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HomeMy WebLinkAboutCOM 1014.000 1996-1998 S~4!M William G. Davis Stephen K. Yamashiro Mmmging Director Mayor Henry Cho • y. Deputy Managing Director (gau tV IIf'ttfun i 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808F961,8211 • 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 "omra. No. b I+ic 7''n._ OCT 0 t 1 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 j 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 Mao Key: 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, ephen K. ashiro Mayor LA918.MAY Enclosures cc: Planning Department 9;IIs 3r3 'r3i3 rtv os.N- J~ Stephen K. Yantashiro Mayor sr es xe (90ixn#g of Wt£uttii PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Ha"ii %720-4252 (M)%1-8288 Fu (808) %1-%15 SEP 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: 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: 1-5-7721 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 State Land Use district from an Agricultural to Urban District and a Change of Zone application changing the district classification from Agricultural (A-la) to Neighborhood Commercial (CN-20) for approximately 1.500 acres of land. The property is located at the corner of the old Keaau-Pahoa Road and Kahakai Road approximately 600 feet west of the Pahoa Bypass Road, Keonepoko Homesteads, Pahoa, Puna, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: State Land Use Boundary Amendment The approval of the reclassification from the State Land Use Agricultural to the Urban District, as well as the Change of Zone of the property from an Agricultural (A-la) to a Neighborhood Commercial (CN-20), will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the Hawaii State Plan, and the County General Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, lands contiguous with existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 future urban use on State or County General Plans." The subject property does conform to this standard as it is situated across from an urban-zoned area. The town of Pahoa is located approximately 3/4 mile from the subject property. The reclassification action would also achieve the following goals, objectives and/or policies articulated in the Hawaii State Plan: * Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations. * Encourage urban developments in close proximity to existing services and facilities. The applicant is concurrently applying for a Change of Zone from an Agricultural (A-la) to a Neighborhood Commercial (CN-20). The request conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area for Urban Expansion. The Urban Expansion Area allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. This request is to allow an urban development, a construction of an auto parts store on the property. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The area under consideration is consistent with the urban form established for this section of Pahoa as depicted on the LUPAG Map. The property is situated approximately 3/4 mile from the urban retail center of Pahoa, and thereby conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and in close proximity to existing services and facilities. The property is or will be provided with all utilities and services which are essential to accommodate urban development. According to the Department of Water Supply, water can be made available from an existing 12-inch waterline along Keaau-Pahoa Road and Kahakai Boulevard fronting the property with a connection size subject to review and approval during the construction design phase of the proposed development. Pahoa Road, fronting the subject property, has an approximate 22-foot wide pavement in good condition. A 4-foot wide paved shoulder with a 5-foot wide grass shoulder exists along the property frontage. A 3 1/2-foot wide AC berm sidewalk exists, on the opposite side of the road. All are within an approximate 50-foot right-of-way. The Department of Public Works will allow no vehicular access onto Pahoa Road. Kahakai Road, also fronting the subject property, has an approximate 18-foot wide pavement in fair condition with approximate 6-foot wide grass shoulders, all within an approximate 50-foot right-of-way. The Department of Public Works recommends that the applicant provide full improvements to the entire frontage along both Pahoa Road and Kahakai Road consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, with drainage provisions, meeting with the approval of the Department of Public Works. The Department of Public Works also notes that the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 minimum standard for a commercial zoned right-of-way width is 60 feet. Electricity and telephone services are or will be made available to the site. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates a majority of the property as Zone X, areas determined to be outside the 500-year flood plain. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the reclassification does meet with the standard which states that the lands included within the Urban District shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." While the subject property is within the State Land Use Agricultural and County's Agricultural (A-la) zoned districts, it is not currently being used for active agricultural purposes. Although there is a guava orchard on the property, it has not been maintained, and the applicant states that he has ceased active agricultural activity. The State of Hawaii ALISH Map does not classify the subject property in any category. The Land Use Study Bureau's Overall Master Productivity Rating for the soils in the mauka area is "E" or Very Poor. Therefore, the reclassification of this approximately 1.5 acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. Furthermore, an Urban classification would complement the existing and future land use patterns of the surrounding properties. Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the Hawaii State Plan. Change of Zone In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. 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 quality growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from an Agricultural (A-la) to a Neighborhood Commercial (CN-20) zoned district will conform to the following goals, policies and standards of the Land Use and Commercial Elements of the General Plan. Land Use Element • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 • Zone urban- and rural- type 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 the neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. Commercial Development • Provide for commercial developments that maximize convenience to users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, commercial and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. • Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • 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. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from Agricultural (A-la) to Neighborhood Commercial (CN-20) conforms to the LUPAG Map, which designates the property as Urban Expansion. This designation allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. Therefore, this proposed request will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Hence, it is determined that the request is consistent with the urban form depicted on. the LUPAG Map. The applicant is concurrently applying to the County of Hawaii for a State Land Use Boundary Amendment from the Agricultural to the Urban District for the property, in conformance with its "Urban Expansion" classification under the County's General Plan LUPAG Map. The Change of Zone application from an Agricultural (A-la) to a Neighborhood Commercial (CN-20) designation would conform with this LUPAG Map classification. While the property is within the State Land Use Agricultural and County's Agricultural zoned districts, it is not currently being used for any active agricultural purpose. Although there is a guava orchard on the property, it has not been maintained, and the applicant states that he has ceased active agricultural activity. The State of Hawaii ALISH Map classifies the subject property as Unclassified. The Land Use Study Bureau's Overall Master Productivity Rating for soil on the property is "E." or Very Poor. Therefore, the reclassification of this 1.5 acre from an Agricultural (A-la) to a Neighborhood Commercial (CN-20) zoned district will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. The applicant intends to sell the property to a buyer who intends to construct the Pahoa Auto Parts store on the site. The proposed development is located approximately 3/4 mile to all necessary urban services and facilities, and will add to the urban core for that area of Pahoa. In addition, directly across Kahakai Road to the north is TMK: 1-5-7:20, a vacant parcel zoned CN-20 which was proposed to be the site of a new Food Fair Supermarket. Effective December 2, 1991, the County Council adopted Ordinance No. 91 116 which changed the district classification from A-1 a to CN-20 for Pacific Hawaiian, Ltd., dba Food Fair Super Market and reclassified approximately 4.901 acres from the State Land Use Agricultural District to the Urban District. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood it is proposed to be located in. The property is located at the corner of the old Keaau-Pahoa Road and Kahakai Road approximately 600 feet west of the Pahoa Bypass Road. Pahoa Road, fronting the subject property, has an approximate 22-foot wide pavement in good condition. A 4-foot wide paved shoulder with a 5-foot wide grass shoulder exists along the property frontage. A 3.5-foot wide asphaltic concrete berm sidewalk exists on the opposite side of the road. All are within an approximate 50-foot right-of-way. The Department of Public Works will allow no vehicular access onto Pahoa Road. Kahakai Road, also Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 fronting the subject property, has an approximate 18-foot wide pavement in fair condition with approximate 6-foot wide grass shoulders, all within an approximate 50-foot right-of-way. The Department of Public Works recommends that the applicant provide full improvements to the entire frontage along both Pahoa Road and Kahakai Road consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, with drainage provisions, meeting with the approval of the Department of Public Works. The Department of Public Works also notes that the minimum standard for a commercial zoned right-of-way width is 60 feet. All other essential utilities and services can or will be made available to the site. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property as Zone X, areas determined to be outside the 500-year flood plain. Thus, the reclassification meets with the standard which states that the lands included within the Urban District shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." Based on the above findings, this request to reclassify the subject property from an Agricultural (A-la) to a Neighborhood Commercial (CN-20) zoned district would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. For your favorable consideration, amendments to the SLU Boundaries Map H-71 for the County of Hawaii and Section 25-8-26 (Pahoa Zone Map), Article 8, Chapter 25 (Zoning Code) are transmitted. We are enclosing copies of the applications and a copy of the staff background for your information. Sincerely, L-4~ Kevin M. Balog, Chapman Planning Commission LTsubo02.PC Enclosures cc: Mr. Sadamu Tsubota Mr. Duane Metcalf Department of Water Supply Department of Public Works Kazu Hayashida/DOT-Highways,Honolulu State Land Use Commission • BTsuba0l.pW- 9/10/98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT SADAMU TSUBOTA STATE LAND USE DISTRICT BOUNDARY AMENDMENT (SLU 984) CHANGE OF ZONE APPLICATION (REZ 98-18) SADAMU TSUBOTA has submitted applications for a State Land Use Boundary Amendment from an Agricultural to Urban District, and a Change of Zone by changing the district classification from Agricultural (A-la) to Neighborhood Commercial (CN-20) for approximately 1.500 acres of land. The property is located at the comer of the old Keaau- Pahoa Road and Kahakai Road approximately 600 feet west of the Pahoa Bypass Road, Keonepoko Homesteads, Pahoa, Puna, Hawaii, TMK: 1-5-7: Portion of 21. GENERAL. INFORMATION 1. Land Ownership: The landowner of the subject property is Sadamu Tsubota. 2. Subdivision Application: Pending in this department is Subdivision Application 98-046 for a consolidation and resubdivision of TMK: 1-5-7: 21 and 60. APPLICANT'S REQUEST 3. Request: The applicant is requesting the Urban District and Neighborhood Commercial (CN-20) designation to sell the property as a commercial zoned parcel. The buyer of the property proposes to construct a 2,000-square foot auto parts store on the property. 4. Conceptual Plan: The proposed auto parts store, which is currently in operation in a leased building in Pahoa, would provide the usual range of auto parts and accessories. The opening of the new store is proposed in 1999. The hours of operation will be approximately 8 a.m. to 5:30 p.m. daily, with shorter hours on Sundays. Access is proposed from Kahakai Blvd. Landscaping would be provided around the perimeter to make the project visually compatible with the major roads surrounding the site. 5. Additional Information: (See Exhibit A - State Land Use Boundary Amendment and Change of Zone Applications) ATTACH. C-1014 (Bills 312 & 313) sw w • STATE AND COUNTY PLANS 6. State Land Use: Agricultural. 7. Hawaii State Plan: Consistency with the following goals, objectives and policies for the economy: * Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations. * Encourage urban developments in close proximity to existing services and facilities. B. General Plan LUPAG Map: Urban Expansion Area, which allows for a mix of high density, medium density, low density, industrial and/or open designations in areas where new settlements may be desirable, but where the specific settlement pattern and mix of uses have not yet been determined. 9. General Plan: The following goals, policies, standards and courses of action of the General Plan. Land Use Element • Designate and allocate land uses in appropriate proportions and mix and m keeping with the social, cultural, and physical environments of the County. • Zone urban- and rural- type 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 the neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with -2- o 1 adjacent zoned uses, availability of public services and utilities, access, and public need. Commercial Development • Provide for commercial developments that maximize convenience to users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, commercial and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. • Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • 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. 10. County Zoning: Agricultural I acre (A-la). 11. SMA: The subject property is not situated within the SMA. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 12. Subject Property: TMK: 1-5-7:21 is an approximately 1.753 acre parcel. The applicant proposes to consolidate TMK: 1-5-7:21 with TMK: 1-5-7: 60 and resubdivide into two lots approximately 1.5 acres (TMK: 1-5-7: por. 21) and 1 acre (TMK: 1-5-7:60) in size. Since the existing parcel will be reduced through consolidation and resubdivision, the subject request is to rezone a portion of TMK: 1-5-7: 21 to CN-20. The subject area is located on the corner of the old Keaau-Pahoa Road and Kahakai Road approximately 600 -3- feet west of the Pahoa Bypass Road. The site is used as a non-maintained guava orchard, and there is a single family dwelling on the property. 13. Topography: Fairly level with slopes of less than 10 percent. 14. USDA Natural Resources Conservation Service's Soil Survey Report: Soils on the site are identified as lava flows, Pahoehoe (rLW), which is a miscellaneous land type with a glassy surface that is relatively smooth. In some areas the surface is rough and broken, and there are hummocks and pressure domes. 15. Land Study Bureau's Detailed Land Classification System: "E" or Very Poor. 16. Agricultural Lands of Importance to the State of Hawaii (ALISH) : Unclassified. 17. FIRM: Zone 'W", area outside the 500-year flood plain. 18. Floral/Faunal and Archaeological Resources: Since the property is already disturbed, it is unlikely that any archaeological features exist on the property nor that it provide a habitat for endangered plants or animal species. 19. Surrounding Zoning/Land Uses: Lands surrounding the subject property are zoned A- la and vacant or in residential uses. Directly across Kahakai Road to the north is TMK: 1-5-7:20, a vacant parcel zoned CN-20 which was proposed to be the site of a new Food Fair Supermarket. Effective December 2, 1991, the County Council adopted Ordinance No. 91 116 which changed the district classification from A-la to CN-20 for Pacific Hawaiian, Ltd., dba Food Fair Super Market and reclassified approximately 4.901 acres from the State Land Use Agricultural District to the Urban District. To the east, west and south are single family dwellings and anthurium farms. PUBLIC FACILITIES AND SERVICES 20. Access: The property is located at the corner of the old Keaau-Pahoa Road and Kahakai Road approximately 600 feet west of the Pahoa Bypass Road. Pahoa Road, fronting the subject property, has an approximate 22-foot wide pavement in good condition. A 4-foot wide paved shoulder with a 5-foot wide grass shoulder exists along the property frontage. A 3.5-foot wide AC berm sidewalk exists on the opposite side of the road. All are within an approximate 50-foot right-of-way. The Department of Public Works will allow no vehicular access onto Pahoa Road. Kahakai Road, also fronting the subject property, has an approximate 18-foot wide pavement in fair condition with approximate 6-foot wide -4- grass shoulders, all within an approximate 50-foot right-of-way. The Department of Public Works recommends that the applicant provide full improvements to the entire frontage along both Pahoa Road and Kahakai Road consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, with drainage provisions, meeting with the approval of the Department of Public Works. The applicant shall construct improvements along the future road widening area with the area subdivided and dedicated to the County. The Department of Public Works also notes that the minimum standard for a commercial zoned right-of-way width is 60 feet. 21. Water: According to the Department of Water Supply, water can be made available from an existing 12-inch waterline along Keaau-Pahoa Road and Kahakai Boulevard fronting the property with a connection size subject to review and approval during the construction design phase of the proposed development. 22. Drainage: The applicant intends to install a drainage system that meets with the approval of the Department of Public Works. 23. Sewage: According to the applicant, the property is currently serviced by a cesspool system. If a different system is required, the applicant intends to comply with the respective State or County agency. 24. Protective Services: The Pahoa police station is approximately .8 miles from the subject property, and the nearest fire station is located approximately .9 miles from the site. 25. Other Utilities/Services, Electricity and telephone are available to the site. A =EN O NTS 26. Police Department (August 4, 1998 Memo): "We have reviewed the above-referenced applications and have no comments or objections to offer at this time." 27. State Department of Health (July 27, 1998 Memo): "The Health Department found no environmental health concerns with regulatory implications in the submittals." 