Loading...
HomeMy WebLinkAboutCOM 1012.000 1996-1998 44V . c= William G. Davis Stephen K. Yamashiro Managing Director .i. Mayor Henry Cho •R'6i'n~'M~ Deputy Managing Director (t 0unfg of Anivaii 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 September 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: Proposed Street Name (SUB 6975) Keaau High School Subdivision Tax Map Key: 1-6-3:3 Change of Zone Application (REZ 91-16) Applicant: David Matsuura Request: A-20a to A-5a Tax Map Key: 1-7-13:08 Change of Zone Application (REZ 98-16) Applicant: Dr. Douglas H. Yamashita Request: RS-10 to CN-10 Tax Map Key: 2-2-23:09 State Land Use Boundary Amendment Application (SLU 98-5) Request: Agricultural to Urban Change of Zone Application (REZ 98-19) Request: A-la to RS-10 Applicant: Hawaii Island Community Development Corporation (HICDC) Tax Map Key: 1-7-17:Portion of 3 Chncrn. No. :~t Zf tG 14 (i 1 ?998 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 State Land Use Boundary Amendment Application (SLU 98-4) Request: Agricultural to Urban Change of Zone Application (REZ 98-18) Request: A-la to CN-20 Applicant: Sadamu Tsubota Tax Map Key: 1-5-7:21 Proposed Street Name - Beers Road Kaauhuhu-Kahei Homesteads, North Kohala Tax Map Key: 5-5-2:1 Change of Zone Application (REZ 98-12) Request: A-5a to CG-20 Applicant: Hawaiian Development Corporation Tax Man Keys 7-5-3:6 and 7 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above-referenced requests. Sincerely, J hen K. Y ashiro Mayor tA918.MAY Enclosures cc: Planning Department n: ii 3o9 ,Y OF Stephen K. Yamashim Mayor ~h'or wi.'M~ CD112Iv of ~I~lTfitt PLANNING COMMISSION 25 Aupuni Streer, Room 109 • Hilo, H.wii %720-4252 (808) %1-8288 Fu (808) 961-%15 rSEP 2 9 1998 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 98-16) Applicant: Dr. Douglas H. Yamashita Request: RS-10 to CN-10 Tax Map Key: 2-2-23:09 The Planning Commission, after a duly held public hearing on September 18, 1998, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 29,725 square feet of land from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10). The property is located on the northwest corner of the Kinoole and L.ono Streets intersection, south of the Kinoole Medical Center and across the Big Island Educational Federal Credit Union, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The request for a change of zone designation from an RS-10 to CN-10 would allow for the construction of a small medical office building for the applicant's internist practice. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 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 approval of this request would be in keeping with the following goals, policies and standards 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. i and Use Element * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * 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 he 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 the LUPAG Map which designates the area for Medium Density Urban Development. This designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential up to 35 units per acre). The proposed site has been vacant and would be suitable for the applicant's proposed medical office. The rezoning reclassification would be a reasonable expansion of commercial activities associated with this designation and the existing commercial uses that have been established in the vicinity. 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 that have been approved along Kinoole Street. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 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 RS-10 and CG-20 and includes single family dwellings and commercial establishments. The property to the north has a use permit for a medical building, across Kinoole to the east is the Big Island FCU on CG-20 zoned lands. In addition, other change of zone requests approved along Kinoole Street that have not been constructed as of date and near the subject property, include TMK: 2-2-24:08 (diagonally across on comer of Lono/Kinoole Streets) for a dental lab and TMK: 2-2-22:12 (one block north on corner of Kamana/Kinoole Streets). All utilities and services are or will be made available to the project site which are essential to accommodate urban development. The applicant requested that access to the property be from Kinoole Street, a County road with an approximate 36-foot wide pavement in fair to good condition, with concrete curbs, gutters and sidewalks within an approximate 60-foot right-of-way. The Department of Public Works, on the other hand, recommended that no vehicular access be allowed from Kinoole Street, to minimize impacts to existing traffic. In light of the fact that Lono Street is an unimproved paper County Road and if improved, would provide access to only two lots; it would be infeasible to require the applicant to provide full roadway improvements to County Standards for Lono Street. As such, a condition will be included to allow driveway access to the property from Kinoole Street meeting with the approval of the Department of Public Works. The applicant would also be required to install street lights, signs and markings, if required, meeting with the approval of the Department of Public Works-Traffic Division. Any requirements regarding the elimination or maintenance of the grass planter strip and the upgrade to commercial standard sidewalks will be determined by the Department of Public Works. All required improvements shall meet with the approval of the Department of Public Works, prior to the issuance of a certificate of occupancy for the proposed commercial development. In addition, the applicant shall comply with all applicable Department of Public Works requirements, including sewer connection, wastewater disposal and solid waste management. The Department of Water Supply stated that water would be available from an existing 8-inch waterline along Kilauea Avenue approximately fronting the subject property. All other utilities and services are available to the subject property. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 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. To mitigate any potential noise and visual impacts to adjacent neighbors, a landscaping buffer is required in accordance with the Planning Department's Rule 17 and Plan Approval requirements to be determined during plan approval review. Based on the above findings, this request for a Change of Zone from a Single Family Residential (RS-10) to a Neighborhood Commercial (CN-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, a copy of the staff background and additional testimonies for your information. Sincerely, y Kevin M. Balog, Chairman Planning Commission LYamas02.PC Enclosures cc: Roy Takemoto, Esq. Dr. Douglas Yamashita Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu 1 BYamas0l.ft-9/4198 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT DR. DOUGLAS H. YAMASHITA CHANGE OF .O APPLICATION FZ 98-16) DR. DOUGLAS H. YAMASHITA is requesting a Change of Zone by changing the district classification from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10) for approximately 29,725 square feet of land. The property is located on the northwest comer of the Kinoole and Lono Streets intersection, south of the Kinoole Medical Center and across of the Big Island Educational Federal Credit Union, Waiakea, South Hilo, Hawaii, TMK: 2-2-23:9. GENERAL INFORMATION 1. Land Ownership: The landowners of the subject property are Douglas H. and Yu Jae Yamashita. 2. Tax Clearance: A tax clearance for the subject property up until June 30, 1998 from the Real Property Tax Division was submitted with the application. APPLICANT'S REQUEST 3. Request: The applicant is requesting the change of zone in order to construct a small medical office building with the applicant's business as an internist as the only tenant. The applicant currently leases office space at another site. 4. Conceptual Plans: Proposed plans indicate an approximate 1,350 square foot, one- story rectangular-shaped building. A total of 10 paved parking spaces, including one handicapped-accessible stall, are proposed on the subject property. The applicant proposes that access to the property be from Kinoole Street. 5. Number of Employees: The medical practice is presently staffed with four employees (includes doctor). 6. Construction Timeframe and Cost: According to the applicant, construction time is estimated at approximately eight months, at a cost of $375,000. The applicant plans to commence detailed design of the building upon approval of this request and to start ATTACH. C-1012 (B-309) construction as soon as building permits are approved. 