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HomeMy WebLinkAboutCOM 0878.000 1996-1998 MS+ William G. Db_v~-ft Stephen K. Yamashiro '"C• Managing Director i• Mayor Henry Chu Deputy Managing Director A of A~ f90nn#g of pttfunii 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 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 98-4) Applicant: Iris H. Kuwaye Request: RD-3.75 to CG-10 Tax Man Key: 2-2-21:18 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, (hen K. ashiro Mayor UuwayOLMAY Enclosures cc: Planning Commission REZ 98-4 Bill -2 ce ;s cam Va Lk k1~! n. _ _ _ 2• N tier. ~LSN met. fttoe-_~ M~ LV Stephen K Yamashiro : . Mayor ~gouitty of fiyttti PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii 967204252 (808) 961-8288 • Fax (808) %1-9615 MAY 2 9 1996 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 98-4) Applicant: Iris H. Kuwaye Request: RD-3.75 to CG-10 Tax Man Key: 2-2-21:18 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 12,520 square feet of land from Double Family Residential (RD-3.5) to General Commercial (CG-10). The property is located at the southeast comer of the Mohouli and Lei Streets intersection, across the Chiefess Kapiolani School and Park, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting a change of zone from RD-3.75 to CG-10 to construct a small office building with State Farm Insurance as the primary tenant, and additional space for possibly two other small tenants. 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 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 RD-3.75 to CG-10 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 thereby also increase the choice of occupations. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * 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. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The proposed request would also be consistent with the goals and policies of the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * 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. * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. The proposed request would also complement the following goals and policies of the Commercial Element: * Provide for commercial developments that maximize convenience to users. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. * Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. 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. The subject rezoning action conforms to • R Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 the LUPAG Map which designates the area for High Density Urban Development. This High Density designation allows for commercial, multiple residential and related services. The proposed site would be suitable and allow for the applicant's proposed commercial uses. The rezoning reclassification would be a reasonable expansion of commercial activities associated with this designation and the existing commercial uses in the area. Although the Hilo Community Development Plan (CDP) Zone Guide Map adopted in 1975 suggested the retention of Multi Family Residential (R-4) zoning, there has been increasing demand for additional commercial-zoned lands. This is reflected by the various change of zone requests approved along Mohouli Street and Kinoole Street. The proposed change of zone would, therefore, complement the existing commercial land uses, be consistent with the transition from residential to commercial that is occurring in the immediate vicinity and provide for an orderly commercial development of the area. The project site is situated within close proximity to schools, commercial areas, employment centers and public safety services. The surrounding properties consist of a mixture of commercial and residential uses. The project site is located less than one mile from the Hilo urban center where police, fire and emergency medical services are available. Adjacent surrounding lands are zoned RD-3.75, CO-20 and CG-20 and includes single family dwellings and commercial establishments. The adjacent property to the east is zoned CO-20 and is the site of the Mohouli Professional Building (Hilo Orthopedic Center). Directly to the south of the subject property are properties zoned RD-3.75 with single family dwellings. Also to the south of the property is a parcel zoned CO-20, site of Hilo Audio. Chiefess Kapiolani School is situated to the north/northwest of the property across Mohouli Street. Along Mohouli Street and Kinoole Street near the subject property, the following commercial rezonings have been approved: A. TMK: 2-2-21:14, RS-10 to CO-20, Ordinance No. 87 4 (REZ 548) effective 2/2/87 to Koreaki Iwashita, presently the site of the Hilo Law Center. B. TMK: 2-2-21:31, RS-10 to CG-20, Ordinance No. 91 16 (REZ 679) effective 2/22/91, presently the site of Hilo Radiator and Glass Shop. C. TMK: 2-2-21: 7, 46, CO-20 to CG-20, Ordinance No. 93 101 (REZ 746) effective 10/8/93, presently the site of Hilo Audio. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 D. TMK: 2-2-21:10, RS-10 to CG-20, Ordinance No. 92 124 (REZ 729) effective 11/20/92 to Diane Lee. All utilities and services are or will be made available to the project site which are essential to accommodate urban development. The applicant proposes access to the property from Mohouli Street, a County road with an approximate 44-foot wide pavement in good condition, with concrete curbs and sidewalks with planter areas (in poor condition), all within an approximate 60-foot right-of-way. However, the Department of Public Works recommends no vehicular access onto Mohouli Street, due to the proposed location of the driveway, approximately 20 feet from the Mohouli and Lei Street intersection. In addition, the portion of Mohouli Street fronting the subject property is often congested with cars as school children are dropped off and picked up at the curb, and there is very limited on-street parking, as school traffic heavily uses these parking areas. The Department of Public Works recommends that the applicant provide improvements to the frontage along Mohouli Street and Lei Street consisting of, but not limited to, a reconstructed concrete curb and full width sidewalk. A condition will be included to provide sidewalk improvements. Although the applicant proposes access from Mohouli Street, the principal access to the proposed development would be allowed only from Lei Street, which also fronts the subject property. Lei Street is a County road with an approximate 21-foot wide pavement in good condition, with concrete curbs and sidewalks, with a planter area, all within an approximate 30-foot right-of-way. In addition, the applicant shall comply with all applicable Department of Public Works requirements, including wastewater disposal and solid waste management. The Department of Water Supply stated that water would be available from an existing 10-inch waterline along Kilauea Avenue approximately 600 feet from the subject property. All other utilities and services are available to the subject property. The project has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The subject property is relatively level. According to the Flood Insurance Rate Map (FIRM), it is within Zone X, an area determined to be outside the 500-year flood plain. The subject property is also located outside of any tsunami inundation area. Any new construction or improvements to the project area must comply with Chapter 27 of the County Code relating to Flood Hazard Control. The subject property has been previously developed with a residence and therefore, no endangered or threatened species of floral or fauna nor any archaeological sites are anticipated to be found on the subject property. The proposed development will traverse the two legal lots and, therefore, a condition will be included requiring the consolidation of the lots. r Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 To mitigate any potential noise and visual impacts to adjacent neighbors, it is recommended that a landscaping buffer, to be determined during plan approval review, be established along the side property boundaries. Based on the above findings, this request for a Change of Zone from a Double Family Residential (RD-3.75) to a General Commercial (CG-10) zoned district would result in an appropriate land use pattern and further the convenience, necessity and general welfare of the 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, 1~ I n Kevin M. Balog, Chairman Planning Commission LKuway01.PC Enclosures cc: Mr. Roy Takemoto Ms. Iris Kuwaye Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu BKu yOLOS-5/14/98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT IRIS H. KUWAYE CHANGE OF ZONE APPLICATION (REZ 98-4) IRIS H. KUWAYE is requesting a Change of Zone by changing the district classification from Double Family Residential (RD-3.75) to General Commercial (CG-10) for approximately 12,520 square feet of land. The property is located on the southeast comer of the Mohouli and Lei Streets intersection, across the Chiefess Kapiolani School and Park, Waiakea, South Hilo, Hawaii, TMK: 2-2-21:18. GENERAL INFORMATION 1. Land Ownership: The landowner of the subject property is Iris Kuwaye, Yoshinobu Kuwaye, and Michie Kuwaye. By letter of authorization, Yoshinobu Kuwaye and Michie Kuwaye have granted permission to Iris Kuwaye to file this request. APPLICANT'S REQUEST 2. Request: The applicant is requesting the change of zone in order to construct a small office building with State Faun Insurance as the primary tenant, with additional space for possibly two other small tenants. State Farm Insurance is currently located on the corner of Mohouli and Kilauea Street, and the site lacks adequate parking. Because the subject property is in an area with various existing commercial uses along Mohouli Street, the relocation to the proposed site will enable State Farm Insurance to better serve their clients. 