28. Department of Land and Natural Resources (August 18, 1998 Memo): "A site inspection was made of the subject parcel by a Historic Preservation Division -5- staff archaeologist on May 6, 1998. The parcel has been grubbed and graded in the past, making it unlikely that any significant historic sites would remain on the parcel. Currently, the parcel contains a single residence and guava orchard. Because of this past grubbing and grading, we believe that the proposed zone change from agricultural to urban will have "no effect" on significant historic sites. 29. Department of Transportation (September 3; 1998 Letter): "Thank you for your transmittal requesting our review of the subject project. "The subject project is not anticipated to have an adverse impact on our State transportation facilities. "We appreciate the opportunity to provide comments." 30. Department of Public Works: (See Exhibit B - August 11, 1998 Memo) 31. Department of Water Supply: (See Exhibit C - July 31, 1998 Memo) 32. Fire Department: (See Exhibit D - July 30, 1998 Memo) 33. State Land Use Commission: (See Exhibit E - July 29, 1998 Letter) AGENCIES - NO RESPONSE 34. Real Property Tax Office, Department of Land and Natural Resources Land Division, Department of Land and Natural Resources Land Management, Department of Agriculture, Natural Resources Conservation Services and HELCO. APPLICANT'S RESPONSE 35. (See Exhibit F - August 12, 1998 and August 19, 1998 Letters) PUBLIC O NTS 36. The department has not received any public comments or objections on the request. -6- COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: Sadamu Tsubota J APPLICANT'S SIGNATURE: - 1 MAILING ADDRESS PO BX 11 Pahoa, HI 96778 TELEPHONE: (BUS) (HOME) 1965-8087 LANDOWNER'S SIGNATURE: TAX MAP KEY: 3-1-5-7-21 LAND AREA: 1.50 ACRES CURRENT STATE LAND USE DISTRICT CLASSIFICATION:Agricultural REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plans and implementing ordinances, plans and documents; and U. rtie extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2-foot by 3-foot presentation map requested under, B.3 above. 0400q PD 2/26/87 EXHIBIT A L "~Z COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION „ (Type or legibly print the requested information) 7 8 C 9 APPLIC.MM sadamu Tsubota APPLICANT'S SIGNATURE: DATE: ADDF..:=SS: P•o.13ox 11 Pahoa, Hawaii 96778 LIST AI'PLiCANT'S INTEREST IF NOT OWNER: LIST PiUNCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Pi~GNE:(n^^as.) (Res.} te, S ~~CJ " ' (Fax) LANDOWNER(S): LANDOWNER SIGNATUP.L(S) X DATE' 3 a`1 ~1J~ May be by letter) L:'',NI DOWNER(S) ADDRESS: J S- L-'£.r~i; i;~ e RiQUEST: A9iiCultUral (A-1A) TO CN-20 ( xisdr.g zoning) (Proposed Zoning) TAY MAP ICES': 3-1-5- -21 STREET ADDRESS OF PROPERTY: Kahakai Street/Pahoa Road SIZE OF PROPER i 012 AFFECTED txIIEA(S) TO BE REZONED: 1.50 acres 1,Gc.NT: - ADDRESS: (Res.) (Fax) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sadamu Tsubota COPIES: Duane Metcalf Pahoa, Hawaii 96778 (See instructions on Reverse Side). (02~~ r ATTACHMZNT Commercial, RM, Resort, & Industrial PLANNIN; DEPARTbENT CnUNTY 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 zoi%e? NO If Yes, please answer the rest of question 1 and then to c;.je. s won 3. a. How many acres of the requested area do you intend to subdivid°? Sae attached planning report. b. Into what lut sizes? See attached planning report. C. If your request is approved, approximately how long aftur the date of approval do you expect to submit your subdivision plans to the Planning Department fc:r preliminary approval? Irrinediately. If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? U. 5 11 or lease tti. lanj to someone who has tentative piano? C. Shcl or lcasa the land to someone who has no plans? d. it? r f. If you intend to do either a, b, or c, please elaoorate 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. Sec' RTTA(-W b Plrann~hq RG?Df-L Cob ~1c M 4,3 b4-WW . ~CnnansCu of o.a ,p would be. 4PProx LIT&.ts rfofn feZCn,nv g c%pprova.l. 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; tii.atable for construction; and any other information which you feel might help us in evaluating your request. See attached planning report. Also,Mr. Metcalf the proposed Buyer is securing financing form a local lending institution for a construction loan for this project. He would like to begin construction within 60 days of securing all necessary governmental approvals and closing escrow on the property with Mr.Tsubota. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. Please see attached planning report. -2- 5. Have you performed any study which discusses the Lnvironmental impacts your request would nave on the s s ruunding area and/or the County? If so, please elaborate on your findings in the space provided oelow. See attached planning report. 6. Are there any buildings on the subject area? Yes If so, what kind? Single family home. What do you intend to do with those buildings if your request is approved? Existing home to remain. 7. Is the subject land currently being used for any agricultural activitity? No (One time used as orchard). Ir so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No if so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? No if so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x b. Roads x c. Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Public utilities x i. Other x -4- For those checked ,yes,,, please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone suppl ment. Please see attached report. signature - - Address: i.~- v s sr oaf/RK<?y /j~ Telephone: 9~S- YU Date: -T y Ly -5- 6338A/50A P.D. 5/84 STATE LAND USE AND COUNTY CHANGE OF ZONE REQUESTS Agriculture to Urban Agricultural (A-la) to Commercial (CN--20) Tax Map Key: 3-1-5-7-21 Sadamu Tsubota CENF.RAL BA-KGROUND The applicant, Sadamu Tsubota, is requesting a State Land Use boundary amendment form Agriculture to Urban and a County zoning amendment from Agriculture (Ag-la) to Commercial Neighborhood (CN- 20) for the subject property. The subject property consists of 1.50 acres and includes a guava orchard currently in disuse and older 3 bedroom house. It is located within the Keonepoko Iki homestead, Pahoa, District of Puna, Island of Hawaii, the town of Pahoa, at the intersection of Kahakai Boulevard with the Pahoa Road. This request is to enable the applicant to sell the subject property as a commercially zoned (CN-20) parcel. The buyer of L:,,,- newly created 1.50 acre CN-20 property would be Duane R. Metcalf and Pahoa Auto Parts Inc. The town of Pahoa, where the subject prcperty is located is the main community of the lower Luna Listrict. PROJRCT DI?SCRIPTION The buyer of the property, Duane Metcalf, is proposing to construct a 2g00+ square foot Auto Parts Store. The building would be one story and should not exceed 25 feet in height, including the roof line. The sto;e, which is currently in operation in a leased building in Pahoa town would provide the usual range of auto parts and accessori:-s. It is anticipated that the opening of the stcre would be in 1999. The hours of operation are planned for 8am to 5:30pm daily with shorter hours on Sundays. The site is located on the corner of Kahakai Boulevard (a dead end road) and Old Pahoa Road. No access is planned from the Pai.oe road. Access would be via Kahakai Boulevard. Landscaping would be provided around the site to make the project visually compatible with the major roads surrounding the site. It should be noted that Pahoa Auto Parte is the only auto parts store in the area. The closest comparable type of store is located in the town of Keaau, which is about 11 miles away. PROJECT LOCATION The subject property is located along the exten!3ion of Kahakai Boulevard in the Keonepoko Iki Homesteads, Pahoa, District of Puna. The site is bounded by the Old Pahoa Road and adjacent properties; owned by Mr. Tsubota. The property directly across from the subject property on Kahakai Boulevard (Tax Map Key 3-1-5-7-20) has ha,c 4 zoning change from Ag-la to CN-20. The State Pahoa Agricultural Park, which consists of GO .c:.; from 5 to 30 acres in size, is located generally to the East of tt.c subject site across the Pahoa By-Pass Road. Surrounding zoning is A-la accept as previously noted, and is characterized by rural /residential lots and/or uses. The surrounding areas are also within the State Land Use Agriculture District. The nearest commercially-zoned area is located approx 20 feet away on the Keaau side of the subject property on Kahakai Boulevard. The nearest Urban District is situated less than a 7/4 mile away towards Pahoa Town. Major subdivisions located in the general vicinity inclu;l~_ c...