7. Additional Information: (See Exhibit A - Change of Zone Application) STATE AND COUNTY PLANS 8. SLU: Urban. 9. General Plan Consistency: Goals and policies of the Economic, Land Use and Commercial Elements. 10. General Plan: The proposed development would be consistent with the Economic, Land Use and Commercial Elements of the General Plan. 11. General Plan LUPAG Map: Medium Density Urban Development. This designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential up to 35 units per acre). 12. 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. 13. County Zoning: Single Family Residential (RS-10). 14. SMA: The subject property is not located within the Special Management Area. DESCRIPTION OF PROPERTY AND SURROUNDING AREAS 15. Subject Property: The subject property is approximately 29,725 square feet in size, and located on the northwest comer of Kinoole and Lono Streets. It is triangular in shape, relatively level and vacant. A previous dwelling on the property was demolished years ago. 16. ALISH: Urban development. 17. FIRM: Zone "X", area determined to be outside the 500-year flood plain. 18. U.S.D.A. Soil Type: Mainly Olaa extremely stony silty clay loam, 0 to 20% (OID) with some Keaukaha extremely rocky muck, 6 to 20 percent (rKFD). Keaukaha soils consists of strongly acid, well-drained and thin organic soils overlying pahoehoe lava bedrock. Above the lava, permeability is rapid, runoff is medium and the erosion hazard slight. Olaa soils consists of dark brown well-drained, extremely stony silty -2- • r clay loams that are underlain by Aa lava. Permeability is rapid, runoff is slow, erosion hazard slight. 19. Land Study Bureau Soil Rating: Urban area. 20. Drainage: According to the applicant, there are no drainageways through the Site. Shallow-type drywells with sufficient depth to avoid potentially high groundwater table) would be installed to handle on site runoff. 21. Archaeological Resources: Since the property has previously been improved with a dwelling, the likelihood of any archaeological features are remote. 22. Flora and Fauna: The site was previously developed, therefore, existing vegetation are introduced landscaping plants. 23. Surrounding Zoning and Land Uses: The parcel is surrounded by right-of-ways on all sides. There is an abandoned 30-foot wide railroad right-of-way to the west (rear); Lono Street's unimproved 60-foot right-of-way to the south; and Kinoole Street bordering to the north. Adjacent surrounding lands are zoned RS-10 and CG-20 and includes single family dwellings and commercial establishments. The adjacent property to the south is the State of Hawaii Children's Advocacy Center of East Hawaii, to the south is the Kinoole Medical building, across on Kinoole Street (east) is the Big Island FCU and behind the railroad right-of-way (west) is the Hilo Senior Center and Housing. 24. Commercial Rezonings in the Vicinity: Along Kinoole Street near the subject property, the following commercial rezonings were approved: A. TMK: 2-2-23:7, RS-10 to CO-20, Ordinance No. 82-787 (REZ 409) effective 5/5/82 to Big Island Federal Credit Union.* B. TMK: 2-2-22:29, RS-10 to CO-20, Ordinance 88-169 (REZ 615), effective 11125/88 to J. Harlocker presently real estate/accounting offices.* C. TMK: 2-2-22:23, RS-10 to CO-20, Ordinance 90-38 (REZ 660), effective 4/12/90 to G. Gadd, presently the Social Security Administration.* D. TMK: 2-2-21:10, RS-10 to CG-20, Ordinance No. 92 124 (REZ 729) effective -3- 11/20/92 to D. Lee for a beauty salon. E. TMK: 2-2-24:08, RS-10 to CG-20, Ordinance No. 94-6 (REZ 758) effective 1/12/94 to the Hootas for a Dental Lab. F. TMK: 2-2-23:12, RS-10 to CG-20, Ordinance No. 97-13 (REZ 843) effective 2/20/97 to the Tolmies, for a retail/office building H. TMK: 2-2-22:11 RS-10 to CG-20, Ordinance No. 94-61 (REZ 763), effective 6/8/94, to 91 Lanihuli Partners, presently an office building. *Note: Based on the new Zoning Code, effective December 7, 1996, the Office Commercial (CO) designation was eliminated. As a result all CO zoned districts where automatically reclassified as General Commercial (CG). In addition, the following were permitted in the vicinity by Plan Approval (PA) and a Use Permit: A. TMK: 2 -2-24:22, presently RS-10, PA 2604 effective 6/13/90 for the Children's Advocacy Center (adjacent on Lono Street). Note: Public buildings/uses are permitted in all districts with Plan Approval. B. TMK: 2-2-23:10, presently RS-10 with a Use Permit (Use 35) to Ben Ono presently, Kinoole Medical Center. PUBLIC SERVICES AND FACILITIES 25. Access: The applicant proposes that access to the subject property be from Kinoole Street which has 36-foot wide pavement (in fair to good condition) within a 60-foot right-of way with concrete curbs, gutters and sidewalks. The Department of Public Works recommends that no vehicular access be allowed from Kinoole Street. Lono Street, bordering the subject property to the south is a paper road. The existing 60-foot right-of-way is overgrown adjacent to the applicant's parcel. A section is paved and being used as a one-lane private driveway to the Children's Advocacy Center. The General Plan Facilities Map designates Kinoole Street as a Secondary Arterial with proposed roadway widening. 26. Water: Projected average daily demand is approximately 200 gpd (12,000 gallons per -4- 2-month billing period). This is based on consumption at the present site at 1028 Kinoole Street. According to the Department of Water Supply, water can be made available from an existing 8-inch waterline fronting the property along Kilauea Avenue. The subject parcel originally had a 5/8-inch meter which was removed in April 1995. A service lateral and meter box are available for a new 5/8 inch meter upon application and payment of fees. 27. Wastewater: An existing 10-inch sewer line is located along Kinoole Street which the applicant will connect to. 28. 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. Electricity and telephone are available to the site. AGENCIES' COMMENTS 29. Real Property Tax Office (July 13, 1998 Memo): "There are no comments at this time. "Current - Real Property taxes are paid through June 30, 1998. 30. State Department of Health (July 9, 1998 Memo): "The Health Department found no environmental health concerns with regulatory implications in the submittals." 31. Department of Land and Natural Resources (DLNR) - State Historic Preservation Division (July 24, 1998 letter): "This is in response to your Memo of July 6, 1998 with a request for our comments on the subject application. "The application notes that the subject parcel, located at the intersection of Lono Street and Kinoole Street, has been extensively disturbed and that the existing dwelling is not an historic property. Based on this information, we believe that the proposed change of zone will have "no effect" on significant historic sites." DLNR - Land Division (August 7, 1998 Memo): "Thank you for the opportunity to review and comment on the subject Change of Zone application. -5- "The Department of Land and Natural Resources has no comment to offer on the proposed project at this time. "Should you have any questions, please feel free to contact Nicholas Vaccaro of our Land Division Support Services Branch at 1-808-587-0438." 31 State Department of Transportation, Highways Division (July 28, 1998 Memo): "Thank you for the opportunity to review and comment on the subject rezoning request. "The proposal will not have an impact on our state transportation facilities." 32. Department of Public Works: (See Exhibit B - July 10, 1998 Memo and Applicant's Letter of Response dated September 3, 1998) 34. Department of Water Supply: (See Exhibit C - September 2, 1998 Memo) 33. Fire Department: (See Exhibit D - July 28, 1998 Memo) AGENCIES - NO RESPONSE 35. Police, Department of Transportation-Hilo and HELCO. PUBLIC COMMENTS 36. The Department has not received any comments from the public. -6- P~ C2 REZONING APPLICATION Applicant: Dr. Douglas H. Yamashita TMK: 2-2-023:009 Waiakea, South Hilo District, Hawaii Request: From RS-10 to CN-10 June 29, 1998 EXHIBIT A 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 6. Real Property Tax Clearance Site plan-- full size (2'x3') (submitted separately) Filing fee (submitted separately) COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Dr. Douglas H. Yamashita APPLICANT'S SIGNATURE: G DATE: 6(30 ADDRESS: 1028 Kinoole Street Suite 101, Hil 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: landowner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: n/a PHONE:(Bus.) (808) 935-7181 (Res.) (Fax) LANDOWNER(S): Dou elas H. Yamashita and Yu Jac Yamashita ZZ LAN DOWNER SIGNATURE(S): DATE:DATE: yd9 ay be y le r) LANDOWNER(S) ADDRESS: 982 Puku Street. Hilo. HI 96720 REQUEST: From RS-10 To: CN-10 (Existing zoning) (Proposed Zoning) TAX MAP KEY: 2-2-023:009 STREET ADDRESS OF PROPERTY: 1276 Kinoole Strcet SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 29.725 sa. ft. AGENT: Ray R. Takemoto. Land Use Consultant ADDRESS: P.O. Box 10217. Hilo. Hi 96721 TELEPHONE:(Bus.)959-0189 (Res.) (Fax)959-0189 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Agent COPIES: Applicant (See Instructions on Reverse Side) THIS CHANGE OF ZONE APPLICATION MUST 13E ACCOMPANIED BY THE FOLLOWING: I. 