3. Conceptual Plans: Proposed plans indicate an approximate 2,800 square foot 45-foot high, two-story rectangular-shaped building. A total of 17 parking spaces, including one handicapped-accessible stall, are proposed to be located along Lei Street. The proposed access to the property is from Mohouli Street. Proposed plans further indicate a paved front, side and rear yard. 4. Number of Employees: State Farm Insurance is currently staffed with five employees. The applicant estimates two additional employees each for the other two tenants, for an estimated total number of nine employees for businesses in the ATTACH. C-878 (B-260) proposed building. 5. Construction Timeframe and Cost: According to the applicant, construction time is estimated at approximately eight months, at a cost of $375,000. The applicant proposes to commence the detailed design upon approval of this request, and construction is proposed as soon as building permits are approved. 6. Additional Information: (See Exhibit A - Change of Zone Application) STATE AND COUNTY PLANS 7. SLU: Urban. 8. General Plan Consistency: Goals and policies of the Economic, Land Use and Commercial Elements. 9. General Plan: The proposed development would be consistent with the following goals, policies, standards and courses of action of the General Plan. Economic Element * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. 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 -2- 7 projected needs of neighborhood, community, region and County. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning request shall be reviewed with respect to 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 be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. * Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. 10. General Plan LUPAG Map: High Density Urban Development. This designation allows for commercial, multiple residential and related services. 11. Hilo Community Development Plan (CDP): The Hilo CDP adopted by Resolution in 1975 by the Planning Commission recommended that the area be maintained as RM-4. 12. County Zoning: Double Family Residential (RD-3.75). 13. SMA: The subject property is not within the Special Management Area boundary. DESCRH'TION OF PROPERTY AND SURROUNDING AREAS 14. Subject Property: The subject property, comprised of two lots, is approximately 12,520 square feet in size, and located on the southeastern comer of Mohouli Street and Lei Street. It is rectangular in shape, relatively level and vacant. -3- ~ r 15. ALISH: Urban development. 16. FIRM: Zone "X", area determined to be outside the 500-year flood plain. 17. U.S.D.A. Soil Type: Keaukaha extremely rocky muck, 6 to 20 percent (rKFD), which consists of well-drained, thin organic soils overlying pahoehoe lava bedrock. Runoff is medium and the erosion hazard slight. 18. Land Study Bureau Soil Rating: Urban area. 19. Drainage: According to the applicant, shallow-type drywells (sufficient depth to avoid potentially high groundwater table) would be installed to handle on site runoff. 20. Archaeological Resources: Since the property has previously been improved with a dwelling, the likelihood of any archaeological features are remote. 21. Flora and Fauna: The site was previously developed, therefore, impacts to flora and fauna are expected to be minimal. 22. Surrounding Zoning and Land Uses: Adjacent surrounding lands are zoned RD-3.75, CO-20 and CG-20 and includes single family dwellings and commercial establishments. The adjacent property to the east is zoned CO-20 and is the site of the Mohouli Professional Building (Hilo Orthopedic Center). Directly to the south of the subject property are properties zoned RD-3.75 with single family dwellings. Also to the south of the property is a parcel zoned CO-20, site of Hilo Audio. Chiefess Kapiolani School is situated to the north/northwest of the property across Mohouli Street. 23. Commercial Rezonings in the Vicinity: Along Mohouli Street and Kinoole Street near the subject property, the following commercial rezonings have been approved: (See Exhibit B) A. TMK: 2-2-21:14, RS-10 to CO-20, Ordinance No. 87 4 (REZ 548) effective 2/2/87 to Koreaki Iwashita, presently the site of the Hilo Law Center. B. TMK: 2-2-21:31, RS-10 to CG-20, Ordinance No. 91 16 (REZ 679) effective 2/22/91, presently the site of Hilo Radiator and Glass Shop. C. TMK: 2-2-21: 7, 46, CO-20 to CG-20, Ordinance No. 93 101 (REZ 746) effective 10/8/93, presently the site of Hilo Audio. -4- a , D. TMK: 2-2-21:10, RS-10 to CG-20, Ordinance No. 92 124 (REZ 729) effective 11/20/92 to Diane Lee. PUBLIC SERVICES AND FACILITIES 24. Access: At the time the dwelling was situated on the subject property, access to the site was from Lei Street. The applicant proposes access to the property from Mohouli Street, a County road with an approximate 44-foot wide pavement in good condition, with concrete curbs and sidewalks with planter areas (in poor condition), all within an approximate 60-foot right-of-way. However, the Department of Public Works recommends no vehicular access onto Mohouli Street, due to the proposed location of the driveway, approximately 20 feet from the Mohouli and Lei Street intersection. In addition, the portion of Mohouli Street fronting the subject property is often congested with cars as school children are dropped off and picked up at the curb, and there is very limited on-street parking, as school traffic heavily uses these parking areas. The Department of Public Works recommends that the applicant provide improvements to the frontage along Mohouli Street and Lei Street consisting of, but not limited to, a reconstructed concrete curb and full width sidewalk. Although the applicant proposes access from Mohouli Street, the principal access to the proposed development would be allowed only from Lei Street, which also fronts the subject property. Lei Street is a County road with an approximate 21-foot wide pavement in good condition, with concrete curbs and sidewalks, with a planter area, all within an approximate 30-foot right-of-way. 25. Water: According to the Department of Water Supply, water can be made available from an existing 10-inch waterline along Kilauea Avenue approximately 600 feet from the property. 26. Wastewater: The Department of Public Works Wastewater Division requires a connection to the County sewer system. 27. Other Essential Utilities and Services: The subject property is within the City of Hilo limits and in close proximity to police, fire protection and emergency medical services. Fire and emergency services are provided by the Central Fire Station located approximately .7 miles to the west of the subject property. Electricity and -5- a , telephone are available to the site. AGENCIES' COMMENTS 28. Police Department (April 17, 1998 Memo): "We reviewed the above-referenced application for a change of zone and have no comments or objections to offer at this time." 29. Real Property Tax Office (April 9, 1998 Memo): "There are no comments at this time. "Current - Real Property taxes are paid through June 30, 1998." 30. State Department of Health (April 14, 1998 Memo): "The Department of Health does not have any objections to the proposed change in land uses. However, existing or planned land use activities adjacent to residences should be compatible with a residential neighborhood. "The approval for change in zoning should only be granted if the facility is connected to the County sewer system." 31 State Department of Transportation, Highways Division (April 7, 1998 Memo): "Not applicable" 32. Department of Public Works: (See Exhibit C - April 17, 1998 and May 13, 1998 Memos) 33. Department of Water Supply: (See Exhibit D - April 9, 1998 Memo) 34. Fire Department: (See Exhibit E - April 8, 1998 Memo) AGENCIES - NO RESPONSE 35. HELCO PUBLIC COMMENTS 36. The department has not received any public comments or objections on the request. -6- F,vzowNG AppLtGATION Applicant: Iris H. Kuwale TMK' 2-2-21:18 Hawaii Nlaiakea, South Hilo District, Request. From RD-3,5 to CG -10 February 11, 1998 ~XH?g1T CONTENTS 1. Application Form 2. Departmental Zoning Questionnaire (commercial) 3. Background and County Environmental Report (including location map and plot plan) 4. Legal description 5. TMK list within 300' radius Site plan-- full size (2'x3') (submitted separately) Filing fee (submitted separately) i APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Iris H. Kuwave i APPLICANT'S SIGNATURE: ~ DATE: ADDRESS: 1032 Kilauea Avenue. Hilo. HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Fee simple owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: n/a PHONE: (Bus) 935-3375 (Res) (Fax) _57 LANDOWNER(S): Iris Kuwa e Yoshinohu Kuwave. Michie Kuwave LANDOWNER'S SIGNATURE: ` DATE: ' r d LANDOWNER'S ADDRESS: same as Applicant REQUEST FROM: RD-3.5 TO: CG-10 TAX MAP KEY: 2-2-21:1 STREET ADDRESS OF PROPERTY: 53 Mohouli Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 12,520 s. . AGENT: R12v Takemoto ADDRESS: 171 Hoomalu Street Hilo. HI 96720 TELEPHONE-BUSINESS: 959-0189 RESIDENCE: FAX: 959-0189 Please indicate to whom original correspondence and copies should be sent. ORIGINAL AZent COPIES Apl2lican 1 4 The undersigned co-landowners consent to the filing of this rezoning application for the parcel designated as TMK 2-2-21:18 and hereby authorize Iris H. Kuwaye to represent us and act as agent for purposes of this rezoning application and related approvals. os ino u Kuwaye Michie Kuwaye 3 ATTACHMENT Commercial, RM, Resort, & Industrial 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? No If yam, 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? n/a b. Into what lot sizes? n/a 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? n1a If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? no b. Sell or lease the land to someone who has tentative plans? no c. Sell or lease the land to someone who has no plans? no d. Keep it? e. Other (please state) 1 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. Not applicable. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The proposed building is a 2-story office with approximately 2,800 sf offloor area. The access to the site would be from Mohouli Street. The site is already cleared and construction would commence as soon as construction documents are completed. The estimated timetable for design and construction is twelve months. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. The primary tenant, State Farm Insurance, is already committed. Preliminary discussions have already started with other prospective tenants. 5. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? xes 2 i a If so, please elaborate on your findings in the space provided below. The Background and County Environmental Report is part of this application. The site is in an area of transition from residential to commercial. Increasingly, the residences along Mohouli Street in the block between Kinoole and Kilauea Streets have been rezoned from residential to commercial. The primary tenant in the proposed building is presently located within this commercial strip, and would just be relocating up the street. The present location of State Farm Insurance has inadequate parking. 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? The house was sold and relocated. 7. Is the subject land currently being used for any agricultural activity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 8. To your knowledge, has there been any flooding and/or 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 need improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? M a. Schools x b. Roads x c. Sewer x d. Drainage x e. Police Protection x f Fire Protection x g. Recreational Fac. x It. Public Utilities x i. Other x For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 4 d 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No. The Site has been previously disturbed by its past use as a residence. The house was not ~a historic site. ~Vv v - Signature: Address: lbh~ K lu KYC ~~v1 ~~"1~ Telephone: Date: "7 5 u BACKGROUND AND COUNTY ENVIRONMENTAL REPORT Contents 1 SUMECT REQUEST 1.1 Applicant 1 1.2 Project Location 1 1.3 Statement of Objectives and Reasons for Request 1 1.4 Project Description 2 2 CONFORMANCE WITH STATE/COUNTY PLANS 2 3 PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA 5 3.1 Physical Characteristics/Environmental Setting........... 5 3.2 ArchaeologicaVllistoric Resources 6 3.3 Natural Resources 6 3.4 Socio-Economic Characteristics 6 3.5 Public Facilities 7 4 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 7 4.1 Relationship Between Local Short-Term Uses of the Environment and the Maintenance and Enhancement or Long-Term Productivity 7 4.2 Mitigative Measures Proposed to Avoid, Minimize, Rectify or Reduce Impacts 7 4.3 Alternatives to the Proposed Development 8 4.4 Irreversible. and Irretrievable Commitments of Natural Resources 5 AGENCIES CONSULTED 8 1 SUBJECT REQUEST 1.1 Applicant The applicant is Iris H. Kuwaye, one of the fee simple owners of the Site. 1.2 Project Location The Site is located in Waiakea, South Hilo District, Hawaii, at the corner of Mohouli and Lei Streets (see Figs. 1 and 2). The TMK is 2-2-21:18. 1.3 Statement of Objectives and Reasons for Request The Applicant requests rezoning from RD-3.5 to CG-10. The objective is to construct a small office building with the primary tenant as State Farm Insurance with additional space for possibly two other small tenants. The reason to request rezoning is the primary tenant's need for office space since the current lease for the State Farm Insurance office is month to month, the current site lacks adequate parking, and the proposed Site is conveniently located to clients in an area that is in transition from residential to commercial uses along the main arterial (Mohouli Street). The proposed rezoning from RD-3.5 to CG-10 is consistent with the existing LUPAG High Density Urban designation. The Site is adjacent to a lot that Background and County Environmental Repon 1 L is zoned Commercial-Office. The entire two blocks bounded by Mohouli-Kinoole-Lanihuli-Kilauea Streets are general planned for High Density Urban. More than half the lots within these two blocks have already been rezoned to commercial uses in conformance with the General Plan. 1.4 Project Description The site plan consists of an office building and paved parking (see Fig. 3). Access to the site would be from Mohouli Street. Site land area: 12,520 s.f. Proposed floor area: The proposed 2-story building would have a footprint of 1,400 s.f. and gross floor area of 2,800 s.f. Timeframe and cost: The project will require a construction time of approximately 8 months. The estimated construction cost is $375,000. The Applicant would start the detailed design immediately upon approval, and start construction as soon as the plans receive building permit approval. Number of employees: Currently, State Farm has 5 employees. The anticipated number of employees for the other two tenants is approximately 2 each. The estimated total number of employees for businesses in the proposed building is 9. Parking arrangement: 17 parking stalls (1 handicapped-accessible stall). Traffic impacts: The primary tenant, State Farm Insurance, is presently located along the same street at the corner of Mohouli and Kilauea Streets. Since the traffic generated by this business would merely be shifted a few lots along the same street, the traffic impact would be negligible. Proposed infrastructure: The project will hookup to the County water system, hookup to the existing sewer line, and provide onsite drains. 2 CONFORMANCE WITH STATE/COUNTY PLANS The land use designations are as follows: State Land Use District: Urban General Plan LUPAG Map: High Density Urban, which is intended for the following types of uses: High Density: Commercial, multiple residential and related services (general and office commercial; multiple residential-- up to 87 units per acre).' Zoning: RD-3.5 Hilo CDP: RM-4 SMA: no Applicable goals/policies and objectives of the General Plan: LAND USE' 'General Plan, November 1989, p. 80. 'General Plan, 1989, §4.M. Background and County Environmental Report 2 Goal: • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Policies: • 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. • Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Discussion: The Site has adequate public utilities for the requirements of the proposed use. It is an ideal location along a major street with convenient access to other businesses and services in downtown Hilo. The policies encourage this type of infill development of existing urban areas. Infill development optimizes the use of existing available infrastructure while reducing pressure to sprawl into fringe areas. There is a need for commercial sites within the existing urban core that can accommodate small office uses. Commercial Development' Goal: • Provide for commercial developments that maximize convenience to users. • Provide for commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies: • Commercial facilities shall be developed in areas adequately serviced by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • 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. Standards: • Commercial development shall be located in areas adequately serviced by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. 'General Plan, 1989, §4.M(2). Background and County Environmental Report 3 s • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion: Since there are few smaller sized commercial lots, the rezoning would add to the diversity of lot sizes suitable for business use. The Site meets the standards for commercial zoning: o The proposed use will maintain the quality of the present environment- it is not a noxious use (i.e, not noisy, no odor emissions, not a 24-hour operation), and would therefore not intrude on the residential neighbors. o The Site is conveniently located in proximity to downtown employees and businesses, who would be the primary customers. o The Site's topography is reasonably level. o The Site is located in the center of Hilo, the most convenient location for its employees. PUBLIC UTILITIES' Goals: • Ensure that adequate, efficient and dependable public utility services will be available to users. • Maximize efficiency and economy in the provision of public utility services. Policies: • Provide utilities and service facilities which minimize total cost to the public and effectively service the needs of the community. • Improvement of existing utility services shall be encouraged to meet the needs of users. • Encourage the clustering of developments in order to reduce the cost of providing utilities. Discussion: Since the Site is already adequately served by water, wastewater, and electrical/telephone facilities, the Site would not require any expenditure of public funds to provide the necessary public utility services. The proposed rezoning maximizes the efficiency and economy of these systems by utilizing available capacity and infusing additional revenues to be used towards maintenance costs. Economics Goals: • Provide residents with opportunities to improve their quality of life. 'General Plan, 1989, §4.M(3). 'General Plan, 1989, §4.A. Background and County Environmental Report 4 z • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies: • The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation • The County shall strive for full employment Discussion: Smaller commercial lots are suitable for small businesses. Small businesses play an important role in the diversity, stability, and employment base of the County's economy. The rezoning would promote the economic climate to support small businesses. 