~ Hawaiian Beaches, Parks and Shores subdivisions in addition to the town of Pahoa. INSTITUTIONAL, CONSIDERATIONS The State Land use District classification is Agricultu::_ . A State Land Use reclassification is required, and this applicatioc also includes such a reclassificatory action by the County. Cc_-, action is possible, as the site is less than 15 acres. County General Plan. the General Plan Land Use PatCr__n Allocation Guide (LUPAG) Map designates the area for Alternate Urban Expansion uses with a basic designation of Orchard. Under the Alternate Urban Expansion designation, the proposed zoning could be cois-,dered without a General Plan amendment. _Zoning Code. The subject parcel is zoned Agricultural 1-acre by the Hawaii County Zoning code. The request is to rezone area into the Commercial Neighborhood district (CN-20). If the request were approved, all other aspects of the Zoning Code woulc: Le complied with such as height, setbacks, pai;,ing etc. Special Management Area. The site is not within the Special Management Area (SMA). As such, a SMA Use Permit is not required. INFRASTUCTURAL CONSIDERATIONS Roadways/Access. The subject parcel is bounded by the old Pahoa Road and Kahakai Boulevard. Its access would thus be via Kahakai Boulevard. At the proposed entrance to the subject site (Kahakai Boulevard), the right-of-way is 50 feet. The pavement width is about 20 feet and there are grassed shoulders on both sides of the pavement. This road serves as access for two properties owned by Mr. Tsubota and for parcel Tax Map Key 3-1-5-7-20. It is a aead end road. Driveway location and sight distance for proposed project from all affected roadways will meet with the requirements of the Statewide Design Manual. The proposed use is not expected to generate any additional traffic as the business is currently already in operation in Pahoa town and may in fact relieve some of the congestion in the downtov:a area. Water. Water in this area is available from the County water system, individual catchment or a private water company. Water for this proposed Auto Parts store would be made available from the County's water system, which is currently servicing the property. Sewage Disposal. The property is currently serviced by a cesspool system. Should the respective State and/or ccuicy agencies require a different system, the applicant will so comply. Utilities. All other essential utilities (electricity anti telephone services) are available to the project site. Fire/Police Protection. Both services are available to the area. The town of Pahoa is served by the Pahoa Substation of the Hawaii County Police Department in Pahoa town. A fire station is also located in the Pahna town. ENVIROI4MENTAL CONSIDERATIONS Soils. The subject site is currently the site of a orchard and home. The land has previously been dozed and ripped. It is rated "E" or very poor on the Land Study Bureau's Overall Productivity system. It is also not classified on the State's Agricultural Lands of Importance to the State of Hawaii (ALISI1) system. Soils of the area are of the Pahoehoe Lava Series (RLW), which has a glassy face that is relatively smooth. Pahoehoe lava has no soil covering and is typically bare of vegetation except for mosses and lichens. It is moderately drained, with an average slope of 0 to 35 percent. It is regarded as being unsuitable for machine tillability. Based on these ratings of agricultural lands and its present use, as well as the resource being fairly typical of this area, little or no impact is expected on agricultural land resources by the proposed project. It should be noted, however, there is some surrounding agricultural activity in the general vicinity. The State's P,,'roa Agricultural Park is located about 'a mile to the east of t`. subject site and across of the makai side of the Pal:oa By-P~__ Road. The parcel is located at the 350 foot elevation above mean sea level. Annual rainfall averages between 150 to 175 inches annually. P,rainage. The Flood Insurance Rate Map (FIRM) prepared by the U.S. Army Corps of Engineers delineated the area to be in 'Lone an area outside of the 500-year flood plain. Animal/Plant Life. Fauna include mongoose, field mice, rats and domesticated cats and dogs. Local birds include the cardinal, barred and spotted doves, mockingbird, mynah, golden plover, pueo, ricebird, house sparrow and white-eye. Floral characteristics of the site include an old guava orchard currelitly in disuse and being cut down for firewood. Archaeological Features. As mentioned earlier the site has previously been dozed and ripped. Included in this application is a letter of no significant findings form the state archeologist in which nothing of archaeological value was found on the site. JUSTIFICATIONS FOR STATE LAND USE REQUEST Subsectihn 15-15-18 of the Land Use Commission's rules identifies eight (8) standards for determining the boundaries of an urban District. Much of these overlaps with the county's rezoning standards. As such, only a summary of this project's relaticnsh._ to those stan„9ards will be provided. While this area is not necessarily characterized by "city- like" concentrations of people, it is as close to an urban setting one can find in rural communities on the Big Island. From that perspective, it is important to note that an Urban District (the town of Pahoa) is located less than 1/4 mile from the subject site. When taken in the context o the General Plan for this area, the subject site is really a part o the town of Pahoa. Furthermore, it is located in an area close to places of employment and other public services. The subject property is relatively free of any significant and/or insurmountable development constraints. There is no history of flooding or unstable ground or soil conditions. As noted earlier, while it is not contiguous to an U.-ban District, it is part of a logical extension of the Urban area. Trie County General Plan LUPAG map designates this area for Altarnut~ Urban Expansion, suggestion that this is an area logical for further urban type of uses. The development will not contribute towards a scattered land use pattern. Government services will not have to be further extended to this area, as they are already being provided. Finally, although this site will abut an Agricultural District, this development's impacts to the area's agricultural resources should not be overly pronounced. The soil is not unique but instead is generally typical of this area. Then, too, the type of services provided by this request (Auto Parts store) actually help to service some of these agricultural activities in the area. JUSTIFICATIONS FOR COUNTY REZONING REQUEST Conformity to the General Plan LUPAG Map. As noted earlier, the General Plan LUPAG map designates this area Orchard and Alternate Urban Expansion. Under the Alternate Urban Expansion designation, the proposed zoning could be considered. Relationship to Commercial Element of the General Plan._ The General Plan document has a number of applicable land us-- aad commercial policies. These include the following: Land Use - Policies *Zone urban... 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 -~:i--h 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. Land Use - Comme=rcial Development *Goal - provide commercial developments that maximize convenience to users. *Goal - provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. *Policy - Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems... *Policy - Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. *Policy - The development of commercial facilities should be designed to fit into the locale _th minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. *Courses of Action (Puna) - Centralization of commercial activities in Pahoa shall be encouraged. *Courses of Action (Puna) - Appropriately zoned lands shall be allocated as the need arises. The requested zoning and location would not be inconsistent with the aforementioned goals, policies, and courses of action. For one thing, there is already a demand. The Pahoa Auto Parts has been in business in Pahoa for 10 years. The district of Puna is one of the fastest growing populated areas in the State. Although a rural agricultural area, the population has increased due to lower cost (as compared to Keaau and South Hilo) an availability of land and the short commute to hilo town. Hawaiian Beaches, Parks and Shores Subdivisions consists of approximately 3,915 lots within these subdivisions which range from 7,500 to 24,000+ square feet in size with approximately 830 residential structures as of 1988 (Hawaii County Planning Department). There are also other subdivisions in the vicii.ity orchid Lands Estates, Nanawale, Leilani Estates etc. that will ai.5o be served by this project. Reflective of this growth, a new elementary school recently constructed. There is thus a need to have areas sec asic:~z to service the retail need of this area. From a locational perspective, this site would be fulfilling the course of action which calls for centralizing commercial activities to Pahoa. This would be in lieu of spreading such uses to other parts of the lower Pahoa region. There is already a c precedent set with the rezoning of Tax Map Key 3-1-5-7-20 to CN-20, which is located across Kahakai Boulevard approx 30 feet away from the subject property. Then too, this site provides ease of access to not only Pahoa resident, but to surrounding residential communities of Hawaiian Beaches, Hawaiian Shores, and the like. The Pahoa. By-pass Road will facilitate access to this site, especially to the going home" traffic. All of the other basic infrastructure is available, such as water and utilities. It is conceded, however, that in a sense this site does not fit the conventional commercial extension concept. It doesn't amount to an immediate extension of the existing core of Pahoa. However, there is an extenuating circumstance that make this extension difficult to fulfill. This circumstance is the condition of the road that goes through Pahoa Town. The road has varying rights-of-way widths, in certain areas less than 30 feet. Many of the structures are near the roadway, making its widening too costly and unfeasible. This was one of the major factors leading to the construction of the Pahoa By-Pass Road. Short of making major infrastructural improvements, the central core of Pahoa town is incapable of accommodating this need. And a retention of the conventional land use approach (in this particular instance) of allowing commercial uses to occur only as extensions of the central core may not be in the best interest of the community. Nonetheless, the site is still regarded as being a part of the town of Pahoa; and to that extent, it will help implement the General Plan Course of Action - to focus commercial activities to the town of Pahoa. Compatibility with Surrounding Area. The proposed use will alter the character of the area, as the site was used as a residence/orchard. There are scattered homes in the immediate area. Through design and landscaping, this proposed development would not be an unreasonable use in this area. There are presently small rural-type stores in Pahoa Town and the general Puna area for the residents. Major shopping areas are located in the towns of Keaau and Hilo, approximately 11 and 20 miles to the north of Pahoa town. Agricultural Impact. Based on ratings and comparison of agricultural lands and its present use, little of no impact is expected on agricultural land resources by the proposed project. No Added Infrastructural Burdens. All essential utilities and services could be made available to the surrounding development. For,dw.