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 twenty (20) copies of a location map. 5. An original and twenty (20) copies of a scale-drawn plot plan 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 the names, addresses and tax map keys of all owners and lessees 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. FORMS - 4/15/97 (f:\wp60\f6rms\pd\zoneapp1.skg) 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~es, 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/t 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? n/u 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? E-2) b. Sell or lease the land to someone who has tentative plans? nn 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 1-sloey medical gf/ice with approximately 1,350 s.,f of gross. lour area. The loin-scale size gfthe building will,/il with the surrounding mixed residential- commercial uses. The estimated timetable fior 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 applicant currently leases .space in another medical gfJice along Kinoole Street. 5. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? Y-ev 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 ql transition front residential to commercial along Kinoole Street. The site, currently vacant, was used as a single7lamfly residence. Two lots across from the Sile are zoned Commercial Office or Commercial General. The Kinoole Medical Center, which is nearly adjacent to the Site (separated only by a railroad right- qf-way), received a Use Permit in a residential zone./or a more intensive medical use. The primary tenant in the proposed building will only be one doctor, the applicant. 6. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? 7. Is the subject land currently being used for any agricultural 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 land? Is the road adequate for the proposed traffic volume or load? )'es 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed'? yLs 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. I I,] VC you pcrRirmccl ;illy historic sites study and/or survey of the subject area'? lhso, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No. The Situ has been previously disrurhed by its past rrsc as a residence. The house teas not a historic silo. Signature: Address: yep- puku t},oo fb-110 Telephone: d~~ L(~~ ~2 Date: 6h 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 2 1.4 Project Description 2 2 CONFORMANCE WITH STATEICOUNTY 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 G 3.3 Natural Resources 6 3A 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 8 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 Dr. Douglas H. Yamashita, one of the fee simple owners of the Site. The Applicant or an entity controlled by the Applicant will lease the Site to the Applicant's medical practice business. 1.2 Project Location The Site is located in Waiakea, South Hilo District, Hawaii, along Kinoole Street where Lono Street intersects with Kinoole Street (between Mohouli and Lanikauila Streets) (see Figs. 1 and 2). The TMK is 2-2-023:009. The street address is 1276 Kinoole Street. 1.3 Statement of Objectives and Reasons for Request The Applicant requests rezoning from RS-10 to CN-10. The objective is to construct a small medical office building with the Applicant's business as the only tenant. The Applicant currently leases space. The proposed rezoning from RS-10 to CN-10 is consistent with the existing LUPAG Medium Density Urban designation. The Site is across the street from lots zoned Commercial Office and Background and County Environmental Report 1 Commercial General, and nearly adjacent (separated only by a railroad right-of-way) to a more intensive medical clinic previously permitted by a Use Permit in a residentially zoned district. The Site is uniquely buffered; the triangular lot has rights-of-way on three sides-- Kinoole Street on one side, an abandoned 30'- wide railroad right-of-way on the second side, and a 60'-wide "paper road" extension of the Lono Street right-of-way on the third side. 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 Kinoole Street. Site land area: 29,725 sq. ft. s.f. Proposed floor area: The proposed I-story building would have gross floor area of 1,350 s.f. Tinieframe 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: The Applicant's medical practice has 4 employees. Parking arrangement: 12 parking stalls (I handicapped-accessible stall). Traffic impacts: The approximate number of patient visits averages 4 to 6 patients per hour. The hours of operation are 9 to 5, Monday through Friday, with a lunch break from 12 to 2 p.m. For the 6 hours open to patients, the worst case trip generation would be 36 trips per day, an significant volume relative to the traffic volume along Kinoole Street. Since the existing business is located along Kinoole Street, the traffic generated by this business would shift a few blocks along the same street. 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 Platt LUPAG Map: Medium Density Urban, which is intended for the following types of uses: Medium Density: Village and neighborhood commercial and residential and related functions (3-story commercial; residential-- up to 35 units per acre).' Zoning: RS-10 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 Goat: • 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 residences and other businesses 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. 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. • Off-street parking and loading facilities shall be provided. 'General Plan, 1989, §4.M(2). Background and County Environmental Report 3 • 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: The Site meets the standards for commercial zoning while ensuring compatibility with neighboring residential uses: 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 residences, employees and businesses. 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. • Economic development and improvement shall be in balance with the physical and social 'General Plan, 1989, §4.M(3). 'General Plan, 1989, §4.A. Background and County Environmental Report 4 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 had been demolished years ago. Tile Site is located at an elevation of approximately 40' above mean sea level. The area receives an average rainfall of 135" annually. The Site is relatively level. The lot is triangular with a street frontage along Kinoole Street of 201.93'. 