3 PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA 3.1 Physical Characteristics/Environmental Setting Existing Use/ClimatelTopography/Lot Shape: The Site is currently vacant; the dwelling previously on the Site has been sold and moved. The Site is located at an elevation of approximately 30' above mean sea level. The area receives an average rainfall of 135" annually. The Site is relatively level. The lot is rectangular with a street frontage along Mohouli Street of 113.85'. Lava Hazard Zone: The United States Geological Survey classifies the area as Lava Flow Hazard Zone 3, on a scale of ascending risk of 9 to 1.6 Distance from Coastline: The distance to the nearest point of Waiakea Pond is approximately 1000'. ALISH: urban SCS Soil Type: The soil is Keaukaha extremely rocky muck, 6 to 20% (rKFD).' This soil type consists of well-drained, thin 1') organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high (although these soils are usually moist, when dried they have high shrinkage but low swelling potential). This soil type is widespread throughout downtown Hilo. Land Study Bureau Soil Rating: urban Flood Insurance Rate Map (FIRM) Designation: The Flood Insurance Rate Map designates the Site 'Heliker, C. Volcanic and Seismic Hazards on the Island of Hawaii. U.S. Geological Survey, 1991. 'U.S. Department of Agriculture, Soil Conservation Service, Soil Survey of Island of Hawaii, State of Hawaii, 1973, sheet 74. Background and County Environmental Report 5 in Zone X, which means that it is outside the 500-year flood plain.' Tsunami Evacuation Zone: The Site is within the Civil Defense Tsunami Evacuation Zone-- when the Civil Defense issues a Tsunami Warning, anyone present on the Site must evacuate. Existing Drainageways or Improvements: There are no drainageways through the Site. The proposed project will increase the extent of impervious surface and thereby increase the amount of stormwater runoff generated by the Site. Pursuant to current County regulations that require the runoff volume to be maintained at or below preconstruction levels, shallow-type drywells (sufficient depth to avoid potentially high groundwater table) would be installed to handle onsite runoff. Air/Noise/Water Quality: The existing ambient air and noise quality is comparable to downtown Hilo. There will be no discharge from the project that would affect coastal or groundwater quality. 3.2 Archaeological/Historic Resources Since the entire site was previously disturbed, it is improbable that any archaeological features would be present. The dwelling on the Site was not a historic resource. 3.3 Natural Resources Flora/Fauna Resources: The entire site was previously used as a dwelling; therefore, the existing vegetation are introduced landscaping plants. Scenic or Coastal Resources: The Site is not in proximity to any significant scenic site identified in the General Plan. The Site is not within the coastal zone, as defined by the Special Management Area. 3.4 Socio-Economic Characteristics Social Settlement Patternfor the Area: The two-block area bounded by Mohouli-Kinoole-Lanihuli- Kilauea Streets is in transition from residential to predominantly commercial uses. More than half of the land area within these two blocks is already zoned Commercial-Office or Commericial-General. Of the 19 lots still in residential use, none are classified for real property tax purposes in the homeowner class (i.e., owner-occupants). However, I1 of the residential lots have been granted exemptions, possibly as long-term lessees or for disabilities. Economic Resources of the Area: The competitive advantage of the area is its convenient location to State and County buildings and downtown Hilo. Land Values: Rezoning to commercial would increase the tax revenues to the County. This increased value will not impact adjacent residential owners, as evidenced by the assessed values of other residential lots in the vicinity located adjacent to commercial-zoned lots. For example, the RD-3.5 lots along the south side of Lei Street that are adjacent to RS-10 zoned lots have the same land value as the RD- 3.5 lots along the north side of Lei Street that are adjacent to CO-20 zoned lots according to records at the Real Property Tax Office. Surrounding Land Use and Zoning: North (towards Kilauea Street)-- office building (CO-20) South (across Lei Street)-- residence (RD-3.75) 'Federal Emergency Management Agency, Flood Insurance Rate Map, September 16, 1988, Panel 880. Background and County Environoenat Reporl 6 East (towards Lanihuli Street)-- residence (RD-3.75) West (across Mohouli Street)-- Kapiolani School 3.5 Public Facilities and Services Description of Access: The Site is accessed from Mohouli Street, a County street. Since the proposed major tenant, State Farm Insurance Company, is presently located a few lots away along Mohouli Street, the traffic volume would not significantly increase along Mohouli Street. Water: The average daily demand is 860 gpd, based on the Department of Water Supply standard of 3000 gpd/acre for commercial operations; the maximum daily demand is 1,290 gpd, based on the Department of Water Supply standard of 1.5 times the average daily demand. According to the Department of Water Supply, adequate water capacity is available. The existing 5/8" meter that served the dwelling would be replaced by a 1" meter to serve the proposed building. Wastewater: A sewer system was constructed in the area in 1992, and all buildings and dwellings along the sewer lines had to hookup. The project will connect to this existing system. Solid Waste: Solid waste would be disposed at the Hilo Landfill. Police and Fire Protection: Police and fire protection are conveniently located within a response time of five minutes. Schools: The proposed commercial use would not generate additional students. The proposed businesses would not interfere with the school operations in terms of noise or traffic. Parks: The proposed businesses would not generate a need for additional parks. Other Utilities and Services: Electrical and telephone services are available. 4 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 4.1 Relationship Between Local Short-Term Uses of the Environment and the Maintenance and Enhancement of Long-Term Productivity The Site was previously developed as a residence. The surrounding area is an urban environment. Because the area is not a natural habitat, there are no tradeoffs involved with the maintenance and enhancement of a natural habitat and the urban use of the Site. 4.2 Mitigative Measures Proposed to Avoid, Minimize, Rectify or Reduce Impacts There are no adverse effects which cannot be avoided should the proposed project be implemented. Traffic impacts are not significant due to the relocation of an existing business in the vicinity to the project site. Impacts to neighboring residents would be mitigated by landscape screening. 4.3 Alternatives to the Proposed Development To meet the owners' objective of providing needed office space, the only alternative to building an office on the Site is to sell the Site and purchase another commercially zoned lot. 4.4 Irreversible and Irretrievable Commitments of Natural Resources Background and County Environmental Report 7 There are no natural resources on the Site or in the vicinity that would be affected by the proposed project. 5 AGENCIES CONSULTED The Department of Water Supply confirmed the availability of water. The Department of Public Works, Wastewater Division, confirmed the presence of existing sewer lines in the vicinity of the Site. Backgroutul and County Environmental Report 8 + c FIGURES 1. Location Map 2. Tax Map 3. Site Plan 4. Zoning Map FIGURE 1. Location N, a ,.T.; . \ Ke / Alvah] Poinl Hilo ll:: r Bay \ I _ ILn hm ~,1 ~ I'ulll Ne.w.M f ..••a ~h.J•W1° K°ulaNwiwi 4ji` I I:,rp !Nato H•4 DOLPHIN klarNl clu4asN. s 1 BAY n Twaylal~ft'er I PUUEO Cooonul o Fow PNrz Na.M.uea'i°°an 4. An:l \ LyMi ° AUl1LU pryllo' I IslerM eMpai~ Kul.... ll CAMP t~ 51 Mohun°n° eMS a t~E V 8 t n0 P`n , 'M Poinl LWUat 4 " : r Y F Y' 4Jaa rJN~ M aarosn c a: v q « FWI QINr4v h t9 R • ? Mm'IVev NNVXNI'Y'...:Jr' § 'Ib ~ ~ I9 aMtlr Fllh B.ry1/ml • n ~ II~~ ?e , f\ esaa G°ucay.. O Fllt ' er ~r : J• ~i • y [ Po~~ #3H IxK yy >?a hrbn • J°° ~ all w.Aav K•I ~.:IMn4°•n. hw . tlll ro chaol~ y sP 1 r .J4 r A r ha.~ w rWe.' .a y4 200 °PJ• t a M4 i.,, r wr~,ys~+~",y"' I N i $ ~ Hllo International ~ Airport ~y G 0 a, b e v ~4d'i e oe txeF'Y 11~ alp^, ; t) '-[,•i~4n•~] ..(General Lyman Field) I i:_ y ':chit C°n4pyk'•SC,O p /d • p51 o C; P lUlai • W' Fm / a 0 N•S M'e~•~Fark' q t ® as ° hI\ Alr e M w Accefe ycfr •G s HI h wu• N F 5 o h,C~'P 1' Ma4K+ri1 c ZSchoV \q ylQt•~'°\9J~k• ~.tfa s ~ V P~ •d• W`P n g N 'e ~ C I~ ''e'M1, NorP 'r`O'/ sl c y 4• s h ` lY1 i s WAIAKEA 1111 ;YMCA p - N N 4 Nn i sl \ II 000 ~`F, ~ \S6 / n n^ ? ~ '!•tlen ul d{ F 4y l„N ~ ~ T SITE Ao°,n SN JHa v M ; iI zoao a °pjS? \A College 2-2-21:18 8 Uni ersity .glaiakea 4 MO Halos of awaii High • pmy p¢° . a! Hilo Sbwol ham ' INeN : Q xww t \ \ r.• ; ~ F.ra Plant s \ sl N n w awe \ N y ' P 1n soo xoao vuanaaEa 4 rl r J: ? £ e. Canr g~` a µ s ° aTo o i f s i .n E\ P s°~ N u P w e aJ F PUAI AKO KA AI I • E w_.N _ S MW ~ i d y SR ~ ~ t O j 4mu nJ'\i5 \ 51 - b KMxm1 - :o ..-Fna t R xl a r w _ e F e F'm wp.P sow d n x ZIP ODE FIGURE 2. TMK Map Kapiolani - - s' Elementary d School ti y. 1 y4 ` .I U I SITE 2-2-21:18_ j•:_ c /S1 i ` 1 LY[ C ij! LFZ • Uu TPA it Imo. 1 .,1 + I U " {2 Y o ~ iT ' FIGURE 3. Site Plan 4 Q LL~~NIL~ W ~~~Q rvVsWLLJ Q1(~~(y ~N~ ~ ypl N U'~YG(Y~N 4 mC-'~ Y 0 12 4 .UIL'3AIb'60I T 4 4=_ ww MH osi w_ 0.01 I u P I~®e ~Q a~ p ww- < 133Z1.1S I3'I- W N~~t FIGURE 4. Zoning M, h ~Y s O -X ;X hi h i - 1]Ja'lC !]7 o h . X I,{ V ~ 0 ~J ~ r I~ L f u l ~ K ' iiS-10! 4 ...U t fjF +r~ ° I .L S' 77oo.vi v RS 10\ CO 2Q _ E AS-10 ; REZONE DESCRIPTION LAND SITUATED AT WAIAKEA, SOUTH HILO, ISLAND OF HAWAII, HAWAII. Being portions of Grant 9128 to Mrs. Libona Wallace and Grant 9570 to Manuel J. De Gouveia. Being also Lots I and J, Block 62, Waiakea House Lots, Second Series. Beginning at the east corner of this parcel of land at the east corner of the intersection of Mohouli Street and Lei Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAL", being 1,473.70 feet South and 6,062.70 feet East, thence running by azimuths measured clockwise from true South: 1. 