-ils. Traffic generated would not have an adverse impact on the local roadway system. No On-Site Development Issues. There are no known rare or endangered plant or animal life on the subject prr_,perty. There area also no known historical sites on or within the general area of the subject property. No history of flooding or drainage problems are associated with the property. ;D~. b1~IlAA11H J. AYC[ANO r MICI( L D. WILSON, OIAIIIlCILwN i/ 1, GOVIRNORO HAWAII BOARD OF LANG AND NATURAL R(SOUNCES Dvunu r [ QILSEAT CWOM AOARAN AQUACRATVI[[D[ OIMUIT P OORAA( STATE OF HAWAII AQUATIC AESOUICES GONSEAVATION AND DEPARTMENT OF LAND AND NATURAL RESOURCES RESOURCES ENFOACEM00 CONVEYANCES STATE HISTORIC PRESERVATION DIVISION FORESTRY AND VALWFF 33 SOUTH KING STREET, 6TH FLOOR HISTORIC PRESERVATION HONOLULU, HAWAN 06813 DIVISION EANO VMS" STATE IRKS May 20, 1998 WATER AM LAND DEVUAFUMT Mr. Dewey Metcalf LOG NO: 21525 r P.O. Box 967 DOC NO: 9805MS10 Pahoa, Hawaii 96778 Dear Mr. Metcalf: SUBJECT: Site inspection of 1.7 acre parcel for proposed change of zone application Keonepoko Homesteads, Puna, Hawaii Leland TMK:(3)1-5-007:021 At the request of Ms. Marjorie Chase, a site inspection was made to the subject parcel by State Historic Preservation Division staff archaeologist Marc Smith on May 6, 1998. Currently the parcel is being used as a guava orchard. There is also a residence on the parcel. Because the parcel was previously bulldozed it is unlikely that any significant historic sites would remain on the parcel. We feel that the proposed rezoning would have "no effect" on significant historic sites. If you should have any further questions, please contact Patrick McCoy at 587- 0006 (Honolulu), or Marc Smith at 933-0482 (Hilo). Aloha, N HIBBARD, Administrator State Historic Preservation Division MS:amk c. Virginia Goldstein, County of Hawaii Planning Department LIST u_ ADJACENT PROPERTY OWNERS TMK 3-1-5-7-21 TMK 3-1-5-7-60 TMK 3-1-5-7-22 Sadamu Tsubota Hawaii Assemblies of God INC PO Box 11 PO Box 575 Pahoa, HI 96778 Hilo, HI 96721 TMK 3-1-5-7-20 TMK 3-1-5-7-5 Kaneshiro S Sons Ent LTD William Abraham 1990 Kinoole ST HCR1 BX 4686 Hilo, HI 96720 Keaau, HI 96749 TMK 3-1-5-7-7 TMK 3-1-5-7-6 NHS Inc. Harold M. Kawai 1129 Waialeale P1. PO Box 407 Hilo, HI 96720 Pahoa, HI 96778 TMK 3-1-5-7-70 Kuwahara Family Partners PO Box 442 Pahoa, HI 96778 TMK 3-1-5-7-69 B K Exotics Inc, PO Box 421 Pahoa, HI 96778 TMK 3-1-5-7-59 Sidney Tsubota ETAL Wilfred Horie 3336 Hanover Ave Dallas, TX 75225-7641 TMK 3-1-5-7-61 Chong Hayashi ETAL PO Box 626 Pahoa, HI 96778 TMK 3-1-5-7-54 Mitsuo/Takimi Miyatake POBOx 452 Pahoa, HI 96778 Kh1inKAI.,BLVD ~ / / KA ' I:AI BL `r _ DEA F.ND \ \ \ S E" SITE\% ` sr-APPKOXIMAT ' A N F BY-PASS RDA.D Sa A-lo A-la A-la ` IO A-le ` ~ o HS-5 A-1a A-Sa\ 3v-IS 15 "r ; V-V A-la RS RM-2" R 10 ' 0 q-la / A-1a \ RS-10 ov. I, h V rQ~ s~94eVe tau .0 or t .4 U 16 w O ~ it in N T' -A Oki 4) N .1. 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(t', 1 .!^,?=+I?lTp;,e;r' ,_~''~~t'[ a• +.~1 r a. ~,w t, :ti •7`•, ~~1Y •yr~.•~,• ..y • .5'C a' A A I: A I. 111 ::IaM 1_^ b '/~i :.{R. a•1 Ja ~4'•Tlii `p( b~p'~ HAV ASH, ft 62q6,15 219 °7 moron rcu °i ~s pEp_ P~pA.M / / / mi °B 2 ¢ yi yd a W sky ~5 C ~I U N \ Gco U Q U N A o s 00U) ~V \ H N F Q z J J 0 \ J 0 03 Q m za' V~ W J \ Fn 10 0 00- m oo J \ 4j (nn0Qcn C-4 4,~ 1 UJ w S \ ( $ Q~ _r 0 o a z i cv 31. Ln QUCV OQ Y OD \ n Z oo LO . G e. u OJO x0~M 0 U- Z O8 O O so~< m8 o s~° g Nmd< 3+bm ~ 199.7° . Z vi ism / ~o~~ PPNpP Sm 66 ]FIT g~Q$ q L. ~Y ssT'E yevG~ r a ~''M ? 6 b ~ DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII J DATE : August 11, 1998 2&W444044`st TO PLANNING DEPARTMENT n -a FROM ,,4NGI IN ISION SUBJECT CHANGE OF ZONE APPLICATION (REZ 98-18) Applicant: SadamuTsubota Location: Keonepoko, Puna, Hawaii - TMK: 3 / 1-5-7: 21 ' O 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. Comply with minimum setback requirements for the one-story residence. 2. All development generated runoff shall be disposed on-site and shall not be directed toward any adjacent properties. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. Comments and requirements concerning the intersection of Pahoa Road and Kahakai Road, which is under the jurisdiction of the Hawaii Department of Transportation (HDOT), shall be directed to the HDOT. Comments and requirements concerning Pahoa Road and Kahakai Road, fronting the subject property, can be directed to the DPW. 5. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. 6. The applicant shall provide adequate off-street parking, and a turnaround before entering the County road right-of-way. 7. The applicant shall remove all encroachments within the County road right-of-ways; i.e., fence, rock wall, plantings, etc. 8. Provide future road widening radius and setbacks along Pahoa and Kahakai Roads meeting with the General Plan and the Planning Department. EXHIBIT Memorandum August 11, 1998 Page 2 of 2 9. The minimum standard for a commercial zoned right-of-way width is 60-ft. 10. Pahoa Road, fronting the subject property, has an approximate 22-ft. wide pavement (in good condition). A 4-ft. wide paved shoulder with a 5-ft. wide grass shoulder exists along the property frontage. A 3.5-ft. wide AC-berm sidewalk exists on the opposite side of the road. All these features are within an approximate 50-ft. right-of-way. We will allow no vehicular access onto Pahoa Road. DPW recommends that the applicant provide full improvements to the entire frontage along Pahoa Road consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, with drainage provisions, meeting with the approval of the DPW. The applicant shall construct improvements along the future road widening area with the area subdivided and dedicated to the County. 11. Kahakai Road, fronting the subject property, has an approximate 18-ft. wide pavement (in fair condition), with approximate 6-ft. wide grass shoulders, all within an approximate 50-ft. right-of-way. DPW recommends that the applicant provide full improvements to the entire frontage along Kahakai Road consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, with drainage provisions, meeting with the approval of the DPW. The applicant shall construct improvements along the future road widening area with the area subdivided and dedicated to the County. 12. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. 13. The applicant shall complete the subdivision of Lot 8-C-4 (93 sq. ft. at the radius area), along with the improvements, and dedicate it to the County. 14. Comments and conditions, for TMIK: 1-5-7: 20, in our memorandums and letters dated June 14, 1990, October 8, 1990, and August 30, 1991 (attached), and Change of Zone Ordinance No. 91-116 applies. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY ' C i ¢l~nn I'. June 14, 1990 MR EDWARD K HARADA MANAGER M & E PACIFIC IN'C 100 PAUAHI ST SUITE 212 HILO HI 96720 SUBJECT: PAHOA FOOD FAIR - TRAFFIC IMPACT ANALYSIS REPORT (T.I.A.R.) Location: Puna, HI We have reviewed the subject report and we suggest that Pahoa Road be chanpedized with a left turn storage lane. (b m ROBERT K. YANABU, Division Chief Engineering Division D'HN: so cc: Traffic DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE October B, 1990 ~,~emo~anafum TO Planning Director 00FA FROM Robert K. Yanabu, Division Chief Engineering Division SUBJECT: State Land Use Boundary Amendment (SLU 90-6) Change of Zone Application (R 90-33) Ag to Urban Applicant: Pacific Hawaiian, Ltd. dba Food Fair Location: Puna, HI DIK: 1-5-7: 20 We have reviewed the subject application and our comments are as follows: 1. Building shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed on site and shall not be directed toward any adjacent properties, 3. Applicant shall be informed that if drywells are included in the subject improvements, Chapter 23, Underground Injection Control (UIC), Administrative Rules, Dept. of Health, prohibit any person from operating, constructing or modifying an injection well (drywell) unless authorized by a permit issued by the Director of Health, State of Hawaii. 4. Provide a left-turn storage lane at the Pahoa Road. DHM:sah DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE August 30, 1991 ~,~emo~sanatum t TO Plannincc, tirectur - , FROM Robert K. Yanabu, Uivisiun Chiet, ngimeering Div ion SUBJECT: STATL LANb USL BOUNDARY Ai•1ENDMENT (SLU 90-6) Change of Zone Application (k 9G-is) Applicant: Pacific Hawaiian, Ltd. dba Food Fair Location: Puna, Havaii Ti,4% : 1-b-7: 20 If this zippiicetiun rrere to be approveu, then :.e feel that scr,e improvements to the existing roan shoulu be done. The existint, &1,i:kai buulevzm f,1c.ht-oi4,dy is 50'. the existing, pavev:,unt beiween eoge of paverent striping is 18' wide with 1 1/2' of Paved smoulders. Inc rinirmr.. Lcvercial street sectior, ter an urban area is a 60' right-of-way witl+ curbs, ,utters anti sioe%~zlks. ite SLO',eSt tmat cures, cutters and sicu,alhs O thin a tully traded bL' right-ot-way be constructeu. This woulu conform to R-32 of the Stanuard Uctails ter cA nor streets. Provide a 25' radius par-cc) of lams at the intersection of rar;ai;ai Ooulevard and the old Keaau-Pahoa Road. Relocate utilities, as necessary, to construct the cor,r.,ercial stancara road. Ohi is byf cc: EkG TRF n n DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET • HILO. HAWAII 96720 TELEPHONE (808) 981.9660 FAX (908) 961-6657 July 31. 