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 front Coastline: The distance to the nearest point of Waiakea Pond is approximately 3000'. ALISH:urban SCS Soil Type: The soil is Keaukaha extremely rocky muck, 6 to 20% (rKFD) or Olaa extremely stony silty clay loam, 0 to 20% (OID).' The Keaukaha soil type consists of well-drained, thin (<V) 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). The Olaa soil type consists of well-drained, silty clay loams that formed in volcanic ash. Permeability is rapid, runoff is slow, erosion hazard slight, and shrink-swell potential high (although these soils are usually moist, when dried they have high shrinkage but low swelling potential). Both soil types are widespread throughout downtown Hilo. Land Study Bureau Soil Rating: urban 6Heliker, 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 Cowtty Environmental Report 5 Flood Insurance Rate Map (FIRM) Designation: The Flood Insurance Rate Map designates the Site in Zone X, which means that it is outside the 500-year flood plain." Tsunami Evacuation Zone: The Site is outside the Civil Defense Tsunami Evacuation Zone. Existing Drainageways or Improvements: There are no drtinageways 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 Site is surrounded by rights-of-way on all sides- an abandoned 30'-wide railroad right-of-way on one side, Lono Street's unimproved 60'-wide right-of-way on another side, and Kinoole Street on the third side. Although zoned RS, the neighbor across the Lono Street right-of-way is a State office, and the neighbor across the abandoned railroad right-of-way is a medical clinic. Therefore, the Site is buffered and/or surrounded by commercial uses on all sides. Economic Resources of the Area: The competitive advantage of the area is its convenient location to downtown Hilo. Land Values: Rezoning to mixed residential-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. Surrounding Land Use and Zoning: North (towards Mohouli Street, across railroad right-of- way)-- medical clinic (RS-10) South-- State of Hawaii Children's Advocacy Center of East Hawaii (RS-10) East (across Kinoole Street)-- Big Island FCU (CO-l0) West (across railroad right-of-way)-- vacant State land (RS- 'Federal Emergency Management Agency, Flood Insurance Rate Map, September 16, 1988, Panel 880. Background and County Environmental Report 6 10) 3.5 Public Facilities and Services Description of Access: The Applicant intends to access from Kinoole Street, a County street. Since the Applicant will be the only tenant and is presently located a few blocks away along Kinoole Street, the traffic volume would not significantly increase along Kinoole Street. Water: The projected average daily demand is approximately 200 gpd (12,000 gallons per 2-month billing period), based on the consumption at the medical clinic at 1028 Kinoole Street where the applicant currently has his office. The medical clinic at that address has a 5/8" meter. According to the Department of Water Supply, adequate water capacity is available to serve the Site. Wastewater: An existing 10" sewer line is located along Kinoole Street (see Figure 3). 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. 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 enviromnent. 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 uses would be mitigated by landscape screening. The proposed access from Kinoole Street instead of Lono Street preserves the privacy required for the neighboring Children's Advocacy Center. 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 a 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 and water usage at an existing medical clinic along Kinoole Street. A meeting was also held with the neighboring Children's Advocacy Center to explain the project. Background and County Environmental Report 8 FIGURES 1. Location Map 2. Tax Map 3. Site Plan 4. Floor Plan and Building Elevation 5. Zoning Map FIGURE 1. Location Map MCT Awwew Hilo F Ilrl•: ` Bay r~ { • «L«L NEWYUM J:ry B..[n Hrh, DOLPHIN IwrraD irmr+r r t _ v s BAY Ca[u / AMAUULU PUUEO y tirrlrin lxr:r M q.. EcM CAMP art. //•''L E p Y MWUpvw J°` Fig it p 3 r~ / Ad ~ V Nrrl L r .'r [ b Cf a•Frrr YY 19 q • rs • / \ M 3 ON tans 3O FIe m LEW. S • b rrn y . aunm _ li............ R«.YVti« E a 1 •L „ m wG ' - - Hilo. Inremafional:Airport 4., 20D • a/ Lyman Fieltl) . Ix ` ' 1''• Eo B ~ F 'r b h ~ I 1 ;(Genere G ~,i 1~. 1y r s ? jr.ry y 1® •C Ins .wwll T. W j . A[[•w Sm, M~BJJ F/ J tl - i ' a y iy y Y .17IL N Y _ d f M Y/f/ r4A,:... Yrl y Y K [n 51 R F«« ® a N > :I Y' •6 Y p E L [ I. M WAIAKEA \I a d r-- SITE a sr \ 2-2-23:9 Uni al awa rsif~ a•k a 4. «wa«wF pG at Hilo ,`°~N moo sly ~ M rs ~ \ K i 3 n w w S? Pl1AICAKO 11 KA AI I PPS E \ f A ] @ .a w E n«.MM M. a=€ «r. s r _ q s tKKaEEEr~ uu•N 1 a n..Kn snn«r i R s •I~ , ZIP G.ODE FIGURE 2. TMK Map m t --E ! w a Hit, h t ~`F' o 'S y 1 F I I P::~ S i w- 'd by a I' firm ~ M j{ Y LL f ~t I;{ Bis Islahd FCIl SITE is »ooN.~ 2-2-23:9 ® rY g Ir° kp ?e inoole Medical enter Children'sAdv `cv Center of East He 1 FIGURE 3. Site Plan 111 W JJ o-~ ropcurttYluu K I N O O L E b T N F F T \ \ YTJ/> I 44! 1 iiiillllllll t _J__L I CµY L _ ? ~ a FIGURE 4. Floor Plan & Building Elevation n A m m m N 0 m _ S N CORRIDOR p 4 m 0 Z 9 m m N _ m D ~S _ 1191~~ D C] ? CD n? CD CD m z a K 5^.. 0• a FIGURE 5. Zoning Map CG" iNCY ~ T4 is' t kr lC '~j 9 SG.. M ,~@ ~el/~ ! GGe 1 ; hl~s V;lt;" '11111.1 IT 1{ I m • ~!~~.11 1o o !1'D-3.75 ; 7 j • : a r s ~ , e, ~av rises ^6 w ~•°1S '>.eaVRV SITE 1S' J)OON/Y et..• y • • O ti: 7 { \ I ii 5 q 1 t .l l i I f I!'~f ` ~•s t~~, l a eyl 11 I i n INSERT L~j CO-20 eu, ,a 'tr 1 ~(!l I~`j! ? RD-3.75 1 1 if. 1 ill, ? CG ~RS-,0 i= LOT "B" Being a Portion of Grant 9496 to Susumi Yamashita (Lot 1 and Lot 2, Block 83 of Waiakea Houselots, 2nd Series) Waiakea, South Hilo, Island of Hawaii, Hawaii Beginning at the east corner of this parcel of land on the westerly side of Kinoole Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,162.94 feet south and 6,368.54 feet east and running by azimuths measured clockwise from true south: Following along Kinoole Street on a curve to the right with a radius of 20.00 feet, the chord azimuth and distance being: 1. 13° 10' 28.28 feet; 2. 58° 10' 191.27 feet along Lono Street; Thence along a Railroad Right of Way (30 feet wide) on a curve to the right with a radius of 395.28 feet, the chord azimuth and distance being: 3. 191° 45' 29" 306.40 feet; 4. 328° 10' 201.93 feet along Kinoole Street to the point of beginning and containing an area of 29,720 Sq. Ft. 2~y N,. KA kq~ OO UCENSED C- PROfE3S10NAl OC 1.A11D SURVEYOR R DNEY M. KAWAMURA # " 2W * Licensed Professional Land Surveyor y T' Certificate No. 2671 ,KAjI N3S. April 16, 1998 HILO ENGINEERING, INC. 484 Kalanikoa Street Hilo, Hawaii 96720 Tax Map Key: 3"' Div. 2-2-23:09 a U) MML1 c~ Ltl 01 v O L LV ~Q ~ P L' O OF D M .1 o W XN r 6 0 w ca le. 4 : ;y0`o' d u o rn C P LOT B' o o. _ W e 9~k 29,720 SO. FT. 0 4 z 0 CQ 4 G J LL1 u 0 J ~ y 0 R=20.0 3,162.94 S. 6,368 8'10' f 191.27 HALM54 E. 5 - "ALM"® R`39S ?B L O N G STREET TO KI]LAUER STREET MAP SHOWING LOT 'B' BEING A PORTION OF oq LICENSED G~ GRANT 9496 TO SUSUMI YAMASHITA PROFESSIONAL y LAND (LOT I AND LOT 2, BLOCK 83 OF * SURVEYOR r No. 2671 WAIAKEA HOUSELOTS, 2nd SERIES) 9~vq 11 U c~ WAIAKEA, SOUTH HILO, ISLAND OF HAWAII. HAWAII Tax Map Key: 3rd Div. 2-2-23:09 THIS WORK WAS PREPARED By Prepared By. ME OR UNDER MY SUPERVISION HILO ENGINEERING. INC 484 KALANIKOA STREET HILO, HAWAII 96720 Date April 16. 1998 1 2-2-23:7 2-2-23:6 2-2-23:31 Big Island Educational FCU Fusae M. Ito Harold & Cora Ito 66 Lotto Street 54 Lono Street 54-A Lono Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 2-2-23:8 2-2-23:14 2-2-23:24 Gerald T. & Maria A.G. Araujo Mae Ayako Higashi et al Robert A. Andrade, Tr. 1261 Kinoole Street 67 Kamana Street 1247 Kinoole Street Hilo, HI 96720 Hilo, HI 96720 Hilo, 141 96720 2-2-23:13 2-2-23:12 2-2-23:11 Masaye Kuwahara Nelson S. Fukuhara, Tr. et al Toshio Ebesugawa, Tr. et al 1243 Kinoole Street 274 Waianuenue Avenue 1232 Kinoole Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 2-2-23:10 2-2-24:29 2-2-24:8 1248 Kinoole Street Gen. Part. Arlene L. Chow Eric R. & Joslyn E. Hoota 1248 Kinoole Street #101 53 Lono Street 325 Kalili Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 2-2-24:28 2-2-24:7 2-2-24:27 Severo & Petrocenia Cordero Cayetano & Rose Gumayagay Minoru & Dorothy Mizuba, Trs. 1303 Kinoole Street 1307 Kinoole Street P.O. Box 2334 Hilo, HI 96720 Hilo, HI 96720 Gardena, CA 90247 -2-24:21 2-2-24:22 2-4-56:19 Alice L. Shiroma Trust John A. Wagner et al State of Hawaii 1300 Kinoole Street 485 Ainako Avenue 127 Kamana Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 '-3-56:22 2-4-56:2 2-4-56:4 Kannana, Inc. HAHRC Tetsuo & Angeline U. Ogata 50 Wailuku Drive 1099 Waianuenue Avenue 190 W. Lanikaula Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII ,y DATE : July 10, 1998 I~~ld~~lCi~!?t D TO PLANNING DEPARTMENT FROM .7<?_NGIhfEERIN6 DIVISION SUBJECT: Change of Zone Application (REZ 98-16) 'l Applicant: Dr. Douglas H. Yamashita = Location: Waiakea, South Hilo, Hawaii TMK: 3 / 2-2-23: 09 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 or roadways. 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. Access to the subject property shall meet with the approval of the Department of Public Works. We will permit no vehicular access along Kinoole Street. 5. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater Division. A County sewer line exists along Lono Street, to which DPW requires a connection. 6. The subject properties are found within Flood Zone "X", according to the Flood Insurance Rate Map dated September 16, 1988. 