239° 00' 113.85 feet along Mohouli Street; 2. 328° 10' 110.00 feet along Grant 8621; 3. 59° 00' 113.85 feet along the remainder of Grant 9570 to Manuel J. De Gouveia and Grant 9128 to Mrs. Libona Wallace (Lot K); 4. 148° 10' 110.00 feet along Lei Street to the point of beginning and containing an are of 12,520 Square Feet. Tax Map Key: 3rd Div. 2-2-21: 18 IMATA & ASSOCIATES, INC. 171 Kapiolani Street Hilo, Hawaii 96720 4u Clyde K. Matsunaga ~Q LICENSED y Licensed Professional Land Surveyor -.j PROs ESe!ONAL :S ~J LAND SURVEYOR Certificate No. 4328 No. 4328 I ofI -TO KINOOLE S7RgT 3/4' PIPE MOHOUL I STREET IN GONG. (F ND) TO MAL" AVBiIE- 1.473.70 5 6p61.70 E 7W_AI•G 239' 00'- 113.85 56. 56.92 In• PIPE IN GONG. Rte) T o cn g , p~ l $ ~ o ofd' = m - o in LOT J - 6,260 SQ FT. m r.,260 .5a FT. 'Y` ~ Sb.dll3 ~ 56.92 ii IN A`+a) 59. 00'- 113.85 In• PIPE U" IN GOING. (SET) N Q 6 LOT K REZONE MAF LAND SITUATED AT WAIAKEA, SOUTH HILO, ISLAND OF HAWAII, HAWAII. 5EING PORTIONS OF GRANT 9126 TO MRS. L 15ANA WALLACE AND GRANT 95'10 TO MANUEL J. DeGOUVEIA. BEING ALSO LOTS I AND J, 5LOCK 62, WAIAKEA HOUSE LOTS, SECOND SERIES. im~ PREPARED BY, IMATA AND ASSOCIATES, INC. 1"11 KAPIOLANI STREET HILO, HAWAII 96720 OWNER, RONALD T. 51-1I5HID0 ~K. MAT$~~ 658 LAUKAPU STREET 9C HILO, HAWAII 96"720 Uv LICENSED PROFESSIONAL # LAND SURVEYOR # NO. 4328 GLYDE K. MATSUNAGA LICENSED PROFESSIONAL SURVEYOR tigKAn• U c~ P' CERTIFICATE NUMBER 4328 TAX MAP KEY. 3RD DIV. 2-2-21,18 JOB NUMBER, 97-27 40 ILAUEA PARTNERS EDWARD/IOANA AGASA -2-21:01 2-2-21:03 07 LEWERS STREET 6TH FLOOR 230 KAPUALANI STREET ONOLULU HI 96815-2357 HILO HI 96720 1ARCELO/HONORATA BAGOISAN GERALD T. ARAUJO -2-21:04 2-2-21:05 9 LEI STREET 1261 KINOOLE STREET 11-0 HI 96720 HILO HI 96720 ';ONALD F.W. CHOW ESTHER K. SOUZA -2-21:06 2-2-21:13 93 KOMOMALA DRIVE RR2 BOX 6279 411-0 HI 96720 PAHOA HI 96778 ,NDREW S. IWASHITA NELSON H./LUCILLE K. KINOSHITA -2-21:14 2-2-21:15 '09 POHAKULANI STREET 57 PAMALA STREET iILO HI 96720 HILO HI 96720 :ATHLEEN K. YANAGA RONALD Y. SUZUKI -2-21:15 2-2-21:15 409 NANTUCKEY COVE 1222-D KAUMANA DRIVE -IANOVER PARK IL 60103 HILO HI 96720 'ONALD M TAKAHATA ERNEST K./ELIZABETH K. KAIAWE -2-21:17 2-2-21:19 5 MOHOULI STREET 15 LEI STREET iILO HI 96720 HILO HI 96720 'IOLET S. MATSUMOTO MOHOULI BLDG. ASSN., INC. -2-21:20 2-2-21:21 9 LEI STREET P 0 BOX 987 IILO HI 96720 HILO HI 96721 AN ERNEST CABRAL WAH CHOW GOO -2-21:23, 24 2-2-21:33 080 KILAUEA AVENUE 34 LEI STREET :ILO HI 96720 HILO HI 96720 ABIANA LYDIA I.J. MIRANDA MARINO I./PERLITA R. VEA -2-21:34 2-2-21:35 3 LEI STREET 27 LEI STREET ILO HI 96720 HILO HI 96720 AKUTO YOSHIMOTO SHIRO NAKAMOTO -2-21:36 2-2-21:37 R 1 BOX 107 26 LEI STREET EPEEKEO HI 96783 HILO HI 96720 ONAH JOHNASEN SHELL OIL COMPANY -2-21:38 2-2-21:40 5 LEI STREET P 0 BOX 2099 IILO HI 96720 HOUSTON TX 77252 AASAMI/MAE AITO ELROY K.Y./JOAN S. CHOW '-2-21:45 2-2-21:47 080 KILAUEA AVENUE 66 LANIHULI STREET iILO HI 96720 HILO HI 96720 n ~ tit b~ n oN~p• i k Io Rdo rrv v E _ u .b Y I I-- ~a 0 z < ~ s N i = 4 E: 't Ito o AI it 9 tlldt s ~ ` i.7 4 8 - aY . GS er I ~ t. pig F G V • ttt { = v 2 • . ' n. t#C yyyy n Q ii N w 4~i < ~ O i~a t iv a F 1101 _ _ i is 9 ^ i E~! E 3 - 8. v 1S .7700N I-V EXHIBIT L, ;i Jrj. 00 0 ~ ,r b b . ~ V M Ii~1, • L 4 _Y, ! , l DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE : April 17, 1998 /(iP,I~LO/LC~6lC~GLNt TO PLANNING DEPARTMENT FROM ~~Gl ISION SUBJECT: Change of Zone Application (REZ 98-4) Applicant: Iris H. Kuwaye Location: Waiakea, South Hilo, Hawaii TMK: 3 / 2-2-21:18 We have reviewed the subject application and our comments are as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed 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. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater Division. DPW-WWD requires connection to the County sewer system. 6. The subject properties are found within Flood Zone "X", according to the Flood Insurance Rate Map dated September 16, 1988. 7. Solid waste management shall conform to the rules and regulations of the DPW, Solid Waste Division. 8. Adequate off-street parking, and a turnaround shall be provided before entering the County road right-of-way. EXHIBIT C f' s Memorandum April 17, 1998 Page 2 of 2 9. Mohouli Street, fronting the subject property, is a County road. It has an approximate 44-ft. wide pavement (in good condition), with concrete curbs and sidewalks with planter areas (in poor condition), all within an approximate 60-ft. right-of-way. The applicant shall provide full improvements to the entire frontage along Mohouli Street consisting of, but not limited to, a reconstructed concrete curb and full width sidewalk, meeting with the approval of the DPW. We will allow no vehicular access onto Mohouli Street. The proposed driveway will be too close to the Lei Street intersection and poses problems. 10. Lei Street, fronting the subject property, is a County road. It has an approximate 21-ft. wide pavement (in good condition), with concrete curbs and sidewalks, with a planter area, all within an approximate 30-ft. right-of-way. The existing driveway and sidewalk at the southeastern property corner off Lei Street is in poor condition. The present width for Lei Street is unacceptable for a commercial zoned property. The standards for a commercial zoned street are concrete curbs, gutters, and full width sidewalks, within a minimum 60-ft. right-of-way. Should this application be approved, DPW strongly recommends that Lei Street be fully improved, to commercial zoned standards, along the entire property frontage. This includes, but shall not be limited to; (1) new concrete curb, gutter, and a full width sidewalk, (2) pavement widening, (3) drainage improvements, and (4) a new wheelchair ramp, at the intersection with a minimum 20-ft. corner radius. All improvements and a road widening setback of 15-ft. shall be improved, subdivided, and dedicated to the County. We will only allow the access driveway for the proposed development at the southeastern property corner along Lei Street. 11. The developer shall inform residences, businesses, and the school that we will remove some existing on-street parking because of this development. DPW observed that school traffic heavily uses these parking areas. 12. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. We will require street lights on Lei Street at the applicant's cost. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII 1110 HAWAII 7lleorco~i~~.~cdu.~w Date May 13, 1998 To PLANNING DEPARTMENT From GALEN KUBA, Engineering Division Chi SUBJECT : CHANGE OF ZONE APPLICATION (REZ 98-4) Applicant: Iris H. Kuwaye Location: Waiakea, South Hilo, Hawaii Tmk: 3/2-2-21:18 After reevaluating the situation on Lei Street, we are amending items 10 and 12 of our April 17, 1998 memorandum with the following: 10. Lei Street, fronting the subject property, is a County road. It has a 21 feet wide pavement (in good condition), with concrete curbs and sidewalks, with a planter area, all within a 30 feet right-of-way. The existing driveway and sidewalk at the southeastern property comer off Lei Street is in poor condition. Because Lei is a substandard street, the Department normally would have recommended the widening and upgrading of its frontage according to 60 feet wide commercial street standards. However, in this situation, we believe that a deviation from usual commercial street standards may be appropriate for the following: a.' Lei is a short street, 480 feet in length, between Lanihuli and Mohouli Streets. There is virtually no potential for its extension due to existing uses at each end of the street. It is not part ofthe typical Kinoole-Kilauea Waiakea House Lots street grid system. Because ofthese conditions, we will probably never classify Lei higher than a local street. b. - There are only 14 parcels along Lei Street. Of these, 12 are less than 7,000 square feet in size. Because ofthe small size of these parcels, obscure location, and lack of through traffic, we believe there will be an inherent limitation on the type and intensity of commercial use along the street. Consequently, even with full commercial development, it is highly unlikely that there will ever be enough traffic to warrant the widening of Lei Street. C. Though not expected, traffic volume increases and on-street parking needs could be addressed by converting Lei to a one-way street. E:\WP FilmWEMOS\PLANNING.WPD(16) 04547 i Memorandum May 13, 1998 Page 2 of 2 d. Whenever practical, it is the Departments current philosophy to design streets according to anticipated needs and not fixed standards in order to be compatible with and to maximize land use. In certain locations, such as channelized intersections, it may be necessary to have a wider than usual roadway. In this case, we believe that use of the 60-feet wide commercial street standard is unnecessary and will resulting in excessive "taking" of adjoining properties. For the reasons stated, we are making the following recommendations for Lei Street: a. Provide a new wheelchair ramp, at the intersection of Lei and Mohouli Street with a minimum 20-ft. comer radius. The existing cross walk and wheelchair ramp (opposite the intersection) shall be adjusted as necessary. b. Widen the entire Lei Street frontage to provide a 12 feet wide travel lane with a new 7-ft. wide, ADA compliant curb and sidewalk. Improvements shall include a new ADA compliant driveway. C. Dedicate a widening strip, approximately 4-feet wide, that encompasses the recommended street improvements. d. The access driveway should be located as far away from the intersection as possible, preferably at the southeastern corner of the property, e. If warranted the owner/lessees shall agree to the implementation of a one-way street pattern. 