1998q O v i Mr. Sadamu Tsubota LP P.O. Box 11 r. Pahoa. HI 96778 STATE LAND USE BOUNDARY AMENDMENT APPLICATION NO. 98-004 REQUEST: AGRICULTURAL TO URBAN (AG-1a TO CN-20) ?LHANGE OF ZONE APPLICATION NO. 98-018 APPLICANT - SADAMU TSUBOTA TAX MAP KEY 1-5-007:021 The application request was forwarded by the Planning Department to this office for our review. Based on the prevailing water situation in the area, water can be made available from an existing twelve (12)-inch waterline along Keaau-Pahoa Road and Kahakai Boulevard fronting the property with a connection size subject to review and approval during the construction design phase of your proposed development. However, prior to issuing a water commitment to the proposed development, the following are requested: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's -Water Commitment Guidelines Policy," a copy of which is attached, a water commitment deposit must be remitted. You will be informed of the deposit amount upon final determination of the submittal required in Item 1. Upon completion of the above requirements. an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. 07330 / EXHIBIT' Water brings progr¢d6... { Mr. Sadamu Tsubota Page 2 July 31. 1998 Please keep in mind that this letter shall not be construed as a water commitment. In other words. unless a water commitment is officially effected. water availability is subject to change depending on the water situation. Should there be any questions, please call our Water Resources and Planning Branch at 96~1-8660. Milton D. Pavao. P.E. Manager WA:gms Att. copy - Planning Department ? suji U Nelson M. T Stephen K. Yamashiro t,re ch,ej Mayor EdwardButnatav Depury FVe Chuj (IIuuutg of 4,74ainaii FIRE DEPARTMENT M Kilauea Avenue • Mall Lane, Room6 • Hilo, Hawaii 96720-4239 (809) %1-8297 • Fax (SOB) 961-82% July 30, 1998 p 9 To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION i (SLU 98-4) REQUEST: AGRICULTURAL TO URBAN ~O CHANGE OF ZONE APPLICATION (REZ 98-18) APPLICANT: SADAMU TSUBOTA TAX MAP KEY: 1-5-7:21 Water supply shall be in accordance with UFC 10.301: "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform a~~"oo& Fire Code Standards do not apply. EXHIBIT 0'721 P To: Virginia Goldstein, Planning Director Page 2 July 30, 1998 "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers.. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shallbe subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." Premises identification shall be in accordance with UPC Section 10.208: "Sec. 10.208. (a) General. Approved numbers or addresses shall be placed on all new and existing buildings in such position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. "(b) Street or Road Signs. When required by the chief, a street or road shall be identified with approved signs." To: Virginia Goldstein, Planning Director Page 3 July 30, 1998 Fire extinguisher shall be in accordance with UFC Standard 10-1. NEL ~ Fire Chief NMT/mo ~ or h~k BENJAMIN J. CAYETANO ESTHER UEOA ~+OVEXI,ON ~1r~+~ Ex£CUTVE LciK'[i STATE OF HAWAII DEPARTMENT OF BUSINESS, ECONOMIC DEVELOPMENT & TOURISM LAND USE COMMISSION P.O. Box 2359 Honolulu, HI 96804.2359 Telephone: 808.587-3822 Fax: 80B-587-3827 July 29, 1998 y Me. Virginia Goldstein, Director Planning Department CID. County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: State Land Boundary Amendment Application (SLU 98-4); Change of Zone Application (REZ 98-18) Sadamu Taubota Tax Man Rev No.: 1-5-07: 21 We have reviewed the subject applications as transmitted by your memorandum dated July 24, 1998, and have the following comments to offer: 1) We confirm that the subject parcel, identified as TMK: 1-5-07: 21, is within the State Land Use Agricultural District. 2) We note that the adjacent parcel, identified as TMK: 1-5-7: 20, is within the State Land Use Urban District pursuant to ordinance 91-115. The ordinance approved SLU 90-6/Pacific Hawaiian, Ltd. dba Food Fair Super Market and reclassified approximately 4.901 acres from the State Land Use Agricultural District to the Urban District on December 2, 1991. Therefore, the nearest Urban District is directly across the road from the subject parcel and not approximately 4-mile towards Pahoa town as stated in the petition. We have no further comments to offer at this time. Thank you for the opportunity to provide comments on the subject applications. If you have any questions in regards to this matter, please feel free to contact me or Leo Asuncion of my staff at 587-3822. Sincerely, ESTHER UEDA' Executive officer EU:th EXHIBIT 07188 E rat 12, 1998 aR ~1'uG ILI ,Dun=y of Hawaii --ann-ng Department )iM• _o Hawaii 96720 S-a-e Land Use Boundary Amendment Application (SLU 98-4) Request: Agricultural to Urban -`mange of Zone Application (REZ 98-18) Recr:ast: A-1a to CN-20 applicant: Sadamu Tsubota "MK 3-1-5-7-21 =n response to your letter dated August 5, 1998, the proposed buyer of the property intends to comply with the conditions outlined by -::e dire Department's letter dated July 30, 198. As per a letter natsd July 31, 1998 from the Department of Water Supply, at this -:ne water can be made available from an existing 12-inch waterline alora Keaau-Pahoa Rd and Kahakai Blvd fronting the property. The availability of water along with installed fire protection devises should satisfy the Fire Department's concerns. The Buyer intends -o work with the agency to comply with their requests. Sadamu \Tsubota CC: Hawaii county Fire Dept EXHIBIT P il f ' QA °JG 24 PM 2 17 August 19, 1999 COUNTY F NAwimI County of Hawaii Planning Department Hilo, Hawaii 96720 Re: State Land Use Boundary Amendment Application Request Agricultural to Urban Change of Zone Application Request A-lo to CN-20 Applicant: Sadamu Tsubota Tax Map Key: 3-1-5-7-21 In response to your letter dated August 14, 1998 with comments from the Department of Public Works, Engineering Division; after reviewing the letter, the Buyer'of ¦y property would like to make the following commentst The Buyer intends to work closely with the county and state agencies to comply with codes and concerns of all agencies involved. However, the Buyer feels that the recommendations by the engineering department are excessive considering the type of business (Auto Parts Store) being proposed. The business is currently in operation less than a mile away from this location. The amount of traffic generated at this time is approximately 90 cars per day. The recommendations from the engineering department are based on the Food Fair development that was proposed for the property across Kahakai Boulevard (Tax Map Key 3-1-5-7-20). In the traffic impact analysis done on that property the estimate was for approximately 280 trips per hour. This is clearly a such heavier use than the Auto Parts Store would generate and would place a heavy burden on the Buyer of this property to comply, so such so that it would make the project unfeasible. The Buyer hopes that there may be some consideration given to the difference in traffic use. The project will benefit the general public and alleviate some of the congestion which is a problem in downtown Pahoa. While they realize traffic concerns need to be addressed they hope some consideration can be given to the size of their project and the rural nature of the area. Sincerely, -~Sada u~ s dta cc: County Planning Engineering Department COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: Sadamu Tsubota APPLICANT'S SIGNATURE: MAILING ADDRESS PO BX 11 ` O Pahoa HI 96778 TELEPHONE: (BUS) (HOME) 965-8087 LANDOWNER'S SIGNATURE: TAX MAP KEY: 3-1-5-7-21 LAND AREA: 1.50 ACRES CURRENT STATE LAND USE DISTRICT CLASSIFICATION:Agricultural _ REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not. limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plans and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2-foot by 3-foot presentation map requested under, B.3 above. 0400q PD 2/26/87 COUNTY OF HAWAII PLANNING DEPARTMENT C..,,NGE OF ZONE APPLICATION (Type or legibly print the requested infor* tti 8 11 Sadamu Tsubota :`.T'SSIGN.gTLRE:-~ DA: ~ Z 6 - ~ 3 TE P.O.Box 11 Pahoa, Hawaii 96778 LIST t,.'i'LiCANT'S INTEREST IF NOT OWNER: s T =.'.L(S) INCLUDING NAMES OF MAIN OFFICERS: (Res.) `1tvS PTO - (Fax) L .isl? a~ SIGiIr1TLTRE(S) - ~ DATEx 3 ~q/ %J' X May be by letter) L'L .u ri\.ADDRESS: 1 Jam- /~/~i /1Ci1i.! • i~ L~~ Agricultural (A-1A) TO CN-20 (LIAismg caning) (Proposed Zoning) 1:.Ey: -j-1-5-7-21 ST, iii' hDDRESS OF PROPERTY: xahakai Street/Pahoa Road I':?TY OR AFFECTED AREA(S) TO BE REZONED: 1.50 acres (Res.) (Fax) r, s rc to whorl original correspondence and copies should be sent. 6i"GIN.i L: Sadamu Tsubota COPIES: Duane Metcalf V.0.5ox 130T Pahoa, Hawaii 96778 (See Instructions on Reverse Side) e ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTP£NT COUNTY OF HAWAII APPLICATION FOR CHANCE OF ZONE Ir your request is approved, do you intend to subdivide sucj;,;t land in accordance with the approved change u r zone? NO If v>s, please answer the rest of question 1 and then to 3. a. How many acres of the requested area do you intend to subdivide? See attached planning report. b. Into what lot sizes? See attached planning report. C. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department For preliminary approval'?, Immediately. If you intend to subdivide, please submit a preliminary sch_motiC suodivision plan together with your change of ::ane application form. if you nave no firm plans of subdividing the subject area, c.; y,;u intend to: u. Sell or lease the land to someone who has firm plans? b. Sall or lease the land to someone who has tentative plar,c? C. cell or lease the land to someone who has no plans? it? ocher (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. Sec A'[TACH6b P`Anr%inq. ?,GPON- CjAr) 2'lc M 43 bela..