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HomeMy WebLinkAboutCOM 0514.000 2008-2010William P. Kenoi Mayor William T. Takaba Managing Director Wally Lau Deputy Managing Dfree[ar County of Hawaii 891 Ululani Street Hilq Hawaii 96720-3982 (SOR) 961-8217 Fax (808) 961-6553 KONA: 755706 Kuakini Highway. Suite 103 • Kailua-Kona, liawai'i 96740 (808)329-5226 Fas (508)326-5663 August 31, 2009 Honorable J Yoshimoto, Chairman and Members of the County Council County of Hawai `i 333 Kilauea Avenue Hilo, HI 96720 Dear Chairman Yoshimoto and Members: Change of Zone Application (REZ 09-000097) Applicant: Conrad and Joanne Dakujaku Request: RS-10 to MCX-20 Tax Map Key: 2-2-35:34 ,-, "~ cn = n~ ~ l' - - 1~ ,. `~ ,~ o %..: %` _.. O As required by Chapter 4, Sec. 6-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Plam3ing Commission's letter and enclosures regarding the above-referenced request. Sincerely, .. William P. Cenoi Mayor Enclosures ec: Planning Department Comm. No. / Ref. To: ~- R®f. Das~~ (~ County of Hawaii PLANNING COMMISSION tlupuni Center • 101 Pauahi Street, Suitc 3 • Hilo, Hawaii 96720 Phonc (808) 961-8288 fax (808) 961-8742 August 31, 2009 The Honorable J Yoshimoto, Chairman and Members of the County Council County of Hawaii 333 Klauea Avenue, 2"d Floor Hilo, HI 96720 Dear Chairman Yoshimoto and Council Members: Change of Zone Application (REZ 09-000097) Applicant: Conrad and Joanne Dakujaku Request: RS-10 to MCX-20 Tax Map Key: 2-2-35:34 The Windward Planning Commission, after a duly held public hearing on August 7, 2009, voted to recommend for your approval the proposed legislative bill for a change of zone from a Single Family Residential - ] 0,000 square feet (RS-10) to an Industrial Commercial Mixed - 20,000 square feet (MCX-20) district for approximately 22,300 square feet of land. The property is located along the west side of Kalanikoa Street, approximately 100 feet north of the intersection of Kalanikoa Street and Hualani Street, Waiakea Houselots, 151 Series, Waiakea, South Hilo, Hawai `i. The Conunission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicants are requesting a change of zone from Single-Family Residential - 10,000 square feet (RS-10) to Industrial-Commercial Mixed - 20,000 square feet (MCX- 20). The applicants' tentative development plans include constructing an approximately 7,800-square foot steel building containing six bays of warehouse storage space and three units of office space. However, approval of the change of zone request would allow various light industrial and commercial uses that are permitted on MCX-zoned lands. The applicants intend Co provide the local entrepreneur with an affordable location for a business establishment or warehouse storage space. Hawaii County is an Egual Opportunity Provider and Employer The Honorable J Yoshimoto, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a RS-] 0 to MCX-20 zoned district will conform to the goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals, policies and standards of the General Plan in that the proposed project will be developed in an area adequately served by necessary services such as water, sewer, utilities and transportation systems. The proposed project conforms to the Land Use -Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." 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 coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban areas within the County. The project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation of the LUPAG Map for this area of Hilo. In fact, the General Plan specifically identifies the Waiakea Houselots area for industrial/commercial mixed uses. The Honorable J Yoshimoto, Chairman and Members of the County Council Page 3 The State Land Use designation and the Land Study Bureau's Productivity Rating for the project site is Urban. The Hilo Community Development Plan (CDP) adopted in 1975 suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The beneft of establishing industrial uses in this area is its close proximity to air transportation terminals, harbor facilities and the commercial and residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The purpose of the MCX (industrial-commercial mixed use) district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. Land uses in the immediate area are a mix of commercial, industrial and residential uses. Immediately