12. Install signs and markings meeting with the approval of DPW Traffic Division. Be advised that the Department is proceeding with plans to extend Mohouli Street from Komohana to Ainako Avenue. It is a priority project and we hope to begin the construction late this year. We are also hiring a consultant to conduct a traffic impact study with improvement recommendations for the existing Mohouli-Lanikaula street system. We know that Mohouli Street will experience an increase in traffic volume and improvements will be mandatory. As a result, we cannot under state the need to have the developer.take his access off Lei Street. Every driveway onto Mohouli is a traffic conflict point that we must consider in designing our improvements. When given a choice, we should prohibit all new driveways onto Mohouli. Should you have any questions, please contact me at x8327. FAX: Roy Takemoto (959-0189) E. A1P FlleslNENIOS PLA.NNING.WPD(17) L W1!(A Off`` JA~Ii H 11 DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII o 25 AUPUNI STREET • HILO, HAWAII 96720 or xw 111. TELEPHONE (808) 961.8660 FAX (808) 961-8657 April 9, 1998 TO: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION NO. 98-004 APPLICANT - IRIS H. KUWAYE TAX MAP KEY 2-2-021:018 We reviewed the subject application for the proposed subdivision and have the following comments. Water can be made available from an existing 10-inch waterline along Kilauea Avenue, approximately 600 feet from the property. Pursuant to the Department's "Water Commitment Guidelines Policy." a copy of which is being forwarded to the applicant, a water commitment may be issued. Based on the two (2) additional units requested in the proposed 3-unit development, the required water commitment deposit is $300.00. Remittance by the applicant of the $300.00 is requested as soon as possible so that a water commitment may be formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this memorandum shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Should there be any questions, please call our Water Resources and Planning Branch at 961-8660. Ao- Milton D. Pavao. P.E. Manager WA:gms Att. EXHIBIT copy - (w/att.) Ms. Iris H. Kuwaye later 4ing5 progreas... Nclson h1 Tsuji Slephen K. Yamashiro E( Edward Bunlaiac 0.4; ( ountu of'niu xii FIRE DEPARTMENT 777 Kllauaa Awnuo • Mall Law, ROOM 6 • Hilo, Hawan 9b720-4239 (R(BS) `61-8297 • Par(ROB)%1-82% April 8, 1998 To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-4) APPLICANT: IRIS H. KUWAYE REQUEST: RD-3.75 TO CG-10 TAX MAP KEY: 2-2-21:18 The Fire Department's requirements as stated in the Fire Code are: "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable ~oycoL Z x < EXHIBIT i c To: Virginia Goldstein, Planning Director Page 2 April 8, 1998 asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply- 11 (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. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shallbe subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." r , To: Virginia Goldstein, Planning Director Page 3 April 8, 1998 "Premises Identification "Sec. 10.208. (a) General. Approved numbers or addresses shall be placed on all new and existing buildings in such position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. "(b) Street or Road Signs. When required by the chief, a street or road shall be identified with approved signs." Fire Chief NMT/mo CO. AL COPY DO NOT REMOVE REZONING APPLICATION Applicant: Iris H. Kuwaye TNIK: 2-2-21:18 Waiakea, South Hilo District, Hawaii Request: From RD-3.5 to CG-10 February 11, 1998 CONTENTS 1. Application Form 2. Departmental Zoning Questionnaire (commercial) 3. Background and County Environmental Report (including location map and plot plan) 4. Legal description 5. TMK list within 300' radius Site plan-- full size (2'x3') (submitted separately) Filing fee (submitted separately) APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: Iris H. Kuwave APPLICANT'S SIGNATURE: DATE: ADDRESS: 1032 Kilauea Avenue Hilo HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Fee simple owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: n/a PHONE: (Bus) 935-3375 (Res) (Fax) LANDOWNER(S): Iris Kuwave Yoshiiqbu Kuwave Michie Kuwave LANDOWNER'S SIGNATURE: /tt~ DATE: LANDOWNER'S ADDRESS: same as Applicant REQUEST FROM: RD-3.5 TO: CG-10 TAX MAP KEY: 2-2-21:18 STREET ADDRESS OF PROPERTY: 53 Mohouli Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 12,520 s. . AGENT: Roy Takemoto ADDRESS: 171 Hoomalu Street Hilo HI 96720 TELEPHONE-BUSINESS: 959-0189 RESIDENCE: FAX: 959-0189 Please indicate to whom original correspondence and copies should be sent. ORIGINAL Agent COPIES Applicant 1 - THIS CHANGE OF ZONE APPLICATION MUST BE ACCOMPANIED BY THE FOLLOWING: 1. A filing fee of five hundred dollars ($500) plus twenty-five dollars ($25) per lot or unit proposed by the amendment. (Checks shall be made payable to the County Director of Finance) 2. An original and twenty (20) copies of this completed application and the appropriate Departmental Zoning Questionnaire. 3. An original and twenty (20) copies of a Background and County Environmental Report to include information as listed on the attached form. Note: A County Environmental Report shall not be required for an application where an Environmental Impact Statement or Environmental Assessment have been completed and filed with the Office of Environmental Quality Control in compliance with HRS, Chapter 343, Environmental Impact Statements. 4. An original and (20) copies of a location map. 5. An original and twenty (20) copies of a scale-drawn plot plan drawn of the property showing property lines; all existing and proposed structures, uses, and improvements; proposed subdivision; and reference points such as roadways, shoreline, etc. 6. One copy of a full-size (2'x 3') scale-drawn plot plan of Item 5 for presentation purposes. 7. A list of names, addresses and tax map keys of all owners and lessess of record of surrounding properties who are required to receive notice. Note: Legal description of the property in map and written form by metes and bounds as certified by a surveyor shall be submitted to the Planning Department, promptly, upon receipt of the notice from the Planning Director that a public hearing has been scheduled. 2 The undersigned co-landowners consent to the filing of this rezoning application for the parcel designated as TMK 2-2-21:18 and hereby authorize Iris H. Kuwaye to represent us and act as agent for purposes of this rezoning application and related approvals. j os ino u Kuwayc Michie Kuwaye 3 B ATTACHMENT Commercial, RM, Resort, & Industrial 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? No If yam, 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? n1a b. Into what lot sizes? n1a 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? n1a If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? no b. Sell or lease the land to someone who has tentative plans? no c. Sell or lease the land to someone who has no plans? no d. Keep it? e. Other (please state) 1 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. Not applicable. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The proposed building is a 2-story office with approximately 2,800 sf offloor area. The access to the site would be from Mohouli Street. The site is already cleared and construction would commence as soon as construction documents are completed. The estimated timetable for design and construction is twelve months. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? no If so, please elaborate on your findings in the space provided below. The primary tenant, State Farm Insurance, is already committed. Preliminary discussions have already started with other prospective tenants. 5. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? yes 2 If so, please elaborate on your findings in the space provided below. The Background and County Environmental Report is part of this application. The site is in an area of transition from residential to commercial. Increasingly, the residences along Mohouli Street in the block between Kinoole and Kilauea Streets have been rezoned from residential to commercial. The primary tenant in the proposed building is presently located within this commercial strip, and would just be relocating up the street. The present location of State Farm Insurance has inadequate parking. 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? The house was sold and relocated. 7. Is the subject land currently being used for any agricultural activity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 8. To your knowledge, has there been any flooding and/or 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 need improvement? No 3 If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? }_es no a. Schools x b. Roads x c. Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Fac. 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. 4 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No. The Site has been previously disturbed by its past use as a residence. The house was not a historic site. 4 i/f L Signature: Address: Wba Ki1aAuu A-Y-c Pv t-i g -rh Telephone: Date: 5 BACKGROUND AND COUNTY ENVIRONMENTAL REPORT Contents 1 SUBJECT REQUEST 1.1 Applicant 1 1.2 Project Location 1 1.3 Statement of Objectives and Reasons for Request 1 1.4 Project Description 2 2 CONFORMANCE WITH STATE/COUNTY PLANS 2 3 PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA 5 3.1 Physical Characteristics/Environmental Setting........... 5 3.2 Archaeological/Historic Resources 6 3.3 Natural Resources 6 3.4 Socio-Economic Characteristics 6 3.5 Public Facilities 7 4 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 7 4.1 Relationship Between Local Short-Term Uses of the Environment and the Maintenance and Enhancement of Long-Term Productivity 7 4.2 Mitigative Measures Proposed to Avoid, Minimize, Rectify or Reduce Impacts 7 4.3 Alternatives to the Proposed Development 8 4.4 Irreversible and Irretrievable Commitments of Natural Resources 8 5 AGENCIES CONSULTED 8 1 SUBJECT REQUEST 1.1 Applicant The applicant is Iris H. Kuwaye, one of the fee simple owners of the Site. 1.2 Project Location The Site is located in Waiakea, South Hilo District, Hawaii, at the corner of Mohouli and Lei Streets (see Figs. 1 and 2). The TMK is 2-2-21:18. 