~ . 'Tro,ns(er of ow ,10 would be 4Pprme 4S8rnys ~Ivom fe2nn,n8 ct pprovcLk. 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. See attached planning report. A1so,Mr. Metcalf the proposed Buyer is securing financing form a local lending institution for a construction loan for this project. He would like to begin construction within 60 days of securing all necessary governmental approvals and closing escrow on the property with lir. Tsubota. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. Please see attached planning report. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? If so, please elaborate on your findings in the space provided oelow. See attached planning report. 6. Are there any buildings on the subject area? Yes If so, what kind? Single family home. What do you intend to do with those buildings if your request is approved? Existing home to remain. 7. Is the subject land currently being used for any agricultural activitity? No (One time used as orchard). If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No if so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? No if so, what kind.> Is the road adequate for the proposed traffic volume or load? Yes 10. what sort of governmental assistance and/or improvements do you feel will be needed in the subject area.when developed? Yes No a. Schools x b. Roads x c. Sewer x d. Drainage x e. Pc4ice Protection x f. Fi;e Protection x Recreational Facilities x In. Public utilities x i. Other x -4- For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. Please see attached report. Signature-~- - Address: i.s- s fr k:!AHS7rJqy Telephone: 9~s- YU Date: -5- 6338A/50A P.D. 5/84 STATE LAND USE AND COUNTY CHANGE OF ZONE REQUESTS Agriculture to Urban Agricultural (A-la) to Commercial (CN-20) Tax Map Key: 3-1-5-7-21 Sadamu Tsubota GENERAL BACKGROUND The applicant, Sadamu Tsubota, is requesting a State Land Use boundary amendment form Agriculture to Urban and a County zoning amendment from Agriculture (Ag-la) to Commercial Neighborhood (CN- 20) for the subject property. The subject property consists of 1.50 acres and includes a guava orchard currently in disuse and older 3 bedroom house. It is located within the Keone:LUko Iki homestead, Pahoa, District of Puna, Island of Hawaii, the town of Pahoa, at the intersection of Kahakai Boulevard with the Pahoa Road. This request is to enable the applicant to sell the suL;c;ct property as a commercially zoned (CN-20) parcel. The buyer of the newly created 1.50 acre CN-20 property would be Duane R. Metcalf and Pahoa Au.:o Parts Inc. The town of Pahoa, where the subject property is located is the main community of the lower Puna District. PROJECT DESCRIPTION The buyer of the property, Duane Metcalf, is proposing to construct a 2000+ square foot Auto Parts Store. The building would be one story and should not exceed 25 feet in height, including the roof line. The store, which is currently in operation in a leased building in Pahoa town would provide the usual range of auto parts and accessories. It is anticipated that the opening of the store would be in 1999. The hours of operation are planned for Sam to 5:30pm daily with shorter hours on Sundays. The site is located on the corner of Kahakai Boulevard (a dead end road) and Old Pahoa Road. No access is planned from the Pahoa road. Access would be via Kahakai Boulevard. Landscaping would be provided around the site to make the project visually compatible with the major roads surrounding the site. It should be noted that Pahoa Auto Parts is the only auto parts store in the area. The closest comparable type of store is located in the town of Keaau, which is about 11 miles away. PROJECT LOCATION The subject property is located along the extension of Kahakai Boulevard in the Keonepoko Iki Homesteads, Pahoa, District of Puna. The site is bounded by the Old Pahoa Road and adjacent properties owned by Mr. Tsubota. The property directly across from the subject property on Kahakai Boulevard (Tax Map Key 3-1-5-7-20) has hFd a zoning change from Ag-la to CN-20. The State Pahoa Agricultural Park, which consists of 60 lots from 5 to 30 acres in size, is located generally to the East of the subject site across the Pahoa By-Pass Road. Surrounding zoning is A-la accept as previously noted, and is characterized by rural /residential lots and/or uses. The surrounding areas are also within the State Land Use Agriculture District. The nearest commercially-zoned area is located approx 20 feet away on the Keaau side of the subject property on Kahakai Boulevard. The nearest Urban District is situated less than a 2/4 mile away towards Pahoa Town. Major subdivisions located in the general vicinity include the Hawaiian Beaches, Parks and Shores subdivisions in addition to the town of Pahoa. INSTITUTIONAL CONSIDERATIONS The State Land use District classification is Agricultural. A State Land Use reclassification is required, and this application also includes such a reclassificatory action by the County. County action is possible, as the site is less than 15 acres. County Qeneral Plan. the General Plan Land Use Fattern Allocation Guide (LUPAG) Map designates the area for Alternate Urban Expansion uses with a basic designation of Orchard. Under the Alternate Urban Expansion designation, the proposed zo.i;ng could be cons.ldered without a General Plan amendment. Zoning Code. The subject parcel is zoned Agricultural 1-acre by the Hawaii County zoning code. The request is to rezone said area into the Commercial Neighborhood district (CN-20). If the request were approved, all other aspects of the Zoning Code would be complied with such as height, setbacks, parking etc. Special Management Area. The site is not within the Special Management Area (SMA). As such, a SMA Use Permit is not required. f INFRASTUCTURAL CONSIDERATIONS Rt~adwavs/Access. The subject parcel is bounded by the old Pahoa Road and Kahakai Boulevard. Its access would thus be via Kahakai Boulevard. At the proposed entrance to the subject site (Kahakai Boulevard), the right-of-way is 50 feet. The pavement width is about 20 feet and there are grassed shoulders on both sides of the pavement. This road serves as access for two properties owned by Mr. Tsubota and for parcel Tax Map Key 3-1-5-7-20. It is a dead end road. Driveway location and sight distance for proposed project from all affected roadways will meet with the requirements of the Statewide Design Manual. The proposed use is not expected to generate any additicnal traffic as the business is currently already in operation in Pahoa town and may in fact relieve some of the congestion in the downtown area. Water_ Water in this area is available from the County v: c r system, individual catchment or a private water company. Water Lo_ this proposed Auto Parts store would be made available from County's water system, which is currently servicing the prope::~y. Sewace Disposal. The property is currently serviced by a cesspool system. Should the respective State and/or county agencies require a different system, the applicant will so comply. Utilities. All other essential utilities (electricity and telephone services) are available to the project site. Fire/Police Protection. Both services are available to t::e area. The town of Pahoa is served ry the Pahoa Substation of L:.e Hawaii County Police Department in Pahoa town. A fire static- also located in the Pahoa town. ENVIRONMENTAL CONSIDERATIONS Soils. The subject site is currently the site of a orchard and home. The land has previously been dozed and ripped. Ic is rated "E" or very poor on the Land Scudy Bureau's Ov2ra 1 Productivity system. It is also not classified on the .SLaL'e's Agricultural Lands of Importance to the State of Hawaii (ALiSti) system. Soils of the area are of the Pahoehoe Lava Series (RLW), which has a glassy face that is relatively smooth. Pahoehoe lava has no soil covering and is typically bare of vegetation except for mosses and lichens. It is moderately drained, with an average slope of 0 to 35 percent. it is regarded as being unsuitable for machine tillability. e Based on these ratings of agricultural lands and its present use, as well as the resource being fairly typical of this area, little or no impact is expected on agricultural land resources by the proposed project. It should be noted, however, there is some surrounding agricultural activity in the general vicinity. The State's Pahoa Agricultural Park is located about 'a mile to the east of the subject site and across of the makai side of the Pahoa By-Pass Road. The parcel is located at the 350 foot elevation above mean sea level. Annual 7ainfall averages between 150 to 175 inches annually. Drainage. The Flood Insurance Rate Map (FIRM) prepared by the U.S. Army Corps of Engineers delineated the area to be in Zone X, an area outside of the 500-year flood plain. Animal/Plant Life. Fauna include mongoose, field mice, rats and domesticated cats and dogs. Local birds include the cardinal, barred and spotted doves, mockingbird, mynah, golden plover, pueo, ricebird, house sparrow and white-eye. Floral characteristics of the site include an old Guava orchard currently in disuse and being cut down for firewood. Archaeological Features. As mentioned earlier the site has previously been dozed and ripped. Included in this application is a letter of nQ significant findings form the state archeologist in which nothing of archaeological value was found on the site. JUSTIFICATIONFOR STATE LAND USE REQUEST Subsection 15-15-18 of the Land Use Commission's rule_- identifies eight (8) standards for determining the boundaries of urban District. Much of these overlaps with the county's rezoning