adjacent properties to the north and south are zoned RS-10 and in single-family residential use. Commercial and/or industrial uses nearby include Sherwin Williams Paint Store and Dulux Paints, zoned MCX-20, located directly east of the property and Hirayama Brothers Electric, zoned ML-1Q directly across Kalanikoa Street to the west. Existing ambient noise includes airport/aviation use at the Hilo International Airport, nearby industrial and commercial uses, and traffic on Kanoelehua Avenue and Kalanikoa Street. Development of the property with commercial and/or light industrial uses should not directly impact air quality or significantly increase noise in the area, as many of the surrounding properties are already developed with similar uses. All utilities and services are available to the site. Access to the property is from Kalanikoa Street which is a County owned and maintained roadway. The Zoning Map classifies Kalanikoa Street as a collector with an existing right-of--way width of 50 feet fronting the subject property. The Department of Public Works (DPW) recommends full improvements to the entire frontage along Kalanikoa Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk along with any utility relocation. This recommendation will be included in the conditions of approval. County water is available to the site. A condition of approval will require the applicants install a reduce pressure backflow prevention assembly near the existing lateral water meter as recommended by the Department of Water Supply. The applicants will connect to the The Honorable .l Yoshimoto, Chairntan and Members of the County Council Page 4 County's sewer line. Solid waste will be disposed of in the Hilo landfill by tenants or commercial haulers. Additionally, a Solid Waste Management Plan will be prepared by the applicants. Electricity and telephone services are available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The property is located within Zone "X", area determined to be outside the 500-year floodplain. According to the applicants, there are no existing drainage ways on the property. All development generated storm water runoff will be disposed of on-site and not allowed onto adjacent properties or roadways. Additionally, a condition of approval will require the applicants prepare a drainage study and construct any drainage-related improvements required by the Department of Public Works. The request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management. The property is located approximately one mile from the shoreline, outside of the Special Management Area, and therefore will not be impacted by coastal hazards or affect beach erosion. Because the property is located iu an urban setting close to existing industrial acid commercial uses it does not have scenic value. In a letter dated March 23, 2009 the Department of Land and Natural Resources- State Historic Preservation Division (DLNR-SHPD) determined that no historic properties will be affected by the proposed change of zone because urbanization has altered the land. According to the applicants, no valued cultural, historical or natural resources exist on the properties and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from a Single-Family Residential -10,000 square feet (RS-10) to an Industrial-Commercial Mixed - 20,000 square feet (MCX-20) zoned district would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. The Honorable J Yoshimoto, Chairman and Members of the County Council Page 5 We are enclosing copies of the staff Background and Planning Director's Recommendation for your information. Sincerely, i~ %~~ GJ Rell Woodward, Chairman Windward Planning Commission Ldakujaku02PC Enclosures cc: Conrad and Joanne Dakujaku Department of Public Works Department of Water Supply Department of Land & Natural Resources-HPD DOT-Highways, Honolulu Lincoln Ashida, Esq., Corporation Counsel BDakujakuREZ. mjc-7/9/09 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT CONRAD AND JOANNE DAKUJAKU CHANGE OF ZONE APPLICATION (REZ 09 971 CONRAD and JOANNE DAKUJAKU have submitted an application for a Change of Zone from Single-Family Residential - 10,000 square feet (RS-10) to the Industrial-Commercial Mixed - 20,000 square feet (MCX-20) district for approximately 22,300 square feet of land. The property is located along the east side of Kalanikoa Street approximately 100 feet north of the intersection of Kalanikoa Street and Hualani Street, Waiakea Houselots 1 st series, Waiakea, South Hilo, Hawaii, TMK: 2-2-35:34. PROPOSED ACTION 1. Request: Change of zone from RS-10 to MCX-20. 