7. Kinoole Street, fronting the subject property, is a County road. It has an approximate 36-ft. wide pavement (in fair to good condition), with concrete curbs, gutters, and sidewalks, all within a 9f foray. 06464 Memorandum July 10, 1998 Page 2 of 2 DPW recommends either; (1) eliminating the grass planter strip and providing a commercial standard sidewalk, or (2) trimming and properly maintaining the planter strip and any vegetation overgrowth, along the Kinoole Street frontage. 8. Lono Street, fronting the subject property, is a "paper road". The existing 60-ft. right-of-way is overgrown and has a one-lane private driveway to the Children's Advocacy Center. The Planning Department will establish the conditions for access and roadway improvements for the planned Lono Street extension. 9. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. 10. Solid waste management shall conform to the rules and regulations of the DPW, Solid Waste Division. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY Roy Takemoto Land Use Consultant 171 Hoomalu Street Hilo, HI 96720 (808)959.0189 'Q?, CI_P 3 P n 4 ~Q Fax: (808)959-0189 September 3, 1998 Ms. Donna Faye Kiyosaki, Chief Engineer Department of Public Works 25 Aupuni Street Hilo, HI 96720 RE: Change of Zone Application (REZ 98-16) Applicant: Dr. Douglas Yamashita (TMK 2-2-23:09) On behalf of the Applicant, this letter responds to your comments dated July 10, 1998 regarding the subject rezoning application. We have no objections to your comments, except those relating to access (comments #4 and 8). We understand the County's policy to require access from the minor road where a property fronts two roads. However, we request an exception from this policy for the following reasons: I. Lono Street is a paper road. If Lono Street was an existing improved road, then there would be 110 question to access from this road. In this case, however, the entire burden of improving the right-of-way to County standards for the portion fronting the property falls on this one Applicant. 2. There are no definite plans to extend Lono Street. Based on the existing land use in the vicinity, there is no apparent need to extend Lono Street in the near future. If the Applicant was required to improve Lono Street, this road segment would in effect function as a driveway serving just two lots for many years. 3. The County would incur the burden to maintain this road segment that benefits just two lots. It would not make sense to increase the County's road maintenance, as minor as it may be, for a road improvement that benefits just two lots at this time. 4. The cost to improve Lono Street is exceptionally high. The existing topographic conditions would require significant regrading to meet County standards (see Attachment A). This regrading would also require an expensive lowering of an existing sewer manhole within the right-of-way and the tieing in of existing driveways. These costs would be incurred even if the County accepted a right-of-way design without curb and gutters, and would be magnified if curb and gutters are required. 5. A safe access from Kinoole Street is possible. We have submitted a revised access design that maximized the distance from the Lono Street intersection (see Attachment B). As redesigned, the distance is 140', which exceeds DPW's standard of 5' (measured from the radius of a curbed street per Standard Detail R-38). The redesigned access also prevents any reverse movements from onsite parking stalls near the driveway from interfering with vehicles entering the driveway. With the elimination of potential conflicts between parking and entering movements, there would Donna Kiyosaki, Chief Engineer Page 2 September 3. 1998 be minimal delay and resulting queing from turning movements on Kinoole Street into the driveway. 6. The distance between driveways along Kinoole Street is exceptional. The next driveway in the Hamakua direction is the Kinoole Medical Center. That lot is separated from the subject lot by a 60'-wide remnant railroad right-of-way. In the Puna direction, the next "driveway" would be Lono Street which is used by the subject lot's neighbor. 7. The subject lot's neighbor objects to the project's access from Lono Street. The neighbor is the State Children's Advocacy Center which handles child sexual abuse cases. Due to the sensitive nature of this work, the agency has an exceptional need for privacy. Accessing from Lono Street would expose the Center to more passing traffic. The Center does not object to the project if access is from Kinoole Street. 8. Existing traffic patterns at the Lono Street intersection do not pose problems. The Big Island Federal Credit Union, located directly across the subject property, has access from both Kinoole and Lono Streets. Left turn movements from Kinoole Street into this establishment do not seem to conflict with the Lono Street intersection movements. The proposed driveway for the subject project would be staggered from the Credit Union's driveway since it is located a greater distance away from the Lone, Street intersection. 9. The projected traffic for the subject project is relatively low. The current plan is for a one-doctor medical office. Even at its grandest expansion scheme, the proposed use would not exceed the 6 offices (four doctors, one laboratory, one radiologic) at the neighboring Kinoole Medical Center. Expansion at the subject site would be limited by the lot size and configuration. Any change in use to a potentially more intensive use permitted in the CN zone would be subject to Plan Approval, at which time parking and access could be reevaluated. Please call me if you have any questions. Respectfully, Roy Takemoto Cc: Planning Department Dr. Douglas Yamashita Rodney Kawamura, Hilo Engineering ATTACHMENT A I ..i 0 ~0 C*a I , 41, r :'qqIj o~ V1- a I !I~`~l~ 'Ib e> 1. ol y.... '..'.''~00 a.*. i I ti I LOT i. ...,q M t P lt 1 +e ' a ' 8` j€ .Q I tiOr II~F i ^ 1 r!~ i ~ 3.16pe 4ti S 6.360.134 E'~ I o 58"i0 e~ Rs3955?B 'y I 1 _ o! 191.27 s•~ HI.A a` IANO •i r I 70 UEH • boil ^ NU ENT i . ATTACHMENT 30 FT R. R. RIGHT-OF-WAY - h /tit I I ' i goo`' I ~ ° P0P t9 ..'C7 ~ m 04 . A p F ' F 0 w 1 p 9- ` .9 Zw I F - ~~~p0 k'~ I v i C7t`: 8" i e.. i , X9;72(}^~Q:A V~l fin k~ / T - P I 3 i s 1 ~ x Q ~I""• I t ~ + ~ I =20. IY Y• i . 5~~ ti ` 3•781B S 'I PROPE ~ L1NE 191.27 i,• _6.36 .Sp E R~ 1O .........i I FLALAI 3gS.2e ~ I Y ' : ' ` ~ 7 f A 1 1 8 1 ~ r . r L O N G S , T R E E T-- X ` T E N S I O =kL GGG t ~ I • I I I Parking Lot Layout Prepared BY Hilo Englneering Inc wu4 11 ~1 DEPARTMENT OF WATER SUPPLY COUNTY (OF,7HAWAII e` OJ ' C 10 C G,r 4?•~M,w"`~!~ 25 AUPUNI STREET HILO, HAU~A~~- 672 TELEPHONE (808) 961-8660 FAX (80S) 961-8657 September 2, 1998 TO: Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-16) APPLICANT: DR. DOUGLAS H. YAMASHITA TAX MAP KEY 2-2-023:009 We have reviewed the subject application and our comments are as follows. Based on the prevailing water situation in the area, water can be made available from an existing 8-inch waterline along Kinoole Street fronting the property. This parcel had a 5/8-inch meter, which was removed in April of 1995. The service lateral and meter box are available for a new 5/8-inch meter upon application and payment of the applicable fee. The justification for a 5/8-inch meter in the rezoning application is adequate. We have confirmed that their historical consumption would require a 5/8-inch meter, which is equal to a maximum daily consumption of 600 gallons. Should more than 600 gallons per day of water be needed in the future, it must be requested in writing. The request will be subject to the Department's prevailing Rules and Regulations, policies, and water availability at the time of the request. Before the change of zone is granted, the following shall be done: 1. Install a reduced pressure type back-flow preventer. 2. Submit plans prepared by a professional engineer, registered in the State of Hawaii, for our review and approval. EXHIBIT - G I/ LIpr Linad vroa/eJi... 0 . Planning Department Page 2 September 2. 