1.3 Statement of Objectives and Reasons for Request The Applicant requests rezoning from RD-3.5 to CG-10. The objective is to construct a small office building with the primary tenant as State Farm Insurance with additional space for possibly two other small tenants. The reason to request rezoning is the primary tenant's need for office space since the current lease for the State Farm Insurance office is month to month, the current site lacks adequate parking, and the proposed Site is conveniently located to clients in an area that is in transition from residential to commercial uses along the main arterial (Mohouli Street). The proposed rezoning from RD-3.5 to CG-10 is consistent with the existing LUPAG High Density Urban designation. The Site is adjacent to a lot that Background and County Environmental Report I is zoned Commercial-Office. The entire two blocks bounded by Mohouli-Kinoole-Lanihuli-Kilauea Streets are general planned for High Density Urban. More than half the lots within these two blocks have already been rezoned to commercial uses in conformance with the General Plan. 1.4 Project Description The site plan consists of an office building and paved parking (see Fig. 3). Access to the site would be from Mohouli Street. Site land area: 12,520 s.f. Proposed floor area: The proposed 2-story building would have a footprint of 1,400 s.f. and gross floor area of 2,800 s.f. Timeframe and cost: The project will require a construction time of approximately 8 months. The estimated construction cost is $375,000. The Applicant would start the detailed design immediately upon approval, and start construction as soon as the plans receive building permit approval. Number of employees: Currently, State Farm has 5 employees. The anticipated number of employees for the other two tenants is approximately 2 each. The estimated total number of employees for businesses in the proposed building is 9. Parking arrangement: 17 parking stalls (1 handicapped-accessible stall). Traffic impacts: The primary tenant, State Farm Insurance, is presently located along the same street at the corner of Mohouli and Kilauea Streets. Since the traffic generated by this business would merely be shifted a few lots along the same street, the traffic impact would be negligible. Proposed infrastructure: The project will hookup to the County water system, hookup to the existing sewer line, and provide onsite drains. 2 CONFORMANCE WITH STATE/COUNTY PLANS The land use designations are as follows: State Land Use District: Urban General Plan LUPAG Map: High Density Urban, which is intended for the following types of uses: High Density: Commercial, multiple residential and related services (general and office commercial; multiple residential-- up to 87 units per acre).' Zoning: RD-3.5 Hilo CDP: RM-4 SMA: no Applicable goals/policies and objectives of the General Plan: LAND USE2 'General Plan, November 1989, p. 80. 'General Plan, 1989, §4.M. Background and County Environmental Report 2 Goal: • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Policies: • 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. • Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Discussion: The Site has adequate public utilities for the requirements of the proposed use. It is an ideal location along a major street with convenient access to other businesses and services in downtown Hilo. The policies encourage this type of infill development of existing urban areas. Infill development optimizes the use of existing available infrastructure while reducing pressure to sprawl into fringe areas. There is a need for commercial sites within the existing urban core that can accommodate small office uses. Commercial Development' Goal: • Provide for commercial developments that maximize convenience to users. • Provide for commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies: • Commercial facilities shall be developed in areas adequately serviced by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • 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. Standards: • Commercial development shall be located in areas adequately serviced by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. 'General Plan, 1989, §4.M(2). Background and County Environmental Report 3 • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion: Since there are few smaller sized commercial lots, the rezoning would add to the diversity of lot sizes suitable for business use. The Site meets the standards for commercial zoning: o The proposed use will maintain the quality of the present environment-- it is not a noxious use (i.e, not noisy, no odor emissions, not a 24-hour operation), and would therefore not intrude on the residential neighbors. o The Site is conveniently located in proximity to downtown employees and businesses, who would be the primary customers. o The Site's topography is reasonably level. o The Site is located in the center of Hilo, the most convenient location for its employees. PUBLIC UTILITIES' Goals: • Ensure that adequate, efficient and dependable public utility services will be available to users. • Maximize efficiency and economy in the provision of public utility services. Policies: • Provide utilities and service facilities which minimize total cost to the public and effectively service the needs of the community. • Improvement of existing utility services shall be encouraged to meet the needs of users. • Encourage the clustering of developments in order to reduce the cost of providing utilities. Discussion: Since the Site is already adequately served by water, wastewater, and electrical/telephone facilities, the Site would not require any expenditure of public funds to provide the necessary public utility services. The proposed rezoning maximizes the efficiency and economy of these systems by utilizing available capacity and infusing additional revenues to be used towards maintenance costs. Economic' Goals: • Provide residents with opportunities to improve their quality of life. 'General Plan, 1989, §4.M(3). 'General Plan, 1989, §4.A. Background and County Environmental Report 4 • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies: • The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation • The County shall strive for full employment Discussion: Smaller commercial lots are suitable for small businesses. Small businesses play an important role in the diversity, stability, and employment base of the County's economy. The rezoning would promote the economic climate to support small businesses. 3 PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA 3.1 Physical Characteristics/Environmental Setting Existing Use/Climate/Topography/Lot Shape: The Site is currently vacant; the dwelling previously on the Site has been sold and moved. The Site is located at an elevation of approximately 30' above mean sea level. The area receives an average rainfall of 135" annually. The Site is relatively level. The lot is rectangular with a street frontage along Mohouli Street of 113.85'. Lava Hazard Zone: The United States Geological Survey classifies the area as Lava Flow Hazard Zone 3, on a scale of ascending risk of 9 to L' Distance from Coastline: The distance to the nearest point of Waiakea Pond is approximately 10001. ALISH: urban SCS Soil Type: The soil is Keaukaha extremely rocky muck, 6 to 20% (rKFD).' This soil type consists of well-drained, thin (G 1') organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high (although these soils are usually moist, when dried they have high shrinkage but low swelling potential). This soil type is widespread throughout downtown Hilo. Land Study Bureau Soil Rating: urban Flood Insurance Rate Map (FIRM) Designation: The Flood Insurance Rate Map designates the Site 'Heliker, C. Volcanic and Seismic Hazards on the Island of Hawaii. U.S. Geological Survey, 1991. 'U.S. Department of Agriculture, Soil Conservation Service, Soil Survey of Island of Hawaii, State of Hawaii, 1973, sheet 74. Background and County Environmental Report 5 in Zone X, which means that it is outside the 500-year flood plain.' Tsunami Evacuation Zone: The Site is within the Civil Defense Tsunami Evacuation Zone-- when the Civil Defense issues a Tsunami Warning, anyone present on the Site must evacuate. Existing Drainageways or Improvements: There are no drainageways through the Site. The proposed project will increase the extent of impervious surface and thereby increase the amount of stormwater runoff generated by the Site. Pursuant to current County regulations that require the runoff volume to be maintained at or below preconstruction levels, shallow-type drywells (sufficient depth to avoid potentially high groundwater table) would be installed to handle onsite runoff. Air/Noise/Water Quality: The existing ambient air and noise quality is comparable to downtown Hilo. There will be no discharge from the project that would affect coastal or groundwater quality. 3.2 Archaeological/Historic Resources Since the entire site was previously disturbed, it is improbable that any archaeological features would be present. The dwelling on the Site was not a historic resource. 