2. Proposed Development: The applicants' tentative development plans consist of constructing an approximately 7,800-square foot steel building containing six bays of warehouse storage space and three units of office space. Construction of the proposed development would cost $300,000 and take approximately five years to complete. (Planning Department Exhibit 1 -Change of Zone application) 3. Reason for the Request: The applicants intend to provide the local entrepreneur with an affordable location for a business establishment or warehouse storage space. 4. Landowners: Conrad and Joanne Dakujaku. STATE AND COUNTY PLANS 5. State Land Use Designation: Urban. 6. General Plan LUPAG Map: Industrial. 7. County Zoning: RS-10. 8• Hilo Community Development Plan: The Hilo Community Development Plan adopted by Planning Commission Resolution No. 1 on May 21, 1975 identifies the area as RS-10. AT(1 /vi~~rm-~-- _- -~- ATTACH: Crnm. 514 Bill 144 9. Subject Property: The subject property is rectangular is shape and generally level with a slight slope from east to west. It is currently vacant, raw ]and that has been grubbed and graded. 10. Surrounding Zoning and Land Uses: Land uses in the surrounding area are a mix of commercial, industrial and residential uses. The nearest dwellings are located on the immediately adjacent properties zoned RS-10, to the north and south. Sherwin Williams Paint Store and Dulux Paints are located on the adjacent properties to the east, which are zoned MCX-20. Hirayama Brothers Electric is located directly across Kalanikoa Street on land zoned ML-10. 11. U.S.D.A. Soil Type: Keaukaha extremely stony muck, 6 to 20 percent slopes (rKFD). The Keaukaha Series consists of well drained, thin organic soils over pahoehoe lava bedrock. 12. Land Study Bureau's Productivity Rating: Urban. 13. ALISH: Urban. 14. FIRM: Zone "X", an area outside of the 500-year flood plain. PUBLIC UTILITIES AND SERVICES 15. Access: Access to the subject property is from Kalanikoa Street, atwo-lane paved County owned and maintained roadway. The Zoning Map classifies Kalanikoa Street as a collector with an existing right-of--way width of 50 feet. ] 6. Water: County water is available to the property. 17. Wastewater: A County sewer line is located within Kalanikoa Street. 18. Solid Waste: Solid waste will be hauled to an approved landfill by tenants or commercial haulers. 19. Essential Utilities and Services: Electricity, telephone and emergency services are available to the site. AGENCIES' AND ORGANIZATIONS' COMMENTS 20. Department of Public Works: P.D. Exhibit 2 -June 22, 2009 memo 21. Department of Water Supply: P.D. Exhibit 3 -June 30, 2009 memo 22. Department of Environmental Management: P.D. Exhibit 4 -July 6, 2009 memo -2- 23. Police Department: P.D. Exhibit 5 -June 22, 2009 memo 24. Department of Health: P.D. Exhibit 6 -June 5, 2009 memo 25. Department of Land and Natural Resources (DLNR) State Historic Preservation Division: P.D. Exhibit 7- June 15, 20091etter 26. Department of Transportation: P.D. Exhibit 8 -June 29, 20091etter AGENCIES - NO COMMENTS 27. Fire Deparhnent, DLNR Land Division AGENCIES - NO RESPONSE 28. Civi] Defense PUBLIC COMMENTS 29. None as of this writing. -3- C C" p~uk;R+,,,~ ~~" ,~,,,'"`C~IAI`TGE ®~+ Z®N~+ APPI,ICt1'I'IQl~ F ~a,-.~ ' :`::` %~ '~' ~? 7 COiJNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT:_ (,bYlrgd ~ Joanne ~aKU APPLICANT'S SIGNATURE: ADDRESS:_ olllry 'ItOal~a R~. d}t ~o M~ l~, 2v0°I LIST APPLICANT'S INTEREST IF NOT LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Cnn rad Dfl71H~ Daku jaK~ PHONE:(Bus.) ~fl~ - ~ I ~ - i} 02J~ (Res.) (paX) ~ mod' q 8 I ~- l~°I t~ LANDOWNER(S): CUhrAC~ ~Dp,"hn2 ~akU aka LANDOWNER SIGNATURE(S): DATE: AJIA ~~~7,oo`j LANDOWNER(S) ADDRESS: 21PS ~OQ A RcE(. b~~letterJ ~ln~~() REQUEST: KS-la TAX MAP KEY: (31 2" ~- n~5 _ p X-2~ (Proposed Zoning) STREET ADDRESS OF PROPERTY:- rJ I3 L~tIGi Y1 I k Dq ~} • ~ ~ IO t{-~ `i a~ a0 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED:_ 2,~, 3b D_~ AGENT: CUhY'AGI ~ ~ Ofl nnP Duke ~ ak u ADDRESS: atPS '1~q~1 Rct - ,+}'110 , tf1 ~ lp ~ a o TELEPHONE:(Bus.) ~~~"21 ~ -~ prp~ (Res. ~OUQ7~~l~Jl 2g ID Please indicate