1998 Should there be any questions, please call our Water Resources and Planning Branch at 961-8660. Milton D. Pavao, P.E. Manager BCM:gms copy - Dr. Douglas H. Yamashita Customer Service Sections (Hilo, Waimea, Kona. and Ka'u) Mr. Michael Watanabe. DWS Microlab e wVal Nelson M. Tsuji Fire Chief Stephen K. Yamashiro Mayor Edward Bumatay Deputy Fire Chief (9VUttfg of ~Aufvzni FIRE DEPARTMENT _ 777 Kilauea Avenue • Mall Lane • Hilo, Hawaii 967204239 (808) 961-8297 • Fax (808) 961-8296 v G;' f July 28, 1998 - r To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-16) APPLICANT: DR. DOUGLAS H. YAMASHITA REQUEST: RS-10 TO CN-10 TAX MAP KEY: 2-2-23:09 Premises identification shall be in accordance with UFC Section 10.208: "Sec. 10-208. (a) General. Approved numbers or addresses shall be placed on all new existing buildings in such a 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 extinguisher shall be in accordance with UFC Standard 10-1. I Fire chief EXHIBIT NMT / mo Qom! 1.F+a' PETITION RE: CHANGE OF ZONE Application for Dr. Douglas Yamashita (TMK 2-2-23:09) We who utilize the Children's Advocacy Center of East Hawaii urge the County to allow access for the proposed project from Kinoole Street, as access from Lono Street will negatively impact the purpose of the Children's Advocacy Center. NAME ADDRESS ~I.7 6&&A 2 4 l GC2f~h~~~ 77Vo 0 t~ iT Cf6 2f 0 ~~s~ Qaaw 7 9 I~ s~ 1 ,,kvLAJ "Sf "3U,, - <a ^~.{J 411/lo j T O.6ox 4151 4A w , ~1 ab'i2D Ihst'd Read T rT• -nnnv 9 PETITION RE: CHANGE OF ZONE Application for Dr. Douglas Yamashita (TMK 2-2-23:09) We who utilize the Children's Advocacy Center of East Hawaii urge the County to allow access for the proposed project from Kinoole Street, as access from Lono Street will negatively impact the purpose of the Children's Advocacy Center. NAME ADDRESS Oyf, \ I a . ro~~ q~7 12, Gt~ -~e ((~(c ~VV) "r' ,v sa ?+'l !L Family Court of the Third Circuit - THE JUDICIARY • STATE OF HAWAII _ POST OFFICE Box 1007 • HILO, HAWAI'i 96721-1007 • 345 KEKUANA6'A STREET, Room 40 • HILO, HAWAI'i 96720 77-6399 NAEANJ STREET, KAILUA-KONA, HAWAI'i 96740 Ronald Ibarra District Family Judges SENIOR JUDGE BEN H GADDIS Aileen Lum VICTOR M. COX DIRECTOR September 15, 1998 Ms. Virginia Goldstein Planning Director 25 Aupuni Street J Hilo, HI 96720 Re: Change of Zone Application for Dr. Douglas Yamashita (TMK: 2-2-23:09) cLP Dear Ms. Goldstein: / As a member of the Interagency Advisory Board of the Children's Advocacy Center, I am writing to indicate my objections on the above-named subject. Specifically, I am opposed to the access for the project being Lono Street as I believe this would then compromise the privacy of Children's Advocacy Center clients. Thank you for the opportunity to respond and for your consideration in this matter. Sincerely, L~LI G6n'~~ L+vI Aileen umL Director 08710 a I `~~~oREMS,e The Friends of the Children's Advocacy Center o of East Hawaii Z 1280 Hinoole Street a Hilo. M. 96720 •~FS^~HA.fjl.~~ (808) 935-5437 r September 10, 1998 Ms. Virginia Goldstein Planning Director 25 Aupuni Street Hilo, HI 96720 Re: Change of Zone Application for Dr. Douglas Yamashita (TMK: 2-2-23:09) Dear Ms. Goldstein, The Friends of the Children's Advocacy Center of East Hawaii are aware that Dr. Yamashita plans to build a medical practice on the vacant lot next to the Children's Advocacy Center at 1276 Kinoole Street. We have just been told that your office has altered the doctor's plan to require access via Lono Street. The only access to our center is via Lono Street. We are concerned that the added traffic will reduce the privacy our clients need and might lead to reduced client use of the CAC. We have made tremendous strides in working with abused children and helping them lead normal lives. It would be unfortuanate if we suffered setbacks because children were ashamed to come to our facility. Is it possible that Dr. Yamashita can use Kinoole Street as his access? If you would like to discuss this further, please call me at 935-6081, or call Marianne Okamura, Hawaii County Program Director for the Children's Advocacy Center, at 935-5437. Sincerely, ()S, Stewart H. Hussey President t, 8623 L t JAY T. KIMURA 34 RAINBOW DRIVE PROSECUTING ATTORNEY JM(Y Os 441 i HILO, HAWAII 96720 PH. %1-0466 CHARLENE Y. IBOSHI i FAX: 961.2703 FIRST DEPUTY 969 1159 : 9612580 PROSECUTING ATTORNEY \ -m= / WEST HAWAII UNIT \ ?mot oi•"'~' P.O BOX 748 KEALAKEKUA, HAWAII 96750 PH. 322-2552 OFFICE OF THE PROSECUTING ATTORNEY FAX 322-6584 September 17, 1998 D Ms. Virginia Goldstein CIO Planning Director 25 Aupuni St. N Hilo, HI 96720 f ' -O Dear Ms. Goldstein: RE: Change of Zone Application for Dr. Douglas Yama'shitac-3 (TMK: 2-2-23:09) This letter supports Ms. Marianne Okamura's objections contained in her September 3, 1998, letter to the Department of Public Works. The need to protect the privacy interests of the children in our community cannot be compromised. We meet sexually and physically abused children at the Children's Advocacy Center on a daily basis. The criminal justice system is very frightening (even for adults), and the Center affords children a "safe" and private place to meet with law enforcement officers, prosecutors, counselors, and social workers, to comfort them, and ease them into the criminal justice process. It is necessary to meet child victims/witnesses a number of times at the Center in order to prepare them for court. The proposed plan contemplating entry to the new business facility from Lono Street compromises the privacy interests of these children. Hilo is a small community. You cannot go to the grocery store without meeting someone you know. The last thing sexually and physically abused children need is for someone they know to see them enter the Center. In my many interviews with children, one of the primary fears is "everyone will know" they are "weird" because of the sexual abuse perpetrated against them. The Center currently affords the children a discreet place to meet with professional assigned to their case. Increasing human traffic in this area, when there is a reasonable alternative which avoids this problem, seriously compromises the welfare of the children and their families. 9(06 i Ms. Virginia Goldstein September 17, 1998 Page 2 Some may think this issue is much ado about nothing, but as professionals who deal with'the welfare of sexually abused children, we recognize every effort must be made to protect the privacy and feelings of the children. In this particular case, there appears a reasonable alternative which would not adversely impact the children. As the senior prosecutor assigned to the prosecution of child maltreatment cases in our community, I ask your consideration on this important issue. Much of the success we have enjoyed in the prosecution of these cases has been the direct result of services provided by the Children's Advocacy Center. One of the pillars of the Center's success has been their reputation as a "safe" and discreet place for all children to come. Anything less would serve an injustice to the children and their families. Thank you for your kind attention to this matter. Please contact me if you require further information. Very truly yours, LINCOLN S. T. ASHIDA Deputy Prosecuting Attorney APPROVED: CHARLENE Y. IB HI First Deputy Prosecuting Attorney /LSTA 086lq 4 OJN1 V OF N,~'' Wayne G. Carvalho ` Stephen K. Yamashiro Polite Chief ' Mayor James S. Correa ri,, ue •M~•'• Deputy Police Chief (ignixnfg of cluivxii POLICE DEPARTMENT - n 349 Kapiolani Street • Hilo, Hawaii 96720-3998 1808) 9353311 • Fax (808) 961.2702 c _ September 16, 1998 `l - c. TO VIRGINIA GOLDSTEIN, PLANNING DIRECTOR FROM : G. CARVALHO, POLICE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION FOR DR. DOUGLAS YAMASHITA TAX MAP KEY 2-2-23:09 we have been informed of the proposed medical office to be built neat to the Children's Advocacy Center located at 1290 Kinoole Street, Hilo, Hawaii. The concern expressed by Ms. Marianne Okamura, Hawaii County Program Director for the Children's Advocacy Center (herein enclosed), of the young victims' privacy is supported by the Hawaii Police Department. we ask that consideration for the access to the medical office be from Kinoole Street and not Lono Street. RN:if Encl. 088615 Office of the Admin Jtive Director - Children's Adv .y Centers of Hawaii THE JUDICIARY • STATE OF HAWAII 3019 PALI HIGHWAY • HONOLULU, HAWAII 96817-1418 TELEPHONE (808) 548-6021 • FAX (808) 595-6978 ~4wanH'a Michael Broderick Judy Lind ADMINISTRATIVE DIRECTOR DIRECTOR Clyde W. Namu'o DEPUTY ADMINISTRATIVE DIRECTOR September 3, 1998 Ms. Virginia Goldstein Planning Director 25 Aupuni Street Hilo, Hi. 96720 Re: Change of Zone Application for Dr. Douglas Yamashita (TMK: 2-2-23:09) Dear Ms. Goldstein, It is my understanding that the proposed project will be a new office at 1276 Kinoole Street. The Children's Advocacy Center will then be its neighbor. The Center is a State of Hawaii, Judiciary Program which coordinates the handling of child sexual abuse cases by police, prosecutor and Child Protective Services. Due to the sensitive nature of this work, we try to keep a low profile at the site for the clients' privacy. We would be deeply concerned if the project accesses from Lono Street since it would increase the exposure of our visiting clients. Our parking-lot fronts Lono Street. We would have no objection to the project if access is from Kinoole Street. Thank you for your consideration in this matter. Zen rely, nne B. Okamura Hawaii County Program Director EAST HAWAI'l CENTER WEST HAWAI'l CENTER MAUI CENTER KAUA'1 CENTER 290 K.no'ole Street 776403 Nalanl Street 1773-A WIN Pa Loop 4473 Pahe a St.. Suite M - ,,o. H196720 KaAu"ona. Ht 96740 Waduku. H1 96793 Uhu'e. H196766 '^one.