be handled through commercial haulers or the
individual homeowners into authorized landfill sites or transfer stations.
E. Other Government Services
As this area is already part of the City of Hilo urban area and there are two
dwellings on the site, it is already being serviced. No extension of government
services would be required. The Kawailaai Fire Station is located about a mile
away along Kawailani Street. The Central Police Station is located
approximately three (3) miles from the subject site
Elementary schools are available at Waiakea and Waiakeawaena, both within
two miles of the site. The Waiakea Intermediate and Waiakea High School
are located within three miles of the site.
7
County parks are available at Waiakeawaena School and Waiakea-Uka. There
is also the municipal golf course, less than a mile from the site.
As such, the project should not result in the extension of any government
services. Further, the required public facilities are located reasonably
proximate to the subject site.
F. Other Utilities
All other utilities such as telephone, cable, and electrical services, are
available to the site.
VIII. IMPACT SIGNIFICANCE ANALYSIS
A. Relationship Between Local Short-Term Uses of Environment and
Maintenance and Enhancement of Long-Term Productivity
If the request were denied, the short term use of the site would be the same -
two existing dwellings. There would be no physical and infrastructural
difference than what presently exists today.
From a socio and personal economic perspective, however, the applicants
would be frustrated in fulfilling some of their family financial planning goals.
B. Irreversible and Irretrievable Commitment of Resources
The subject site is already disturbed. As such, the project should not result in
an irreversible commitment of natural or archaeological resources.
C. Mitigative Measures
If required, the applicants are prepared to set aside a 5-foot strip of land along
Maunakai Street. This would eventually make the entire length of this Street
into a County standard 50-foot right-of-way.
D. Alternatives to the Proposed Proiect
1. No Pro* ect
Under this status quo alternative, the site will remain in its present
condition. This would mean two dwellings on the site.
8
2. Alternative Residential Density
Under this alternative, the applicant could seek a more intensive
zoning, such a Residential Duplex (RD-3.5), which would allow each
of the dwellings to be converted into a duplex. While this would be
generally consistent with the residential goals of the General Plan, it
may not be consistent with the single-family character of this area.
3. Evaluation of Alternatives
The project's impacts to the area's social and physical infrastructure
would not be pronounced. If needed, mitigative measures can be
taken during the subdivision approval process. Further, this rezoning
action 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
alternatives would be more prudent and beneficial than the requested
RS-10 alternative.
UL REGULATORY ANALYSIS
A. General Plan LUPAG May
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 Low Density Urban. This designation
allows the requested RS-7.5 zoning.
B. General Plan Polices
The requested zoning would be consistent with the goals, policies, and
standards of the General Plan document.
For one, although it would not have any significant community-wide
economic benefits, it would facilitate the transition of individual family
members into housing. Then, too, there would be some added real property
tax gains to the, as the site would now be separately assessed.
The project will not be using any more energy than what it presently
consumes. This is due to the fact that there will not be any new developments
on the site.
9