to whom original correspondence and copies should be sent. ORIGINAL` lAn~-gcl ~ Jc,~~~ne 1~kui~~~ coPlES:~/~ (See Instructions on Reverse Side) P~C9f1[916[g ~~~t. Exhibitr ~ ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE i, if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If~es, please answer the rest of question I and then to question 3. a• How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? c if your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to 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? No b. Sell or lease the land to someone who has tentative plans? No c. Sell or lease the land to someone who has no plans? No a. Keep it? Yes e. other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has.. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. N/A 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. Pie~~se see ~. ~ 9. Have you performed any study which would demonstrate a need for your proposed building and/or development? No if so, please elaborate on your findings in the space provided below. -2- ~ - ~~. .. 5• Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? No If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? N/A ~• Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? -3- l ~. . 8• To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? No No Is the road adequate for the proposed traffic volume or load? 10. rnThat sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? a. Schools b, Roads c. Sewer d. Drainage e. Police Protection f. Fire Protection 9, Recreational Facilities h. Recreational Facilities i. yes -4- Yes ao X X X X X X X For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. N/A 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement.. No Signature: 1 \~~~' ~~u T--- Address: 265 Hoaka Road Te 1 eph one : 808-217-4089 Date: ~'7 ~ k~jQ 0~ -5- 6338A/50A P. D. 5/89 ~. ~^ . ?. What spccilic building plans do you have for the subject land? Include in your answer the Ibllowing: 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. We arc proposing to construct a new metal building including paved parking spaces & ial7dtieaplllg. ~I'hc building will consist of mostly warehouse space with a few office spaces up front near the Kalanikoa Street side of the lot. Financing will be done with private funds and or loans if necessary. C'onslruction is expected to take no longer than 5 years. -iO Background and County Environmental Report (Attachment to Change of Zone, Project District, and Agricultural Project District Applications) A. SUBJECT REQUEST Details of Proposed Use/ Development: a. Project Description: The proposed project is to rezone the land located at 513 Kalanikoa Street, South Hilo, Hawaii. The TMK for the subject property is 3/2-2-035:034. The property is currently unimproved, vacant land that has been cleared. b. Statement of objectives and reasons for the request: The current zoning of the property is RS-10. We are requesting a change in zoning from RS-10 to MCX-20. Upon approval of the rezone, we are proposing the construction of a new steel building. The majority of the building will be rented out as wazehouse storage space, with the remainder being used for small business offices. Given the current economic trend, we hope to provide the local entrepreneur with an affordable location for a business establishment or warehouse storage space for their business. c. Number of acres/square feet: The subject property is just over half an acre in size, at 22,300 square feet d. Proposed units/lots/floor area of proposed building envelope: We aze proposing a metal building with six (6) bays of wazehouse storage space and three (3) units of office space within a total of an approximately 7,800 square foot building. e. Timeframe and cost: Construction will commence upon obtaining the required rezoning approval and county permits necessary for construction. We expect that the construction not exceed 5 years. We aze anticipating a total construction cost of about $300,000.00 upon completion. C~ f. Membership size/ number of employees and clientele: Since the majority of our building will be leased as storage space with only 3 units of small office space (approximately 400-600 squaze feet each in size), we do not expect a lazge number of employees or clientele to frequent our building on a daily basis. However, it is unknown at this time as to the