(808) 935.5437 Phone (808) 3262828 Phone: (808) 244-1024 Phone. (808)241-3590 `e, (808) 9354684 Fax. (808) 326 2879 Fax. (808) 242.2865 Fax 1808) 241 3593 s Pi- `I C2 REZONING APPLICATION Applicant: Dr. Douglas H. Yamashita TMK: 2-2-023:009 Waiakea, South Hilo District, Hawaii Request: From RS-10 to CN-10 June 29, 1998 COUNCIL COPY DO NOT REMOVE z = 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 6. Real Property Tax Clearance Site plan-- full size (2'x3') (submitted separately) Filing fee (submitted separately) ` j COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Dr. Douglas H. Yamashita APPLICANT'S SIGNATURE: DATE: 630 ADDRESS: 1028 Kinoole Street Suite 101, Hil 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: landowner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: n/a PHONE:(Bus.) (808) 935-7181 (Res.) (Fax) LANDOWNER(S): Douglas H. Yamashita and Yu Jae Yamashita LANDOWNER SIGNATURE(S): DATE:~I DATE: 3o y~g ay be y le r) LANDOWNER(S) ADDRESS: 982 Puku Street, Hilo, HI 96720 REQUEST: From RS-10 To: CN-10 (Existing zoning) (Proposed Zoning) TAX MAP KEY: 2-2-023:009 STREET ADDRESS OF PROPERTY: 1276 Kinoole Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 29,725 sq. fi. AGENT: Roy R. Taketnoto, Land Use Consultant ADDRESS: P.O. Box 10217, Hilo. Hi 96721 TELEPHONE:(Bus.)959-0189 (Res.) (Fax)959-0189 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Aeent COPIES: Applicant (See Instructions on Reverse Side) THIS CHANGE OF ZONE APPLICATION MUST BE ACCOMPANIED BY THE FOLLOWING: 1. A tiling 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 FIRS, Chapter 343, Environmental Impact Statements. 4. An original and twenty (20) copies of a location map. 5. An original and twenty (20) copies of a scale-drawn plot plan 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 the names, addresses and tax map keys of all owners and lessees 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. FORMS - 4/15/97 (f:\wp60\forms\pd\zoneappi.skg) 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 yes, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? n1a 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? n!a 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? M d. Keep it? es e. Other (please state) 1 L ~ 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 1-story medical office with approximately 1,350 s.f of gross floor area. The low-scale size of the building will fit with the surrounding mixed residential- commercial uses. 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 applicant currently leases space in another medical offtce along Kinoole Street. 5. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? 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 along Kinoole Street. The site, currently vacant, was used as a single-family residence. Two lots across from the Site are zoned Commercial Once or Commercial General. The Kinoole Medical Center, which is nearly adjacent to the Site (separated only by a railroad right- of-way), received a Use Permit in a residential zone for a more intensive medical use. The primary tenant in the proposed building will only be one doctor, the applicant. 6. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved'? 7. Is the subject land currently being used for any agricultural 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? NQ 3 a 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 a 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 Siie has heen previouady disturbed by its pass use as a residence. The house was not a historic site. Signature: -i `f y(j2 Puku ita~o 'Ifr/~ Address: Telephone: Date: 5 BACKGROUND AND COUNTY ENVIRONMENTAL REPORT Contents I SUBJECT REQUEST 1.1 Applicant 1 1.2 Project Location 1 1.3 Statement of Objectives and Reasons for Request 2 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 h 3.3 Natural Resources G 3.4 Socio-Economic Characteristics G 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 s 4.3 Alternatives to the Proposed Development s 4.4 Irreversible and Irretrievable Commitments of Natural Resources R 5 AGENCIES CONSULTED R 1 SUBJECT REQUEST 1.1 Applicant The applicant is Dr. Douglas H. Yamashita, one of the fee simple owners of the Site. The Applicant or an entity controlled by the Applicant will lease the Site to the Applicant's medical practice business. 1.2 Project Location The Site is located in Waiakea, South Hilo District, Hawaii, along Kinoole Street where Lono Street intersects with Kinoole Street (between Mohouli and Lanikauila Streets) (see Figs. I and 2). The TMK is 2-2-023:009. The street address is 1276 Kinoole Street. 1.3 Statement of Objectives and Reasons for Request The Applicant requests rezoning from RS-10 to CN-10. The objective is to construct a small medical office building with the Applicant's business as the only tenant. The Applicant currently leases space. The proposed rezoning from RS-10 to CN-10 is consistent with the existing LUPAG Medium Density Urban designation. The Site is across the street from lots zoned Commercial Office and Background and County Environmental Report 1 s Commercial General, and nearly adjacent (separated only by a railroad right-of-way) to a more intensive medical clinic previously permitted by a Use Permit in a residentially zoned district. The Site is uniquely buffered; the triangular lot has rights-of-way on three sides-- Kinoole Street on one side, an abandoned 30'- wide railroad right-of-way on the second side, and a 60'-wide "paper road" extension of the Lono Street right-of-way on the third side. 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 Kinoole Street. Site land area: 29,725 sq. ft. s.f. Proposed floor area: The proposed 1-story building would have gross floor area of 1,350 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: The Applicant's medical practice has 4 employees. Parking arrangement: 12 parking stalls (1 handicapped-accessible stall). Traffic impacts: The approximate number of patient visits averages 4 to 6 patients per hour. The hours of operation are 9 to 5, Monday through Friday, with a lunch break from 12 to 2 p.m. For the 6 hours open to patients, the worst case trip generation would be 36 trips per day, an significant volume relative to the traffic volume along Kinoole Street. Since the existing business is located along Kinoole Street, the traffic generated by this business would shift a few blocks along the same street. 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: Medium Density Urban, which is intended for the following types of uses: Medium Density: Village and neighborhood commercial and residential and related functions (3-story commercial; residential-- up to 35 units per acre).' Zoning: RS-10 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 residences and other businesses 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. 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. • Off-street parking and loading facilities shall be provided. 'General Plan, 1989, §4.M(2). Background and County Environmental Report 3 4 • • 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: The Site meets the standards for commercial zoning while ensuring compatibility with neighboring residential uses: 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 residences, employees and businesses. 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 UTILITIES4 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. • Economic development and improvement shall be in balance with the physical and social 'General Plan, 1989, §4.M(3). 'General Plan, 1989, §4.A. Background and County Environmental Report 4 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 had been demolished years ago. The Site is located at an elevation of approximately 40' above mean sea level. The area receives an average rainfall of 135" annually. The Site is relatively level. The lot is triangular with a street frontage along Kinoole Street of 201.93'. 