standards. Ara such, only a summary of this project's relationship to those stanlards will be provided. While this area is not necessarily characterized by "city- like" concentrations of people, it is as close to an urban setting one can find in rural communities on the Big Island. From that perspective, it is important to note that an Urban District (the town of Pahoa) is located less than 1/4 mile from the subject site. When taken in the context o the General Plan for this area, the subject site is really a part o the town of Pahoa. Furthermore, it is located in an area close to places of employment and other public services. c The subject property is relatively free of any significant and/or insurmountable development constraints. There is no history of flooding or unstable ground or soil conditions. As noted earlier, while it is not contiguous to an Urban District, it is part of a logical extension of the Urban area. The County General Plan LUPAG map designates this area for Alternate Urban Expansion, suggestion that this is an area logical for further urban type of uses. The development will not contribute towards a scattered land use pattern. Government services will not have to be further extended to this area, as they are already being provided. Finally, although this site will abut an Agricultural District, this development's impacts to the area's agricultural resources should not be overly pronounced. The soil is not unique but instead is generally typical of this area. Then, too, the type of services provided by this request (Auto Parts store) actually help to service some of these agricultural activities in the area. JUSTIFICATIONS FOR COUNTY REZONING REQUEST Conformity to the General Plan LUPAG Map_ As noted earlier, the General Plan LUPAG map designates this area Orchard and Alternate Urban Expansion. Under the Alternate Urban Expansion designation, the proposed zoning could be considered. Relationship to Commercial Element of the General Plan The General Plan document has a number of applicable land use and commercial policies. These include the following: Land Use - Policies *Zone urban... types of uses in areas with ease of access to community services and employment ce:iters 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. Land Use - Commercial Development *Goal - provide commercial developments that maximize convenience to users. *Goal - provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. *Policy - Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems... *Policy - Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. *Policy - The development of commercial facilities should be des4gned to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns -hall be incorporated into the review of such developments. *Courses of Action (Puna) - Centralization of commercial activities in Pahoa shall be encouraged. *Courses of Action (Puna) - Appropriately zoned lands shall be allocated as the need arises. The requested zoning and location would not be inconsistent with the aforementioned goals, policies, and courses of action. For one thing, there is already a demand. The Pahoa Auto Parts has been in business in Pahoa for 10 years. The district of Puna is one of the fastest growing populated areas in the State. Although a rural agricultural area, the population has increased due to lower cost (as compared to Keaau and South Hilo) an ai!ailability of land and the short commute to hi.lo town. Hawaiian Beaches, Parks and Shores Subdivisions consists o approximately 3,915 lots within these subdivisions which ran,e 7,500 to 24,000+ square feet in size with approximately L_u residential structures as of 1988 (Hawaii County Planning Department). There are also other subdivisions in the vicinity - Orchid Lands Estates, Nanawale, Leilani Estates etc. that will also be served by this project. Reflective of this growth, a new elementary school was recently constructed. There is thus a need to have areas set aside to service the retail need of this area. From a locational perspective, this site would be fulfilling the course of action which calls for centralizing commercial activities to Pahoa. This would be in lieu of spreading such uses to other parts of the lower Pahoa region. There is already a precedent set with the rezoning of Tax Map Key 3-1-5-7-20 to CN-20, which is located across Kahakai Boulevard approx 30 feet away from the subject property. Then too, this site provides ease of access to not only Pahoa resident, but to surrounding residential communities of Hawaiian Beaches, Hawaiian Shores, and the like. The Pahoa By-pass Road will facilitate access to this site, especially to the going home" traffic. All of the other basic infrastructure is available, such as water and utilities. It is conceded, however, that in a sense this site does not fit the conventional commercial extension concept. It doesn't amount to an immediate extension of the existing core of Pahoa. However, there is an extenuating circumstance that make this extension difficult to fulfill. This circumstance is the condition of the road that goes through Pahoa Town. The road has varying rights-of-way widths, in certain areas less than 30 feet. Many of the structures are near the roadway, making its widening too costly and unfeasible. This was one of the major factors leading to the construction of the Pahoa By-Pass Road. Short of making major infrastructural improvements, the central core of Pahoa town is incapable of accommodating this need. And a retention of the conventional land use approach (in this particular instance) of allowing commercial uses to occur only as extensions of the central core may not be in the best interest of the community. Nonetheless, the site is still regarded as being a part of the town of Pahoa; and to that extent, it will help implement the General Plan Course of Action - to focus commercial activities to the town of Pahoa. Compatibility with Surrounding Area. The proposed use will alter the character of the area, as the site was used as a residence/orchard. There are scattered homes in the immediate area. Through design and landscaping, this proposed development would not be an unreasonable use in this area. There are presently small rural-type stores in Pahoa Town and the general Puna area for the residents. Major shopping areas are located in the towns of Keaau and Hilo, approximately 11 and 20 miles to the north of Pahoa town. Agricultural Impact. Based on ratings and comparison of agricultural lands and its present use, little of no impact is expected on agricultural land resources by the proposed project. No Added Infrastructural Burdens. All essential utilities and services could be made available to the surrounding development. Roadways. Traffic generated would not have an adverse impact on the local roadway system. No On-Site Development Issues. There are no known rare or endangered plant or animal life on the subject property. There area also no known historical sites on or within the general area of the subject property. No history of flooding or drainage problems are associated with the property. C NL111wMIN 1. CAYLTANG U--i", MICIUB4 D. GOVERNOR OE HAWNI BOARD OE LAND AND NATUMI AESOURCES ovunEs ORlERT DOLOMAAOAAAN AOUACULTURE DEVELOPMENT PROGRAM STATE OF HAWAII AQUATIC RESOURCES CONSERVATION AND DEPARTMENT OF LAND AND NATURAL RESOURCES RESOURCES ENFORCEMENT CONVEYANCES STATE HISTORIC PRESERVATION DIVISION FORESTRY AND W LOURS 33 SOUTH KING STREET, 6M FLOOR HISTORIC PRESERVATION HONOLULU, HAWAII 96813 DIVISION LAND DIVISION STATE PARKS May 20, 1998 WATERANDLANDOEVLLOPMENT Mr. Dewey Metcalf LOG NO: 21525 P.O. Box 967 DOC NO: 9805MSIO Pahoa, Hawaii 96778 Dear Mr. Metcalf SUBJECT: Site inspection of 1.7 acre parcel for proposed change of zone application Keonepoko Homesteads, Puna, Hawaii Island TMK:(3)1-5-007:021 At the request of Ms. Marjorie Chase, a site inspection was made to the subject parcel by State Historic Preservation Division staff archaeologist Marc Smith on May 6, 1998. Currently the parcel is being used as a guava orchard. There is also a residence on the parcel. Because the parcel was previously bulldozed it is unlikely that any significant historic sites would remain on the parcel. We feel that the proposed rezoning would have "no effect" on significant historic sites. If you should have any further questions, please contact Patrick McCoy at 587- 0006 (Honolulu), or Marc Smith at 933-0482 (Hilo). Aloha, N HIBBAR)), Administrator State Historic Preservation Division MS:amk c. Virginia Goldstein, County of Hawaii Planning Department LIST vF ADJACENT PROPERTY OWNERS TMK 3-1-5-7-21 TMK 3-1-5-7-60 TMK 3-1-5-7-22 Sadamu Tsubota Hawaii Assemblies of God INC PO Box 11 PO Box 575 Pahoa, HI 96778 Hilo, HI 96721 TMK 3-1-5-7-20 TMK 3-1-5-7-5 Kaneshiro & Sons Ent LTD William Abraham 1990 Kinoole ST HCR1 BX 4686 Hilo, HI 96720 Keaau, HI 96749 TMK 3-1-5-7-7 TMK 3-1-5-7-6 NHS Inc. Harold M. Kawai 1129 Waialeale Pl. PO Box 407 Hilo, HI 96720 Pahoa, HI 96778 TMK 3-1-5-7-70 Kuwahara Family Partners PO Box 442 Pahoa, HI 96778 TMK 3-1-5-7-69 B K Exotics Inc, PO Box 421 Pahoa, HI 96778 TMK 3-1-5-7-59 Sidney Tsubota ETAL Wilfred Horie 3336 Hanover Ave Dallas, TX 75225-7641 TMK 3-1-5-7-61 Chong Hayashi ETAL PO Box 626 Pahoa, HI 96778 TMK 3-1-5-7-54 Mitsuo/Takimi Miyatake POBOx 452 Pahoa, HI 96778 KA;- AKAI . BLVD KA AI BL DEA END `'W-APPROXIMAT ATF N F BY-PASS ROA35o A-la A-la A-la 10 A-1° Tp RS- S A-lo 4-So 5-I5 / Cy q S~ 9\IS Gv,.lo, . , \ i C7 A to A -IQ RS RM-2" R 10 iO A- lo RS-10 \ ~ 4-1° \ RS-10 J fff r G ( ~y 1 IIV«L it. .1. fa Al n 4 D;. ~ R n ~ 1? ? , . 14 1 f , '•~S('~~rfi; Y,tiyr.~~: Iti ( r * O ' ,(Jj~ 4 Y ~~41~ , ~ -.i . b P..~ ONS a to lV. RK . w Jil4~ t ;i, X~~ ~yl , ~ ~t ~Iy ?a i+Yti': ` .NS`• ` 1 ',Zk ~ Qr 1 YJ',•t^"nrvS••'h •Y• : v.(~ -V,~~1 11 ~ . 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