3.3 Natural Resources Flora/Fauna Resources: The entire site was previously used as a dwelling; therefore, the existing vegetation are introduced landscaping plants. Scenic or Coastal Resources: The Site is not in proximity to any significant scenic site identified in the General Plan. The Site is not within the coastal zone, as defined by the Special Management Area. 3.4 Socio-Economic Characteristics Social Settlement Pattern for the Area: The two-block area bounded by Mohouli-Kinoole-Lanihuli- Kilauea Streets is in transition from residential to predominantly commercial uses. More than half of the land area within these two blocks is already zoned Commercial-Office or Commericial-General. Of the 19 lots still in residential use, none are classified for real property tax purposes in the homeowner class (i.e., owner-occupants). However, 11 of the residential lots have been granted exemptions, possibly as long-term lessees or for disabilities. Economic Resources of the Area: The competitive advantage of the area is its convenient location to State and County buildings and downtown Hilo. Land Values: Rezoning to commercial would increase the tax revenues to the County. This increased value will not impact adjacent residential owners, as evidenced by the assessed values of other residential lots in the vicinity located adjacent to commercial-zoned lots. For example, the RD-3.5 lots along the south side of Lei Street that are adjacent to RS-10 zoned lots have the same land value as the RD- 3.5 lots along the north side of Lei Street that are adjacent to CO-20 zoned lots according to records at the Real Property Tax Office. Surrounding Land Use and Zoning: North (towards Kilauea Street)-- office building (CO-20) South (across Lei Street)-- residence (RD-3.75) 'Federal Emergency Management Agency, Flood Insurance Rate Map, September 16, 1988, Panel 880. Background and County Environmental Report 6 East (towards Lanihuli Street)-- residence (RD-3.75) West (across Mohouli Street)-- Kapiolani School 3.5 Public Facilities and Services Description of Access: The Site is accessed from Mohouli Street, a County street. Since the proposed major tenant, State Farm Insurance Company, is presently located a few lots away along Mohouli Street, the traffic volume would not significantly increase along Mohouli Street. Water: The average daily demand is 860 gpd, based on the Department of Water Supply standard of 3000 gpd/acre for commercial operations; the maximum daily demand is 1,290 gpd, based on the Department of Water Supply standard of 1.5 times the average daily demand. According to the Department of Water Supply, adequate water capacity is available. The existing 5/8" meter that served the dwelling would be replaced by a 1" meter to serve the proposed building. Wastewater: A sewer system was constructed in the area in 1992, and all buildings and dwellings along the sewer lines had to hookup. The project will connect to this existing system. Solid Waste: Solid waste would be disposed at the Hilo Landfill. Police and Fire Protection: Police and fire protection are conveniently located within a response time of five minutes. Schools: The proposed commercial use would not generate additional students. The proposed businesses would not interfere with the school operations in terms of noise or traffic. Parks: The proposed businesses would not generate a need for additional parks. Other Utilities and Services: Electrical and telephone services are available. 4 ENVIRONMENTAL ASSESSMENT AND ANALYSIS 4.1 Relationship Between Local Short-Term Uses of the Environment and the Maintenance and Enhancement of Long-Term Productivity The Site was previously developed as a residence. The surrounding area is an urban environment. Because the area is not a natural habitat, there are no tradeoffs involved with the maintenance and enhancement of a natural habitat and the urban use of the Site. 4.2 Mitigative Measures Proposed to Avoid, Minimize, Rectify or Reduce Impacts There are no adverse effects which cannot be avoided should the proposed project be implemented. Traffic impacts are not significant due to the relocation of an existing business in the vicinity to the project site. Impacts to neighboring residents would be mitigated by landscape screening. 4.3 Alternatives to the Proposed Development To meet the owners' objective of providing needed office space, the only alternative to building an office on the Site is to sell the Site and purchase another commercially zoned lot. 4.4 Irreversible and Irretrievable Commitments of Natural Resources Background and County Envirotunental Report 7 There are no natural resources on the Site or in the vicinity that would be affected by the proposed project. 5 AGENCIES CONSULTED The Department of Water Supply confirmed the availability of water. The Department of Public Works, Wastewater Division, confirmed the presence of existing sewer lines in the vicinity of the Site. Background and County Environmental Report 8 FIGURES 1. Location Map 2. Tax Map 3. Site Plan 4. Zoning Map FIGURE 1. Location k. F v 1 , aem•a ram Hilo ~ - Bai .ru-- H,u boo 1 rl,lll \ "aaVYYR[[ Neeiak.M Iull/ e•.v^p^rx. Neulalnawl cMSe SMp DOLPHIN Islantl raialMm r I JM',"e„-' y BAY 2 ~ p o" 4 PUUEO y o Csbnel Pier t_ i Nm" Ilmr 9 0b AMAUULU pulpe' A/ l CAMP Perk" e Y Wkupene i nwx 1. a eear4 y ~ j°' ° `W t r / _~^~yw_~.~_ na d •4 Pant aM1A O y'c U .e,M 19 I • Za • 1.9 Ir \ aaN oyvklwn v "a CaiMryc 0 \ •a r • aeaN 3 GaY tan 3 ree ^ 4.~..."... Jp s e I P>i.- H Mn ri Splm `t ~rI JJ• •S4 in W aVSee N i em•N mM /aa nu io cnool•;•°~• 4 `"•'4 4y^°+. y,,y a• ''',;,r";'6p0r I,y >a s Hilo. lntemational Airport 6 h }.N, G 200 b •,~d,"', n re OI ry•'r N~' •N F $ 19+"'°^• (General Lyman Fialtl) M C '"'E'• Y~# no s• dke y1 r t fe Im!"PP~°Ma'mw a dP++" Halai a:• i rY . • a E - ~.1I • j4 Nitl~r• par r' R ® ~~e t\'ni~~A~ „ Su 'um Acceae a ME""' ~J a 4 w t, t. S E N -HILO ay H9h 4•. , y x a 5 a o t¢)~1 ~il°4+°'ll c % Sch •P 3 P / P.. c //o i~ 8.~ 4 tl Ka oaf 5i` T~ "T 8 4 s y e WAIAKEA \4 sl IT till aN I YMW N WIQ }s~., I ne rv• •~~y i~ U` f°l, NL¢AJW a E N "t~\~I~ nler. i;`1 ~ ~ s :~LJ: 3 e's_ " a ~,is'1 ~ J•~ \ )40 ,.3 omnrvnit SITE ,.I mao I also College J any°q '•'l_... IJ ,Fs M s/ P M..oa• sl_ a• 2-2'21L18 E Uni er5ity gyaiakea • HI 1,1 ie OI awaii High. P'Mp $ 4 \ . d(Hdo $elip0l q l GaM INBN yl °i ^ O NWiq 2 N 3 1,M PI. IP x¢ .e 3 n i ± Y PUAI~AKO s\~ s arc \ ~o ~I S ~ 9 9 yF ; M /ll I " " a Mnwna•M SI\ Mnnwa PE ~\S .wn • ° y r Nr+aiMnl - 55 Ion ...F.t]., 's 4 ~ g \ I 5 1 al 3 n ZIP ~OUE „a x" ul la FfF I FIGURE 2. TMK Map > ~M Kapiolani 1- Elementary - School SITE M~ 2-2-21:18 .y t•,l` i J j I17 i7~r~r ~ e' ''3Mf e I S:~ {I r ;s 1S - -7700•V/ 1/ n,` y„tl n~ O.. t FIGURE 3. Site Plan ~pp-~NdN~ e ~ ~N 0 R'~Y ALL.} ~ Q LL Z N % n ygy"~~~~ 4 (LL~LL(~JJ (y(~~~ 0 g N N Z o- NV~YQ S d_ X3Y a9 ~ ~ ~s ~ Q P 4 t ~ p~~"~ o n x 1~~"J NIW C~ NW I I ~ I u ~ ~ I ~ I I I Q~ P J33y.15 13~ ~ - F- N FIGURE 4. Zoning M. y I- -ffw- • I 1 5- 1~- - ~ - I 4 - CO 20 ti J Z~ S • _ T 7~0 = =q ~ l ~ I• ~ f ~ - ni Nr - N F _t =.j i I 6: I. ; yl I a x h ~ ^I I _ 1]ld'Lf I)1 ICY? qiv ! ~ ~~~:ari ~ t I 1O 20 d; e\YS-10! o ' - t.;. i x700/V/-V dt ik, J Ip) 2' ~ iij 1 O\ RS 10 M ~ REZONE DESCRIPTION LAND SITUATED AT WAIAKEA, SOUTH HILO, ISLAND OF HAWAII, HAWAII. Being portions of Grant 9128 to Mrs. Libona Wallace and Grant 9570 to Manuel J. De Gouveia. Being also Lots I and J, Block 62, Waiakea House Lots, Second Series. Beginning at the east corner of this parcel of land at the east corner of the intersection of Moliouli Street and Lei Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAL", being 1,473.70 feet South and 6,062.70 feet East, thence running by azimuths measured clockwise from true South: 1. 239° 00' 113.85 feet along Mohouli Street; 2. 328° 10' 110.00 feet along Grant 8621; 3. 59° 00' 113.85 feet along the remainder of Grant 9570 to Manuel J. De Gouveia and Grant 9128 to Mrs. Libona Wallace (Lot K); 4. 148° 10' 110.00 feet along Lei Street to the point of beginning and containing an are of 12,520 Square Fect. Tax Map Key: 3rd Div. 2-2-21: 18 IMATA & ASSOCIATES, INC. 171 Kapiolani Street Hilo, Hawaii 96720 y\~pMI IvlgTS- 0- j, Clyde K. Matsunaga LICFE3" EN rSED L Licensed Professional Land Surveyor ~q Pf40 Gn~ LAND 9uRVEVOn r Certificate No. 4328 No. 432II loft f-YO KING LE STREET IN)C~ (YTLJ) I CHOULI STREET TO KILN1Eh AVEN1E+ IF79.70 5 6p62.70 E •FIALgI•G 23q• 00'- 113.85 56. 56A2 V2• PIPE IN GONG. "v) w U-1 .0 Q N p _ c; 'pQ'(~ fir, 111 N LOT J z o =E LO I m 6,260 Sa FT. Z(r X60 SQ F1. m I Y` Sb.dl3 56.112 IN ~ R4JD~ 511. 00' N3.B5 In• PIPE I IN GONG. (5m) Q LOT K REZONE MAP LAND SITUATED AT WAIAKEA, SOUTH HILO, ISLAND OF HAWAII, HAWAII. BEING PORTIONS OF GRANT 9128 TO MRS. L 15ANA WALLACE AND GRANT 95-10 TO MANUEL J. DeGOUVEIA. BEING ALSO LOTS I AND J, BLOCK 62, WAIAKEA HOUSE LOTS, SECOND SERIES. PREPARED BYE IMATA AND ASSOCIATES, INC. KAPIOLANI 5TREET HILO, HAWAII gb"120 OWNER, RONALD T. 5H15HIDO by,. MATS&N 658 LAUKAPU STREET HILO, HAWAII gb"120 v C G LICENSED PROFESSIONAL * LAND SURVEYOR * N0. 4328 GLYDE K. MATSUNAGA LICENSED PROFESSIONAL SURVEYOR ygwA11, U S P' GERTIFIGATE NUMBER 4328 TAX MAP KEY. 3RD DIV. 2-2-21:18 JOB NUMBER, q-'-" KILAUEA PARTNERS EDWARD/IOANA AGASA 2-2-21:01 2-2-21:03 307 LEWERS STREET 6TH FLOOR 230 KAPUALANI STREET HONOLULU HI 96815-2357 HILO HI 96720 MARCELO/HONORATA BAGOISAN GERALD T. ARAUJO 2-2-21:04 2-2-21:05 39 LEI STREET 1261 KINOOLE STREET HILO HI 96720 HILO HI 96720 RONALD F.W. CHOW ESTHER K. SOUZA 2-2-21:06 2-2-21:13 993 KOMOMALA DRIVE RR2 BOX 6279 HILO HI 96720 PAHOA HI 96778 ANDREWS. IWASHITA NELSON H./LUCILLE K. KINOSHITA 2-2-21:14 2-2-21:15 209 POHAKULANI STREET 57PAMALA STREET HILO HI 96720 HILO HI 96720 KATHLEEN K. YANAGA RONALD Y. SUZUKI 2-2-21:15 2-2-21:15 7409 NANTUCKEY COVE 1222-D KAUMANA DRIVE HANOVER PARK IL 60103 HILO HI 96720 RONALD M TAKAHATA ERNEST K./ELIZABETH K. KAIAWE 2-2-21:17 2-2-21:19 65 MOHOULI STREET 15 LEI STREET HILO HI 96720 HILO HI 96720 VIOLET S. MATSUMOTO MOHOULI BLDG. ASSN., INC. 2-2-21:20 2-2-21:21 19 LEI STREET P O BOX 987 HILO HI 96720 HILO HI 96721 DAN ERNEST CABRAL WAH CHOW GOO 2-2-21:23, 24 2-2-21:33 1080 KILAUEA AVENUE 34 LEI STREET HILO HI 96720 HILO HI 96720 FABIANA LYDIA I.J. MIRANDA MARINO I./PERLITA R. VEA 2-2-21:34 2-2-21:35 33 LEI STREET 27 LEI STREET HILO HI 96720 HILO HI 96720 KAKUTO YOSHIMOTO SHIRO NAKAMOTO 2-2-21:36 2-2-21:37 RR 1 BOX 107 26 LEI STREET PEPEEKEO HI 96783 HILO HI 96720 JONAH JOHNASEN SHELL OIL COMPANY 2-2-21:38 2-2-21:40 45 LEI STREET P O BOX 2099 HILO HI 96720 HOUSTON TX 77252 MASAMI/MAE AITO ELROY K.Y./JOAN S. CHOW 2-2-21:45 2-2-21:47 1080 KILAUEA AVENUE 66 LANIHULI STREET HILO HI 96720 HILO HI 96720