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 L6 Distance from Coastline: The distance to the nearest point of Waiakea Pond is approximately 3000'. ALISH: urban SCS Soil Type: The soil is Keaukaha extremely rocky muck, 6 to 20% (rKFD) or Olaa extremely stony silty clay loam, 0 to 20% (OID).' The Keaukaha soil type consists of well-drained, thin (<F) 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). The Olaa soil type consists of well-drained, silty clay loams that formed in volcanic ash. Permeability is rapid, runoff is slow, erosion hazard slight, and shrink-swell potential high (although these soils are usually moist, when dried they have high shrinkage but low swelling potential). Both soil types are widespread throughout downtown Hilo. Land Study Bureau Soil Rating: urban 6Heliker, 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 Flood Insurance Rate Map (FIRM) Designation: The Flood Insurance Rate Map designates the Site in Zone X, which means that it is outside the 500-year flood plain.8 Tsunami Evacuation Zone: The Site is outside the Civil Defense Tsunami Evacuation Zone. 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 Site is surrounded by rights-of-way on all sides- an abandoned 30'-wide railroad right-of-way on one side, Lono Street's unimproved 60'-wide right-of-way on another side, and Kinoole Street on the third side. Although zoned RS, the neighbor across the Lone, Street right-of-way is a State office, and the neighbor across the abandoned railroad right-of-way is a medical clinic. Therefore, the Site is buffered and/or surrounded by commercial uses on all sides. Economic Resources of the Area: The competitive advantage of the area is its convenient location to downtown Hilo. Land Values: Rezoning to mixed residential-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. Surrounding Land Use and Zoning: North (towards Mohouli Street, across railroad right-of- way)-- medical clinic (RS-10) South-- State of Hawaii Children's Advocacy Center of East Hawaii (RS-10) East (across Kinoole Street)-- Big Island FCU (CO-10) West (across railroad right-of-way)-- vacant State land (RS- 'Federal Emergency Management Agency, Flood Insurance Rate Map, September 16, 1988, Panel 880. Background and County Environmental Report 6 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 and water usage at an existing medical clinic along Kinoole Street. A meeting was also held with the neighboring Children's Advocacy Center to explain the project. Background and County Environmental Report 9 FIGURES 1. Location Map 2. Tax Map 3. Site Plan 4. Floor Plan and Building Elevation 5. Zoning Map FIGURE 1. Location Map \ r y~ F P.- ~ _ , aaaw fall/ Hilo \ fill Bay Elul ~~~lub~ a .e Nwu4aN ~J` 's wMn K°Walmlxi hall e•.m 3d, w DOLPHIN lsbrrd CT.O r l BAY C°cawr~ •rmkbl / A UULU PUUEOpj S-i 1 lab gar.` Rubin ling \Z a LG'° RRA CAMP Wk~l"a a c c{r w~ Fan fir, 4,wMw 19 A Mmb Lm ~ x+`""~ 19 ix.m qa ifs es r~w,w,x, 3 soa ww.~c a O Fk. ~I ; 't . asm. f \ a is • Y ~ nn ~ am 'i, J •va~'° s ,!A • w Ma . K I o .~.w.aM~. _F_'. . ° ~ + °qy~ , "'i, B ~ Hilo; International Airport ' 4 200 a r.' A Wi!:auw ttt ~-G tai pr ,a l~^-'' J i-s4K~Lt+ e y 11 -y mob"' /General Lyman Field) • CF Q y~ y a 0 L a IBA LTh ` X n Os, ~E `dA Halai d K. a y'i ~aAB ma Ax W 5 Ld ® 'a> e. A \ma, € 5. NE a~ pcca°a 4 Vr Q°d- I 15~ 1 Ed um ~J eP B o r lialxawll • / . $Lh \ rQ KI ne0e 32 51 S \ C~\ h i e y`~ ~ Y pXz~y 5 0~' S _M r d%/\ : \^'4 \ r \9Y F Jy 5 Y/~v W SI _ Q y.. P C y 4 tiB E E si WAIAKEA 3 '.YMCA M F S C I~ i- {III Y • i C.. a fi ° ,xw - _\5 _ AgW. T M. ~ ~ von do wNa / \ xooo d ~ +KS CoOage f§ Jy_ "v~ . o:~• ~ G M4u. 51 SITE 2-2-23:9 Uniersity atakea t ~bHm . $ of awaii rmn gp \E« \ a! Hilo 3 ~jiool _ I.mw i KE t It \ N a \ 'P Ink 2000 51 T Y y aaE \ Oli q Cmror:... C 9 M/" PUAi f Tam t~ MFC . Yy i rc Sf yn K \ E MM'._ t( [{ii . E ' KA AI I I I K.»wa F f~' 45 ~ M 5 5 ~ a xE ~ Mawb _iM"\ ,5 5. tly 7 w a t u' t f sl £ uvr~N 55 ~ "°°'°P110 siibn : w nlg \ _ ZIP ODE FIGURE 2. TMK Map m r y~ r jrj 'xl q e n all x a , i 8 fN^ k di~ ~ Pn• Y9P ~ nS u " E Y{~'~ ~ XAe t All 'ya O y ~itik o37 " Y ~ ~~a it j IF n ni A id ~ } a r Y +f t 3 3 C F3 1; t j " Bid Islaed 31t x j - SITE 15' 7700"/-v 2-2-23:9 © t c w ~9 a trm m Y t t , t; ri •i~ F. sy Gtr inoole Medical k p ~t Agt enter r e, Children's Adv cy Center of East Ha FIGURE 3. Site Plan F w m v 0 +o o-uuraw a1u K. I N O O L E 5 T k F F' ~ a \ f I 4!J11 ICI ~ I Ga Y* ~ I~a V FI ' I x I FIGURE 4. Floor Plan & Building Elevation T i ~I% mm Tmu V N 0 IM N i A CORRIDOR Q A _ m _ ? m a y r m G C) m C~3 Ac ? m ? no CD CD m z m a K 52, -0. /rte v t~ J y •n II ~ ~YYIR- FIGURE 5. Zoning Map 11 1 ~ Y e 1~ x~. 7~ ,d o~ .ere i k ~ 4 " a t Y- 3 i r fin -3'75 1 it , s 75 SITE °T f '1 ' r i i } :t ~ i1q hi !e of l1 ! ,'fi 11 °If ~ ~ I,•ij. f;~ I.j ? is INSERT our • ~ o ra "1: l~ ? RD-3.75 CIS F-IRS-10 r 1~1 ~ i I I~yk f° f!'lil r' h~.l , » n LOT "B" Being a Portion of Grant 9496 to Susumi Yamashita (Lot 1 and Lot 2, Block 83 of Waiakea Houselots, 2"d Series) Waiakea, South Hilo, Island of Hawaii, Hawaii Beginning at the east corner of this parcel of land on the westerly side of Kinoole Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,162.94 feet south and 6,368.54 feet east and running by azimuths measured clockwise from true south: Following along Kinoole Street on a curve to the right with a radius of 20.00 feet, the chord azimuth and distance being: 1. 13° 10' 28.28 feet; 2. 58° 10' 191.27 feet along Lono Street; Thence along a Railroad Right of Way (30 feet wide) on a curve to the right with a radius of 395.28 feet, the chord azimuth and distance being: 3. 191° 45' 29" 306.40 feet; 4. 328° 10' 201.93 feet along Kinoole Street to the point of beginning and containing an area of 29,720 Sq. Ft. M . Kq K9?i ~O uCENSEO A PROFESSIONAL` Y I C 1 ~ LAND i RVEYOR R DNEY M. KAW URA # SURVEYOR No. 2671 * Licensed Professional Land Surveyor Certificate No. 2671 K'AII, VS. April 16, 1998 HILO ENGINEERING, INC. 484 Kalanikoa Street Hilo, Hawaii 96720 Tax Map Key: 3" Div. 2-2-23:09 U) ti } ELI P 0 o, ~ L ti11 4 Q ^ 0 OF Al A. 7 rn ~ ~ N W lCS k0 9 P ELI + p C6 P i LOT B' @' n e 29,720 SO. FT. Q o ^P ti 0 4 ~ z co ~ u ~ ttl l GJ _ R--20.0 3,162.94 S. 58'10' f 191.27 Dry 6,368.54 E. HALAI"A R,3gs 26 LONG STREET TOw.RUERS=- MAP SHOWING LOT 'B' M- KAtp BEING A PORTION OF oq LICENSED Gp GRANT 9496 TO SUSUMI YAMASHITA PROFESSIONAL 9 LAN D (LOT I AND LOT 2, BLOCK 83 OF SURVEYOR No. 2671 WAIAKEA HOUSELOTS, 2nd SERIES) ~kq1 ! 13 s ? WAIAKEA. SOUTH HILO, ISLAND OF HAWAII, HAWAII Tax Map Key: 3rd Div. 2-2-23:09 THIS WORK WAS PREPARED BY Prepared By ME OR UNDER MY SUPERVISION HILO ENGINEERING. INC 484 KALAMKOA STREET HILO, HAWAII 96720 Date April 16. 1998 DWG x .3\DWG\95\4Sd\V DWG toe xo. rrvs~D . 2 23.7 2-2-23:6 2-2-23:31 Big Island Educational FCU Fusae M. Ito Harold & Cora Ito 66 Lono Street 54 Lono Street 54-A Lono Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 2-2-23:8 2-2-23:14 2-2-23:24 Gerald T. & Maria A.G. Araujo Mae Ayako Higashi et al Robert A. Andrade, Tr. 1261 Kinoole Street 67 Kamana Street 1247 Kinoole Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 2-2-23:13 2-2-23:12 2-2-23:11 Masaye Kuwahara Nelson S. Fukuhara, Tr. et al Toshio Ebesugawa, Tr. et al 1243 Kinoole Street 274 Waianuenue Avenue 1232 Kinoole Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 2-2-23:10 2-2-24:29 2-2-24:8 1248 Kinoole Street Gen. Part. Arlene L. Chow Eric R. & Joslyn E. Hoota 1248 Kinoole Street #101 53 Lono Street 325 Kalili Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 2-2-24:28 2-2-24:7 2-2-24:27 Severo & Petrocenia Cordero Cayetano & Rose Gumayagay Minoru & Dorothy Mizuba, Trs. 1303 Kinoole Street 1307 Kinoole Street P.O. Box 2334 Hilo, HI 96720 Hilo, HI 96720 Gardena, CA 90247 2-2-24:21 2-2-24:22 2-4-56:19 Alice L. Shiroma Trust John A. Wagner et al State of Hawaii 1300 Kinoole Street 485 Ainako Avenue 127 Kamana Street Hilo, HI 96720 Hilo, HI 96720 Hilo, Hl 96720 2-4-56:22 2-4-56:2 2-4-56:4 Kamana, Inc. HAHRC Tetsuo & Angeline U. Ogata 50 Wailuku Drive 1099 Waianuenue Avenue 190 W. Lanikaula Street Hilo, HI 96720 Hilo, HI 96720 Hilo, HI 96720 COUNTY OF HAWAII DEPARTMENT OF FINANCE REAL PROPERTY TAX DIVISION 865 Piilani Street Hilo, Hawaii 96720 REAL PROPERTY TAX CLEARANCE (rev.12/96) Date:July 01, 1998 TMK(s): (3) ~2- • 0.93-oof-coc() This to certify that * * * DOUGLAS H. YAMASHITA* (Owner-of-record) has paid all real property taxes due the County of Hawaii up to and including June 30, 1998, By Y~z~~ 1 Torrison, Cashier Real Property Tax Division