exact number of employees and clientele. g. Parking arrangement: All parking and loading/ unloading areas for this building will be provided for on site per the Planning Department's regulations. h. Traffic impacts (assessment of existing traffic conditions, anticipated increase in traffic and traffic impacts from proposed use): Kalanikoa Street is a rather busy side street. Because it is bordered by Kanoelehua Avenue as well as Kekuanaoa & Piilani Streets, many people use Kalanikoa Street as a bypass to get around the busy roadways and bypass traffic for ashort-cut. We do not anticipate a great increase in traffic in this area due to the construction of this building or our tenants. Because most of our building will be used for wazehouse storage, a lazge number of visitors on a daily basis is very unlikely. Our proposed office space would be rented out for small business only, with no more than a couple of employees. These small businesses would not generate a great amount of visitors or clientele that would affect the amount of traffic in the area. Other related information: None Proposed on-site and off-site infrastructure: The existing off site infrastructure includes an existing County water system, County sewer system, paved County standard road (Kalanikoa Street), electricity, telephone service, and cable service. There is also a lire hydrant approximately 100 feet from the property. The on-site infrastructure will include utilizing the existing 5/8" water meter, connecting to the County sewer system, grading and paving of the parking and loading/ unloading aeeas and connection to the electric and phone system. If required by the county, on-site storm water drainage system and curb and gutter sidewalks along Kalanikoa Street will be installed. B. CONFORMANCE WITH STATE/COUNTY PLANS 2. State Land Use designation: The subject site is designated Urban, by the State Land Use Commission. No State Land Use Permitting action is required. How the proposed use is not contrazy to Chapter 205A, Coastal Zone Management (existing public access, scenic and open space resources, coastal view planes, and coastal ecosystems): • The proposed project does not have any existing public access to any areas that are significant in Hawaiian and American history and culture. • The subject property is located on a flat parcel surrounded by other commercial buildings and residential properties. There is no scenic, open spaces or coastal view planes to protect, preserve or restore and improve. • Because we aze in an area that has already been developed, there is no coastal ecosystem to protect. 4. Applicable goals/ policies and objectives of the General plan: The proposed re-zoning of this site complies with the goals and policies of the County General Plan. • Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural, and physical environments of the County. This property is located in an area deemed as industrial by the L UPAG map, and are requesting a corresponding zoning. • Achieve a broader diversification oflocal industries by providing opportunities for new industries and strengthening existing industries. Our plan is to offer affordable business space, available to a wide .spectrum of businesses. ~` . • Improve the aesthetic quality of industrial sites and protect amenities of adjacent areas by requiring landscaping, open spaces, buffer zones, and design guidelines. Currently, the subject property is undeveloped raw land. We intend to beautify the site by grading the lot level, erecting a modern building with landscaping, having hedges to serve as a buffer zone and a paved parking lot. • Industrial development shall be located in areas adequately served by transportation, utilities and other essential infrastructure. The subject property is located in an area serviced by public bus and taxi service as well as being on county paved roads. All utilities can be found here including telephone, cable, electricity & propane gas. • Industrial-commercial mixed use districts shall be provided in appropriate locations. There are other commercial mixed use properties abutting the site of the proposed re-zone locale. 5. General Plan Designation (LUPAG Map): The area in which the site is located is designated as Industrial. Within this designation, mixed use industrial and commercial uses are allowed. It should be noted that there are other properties in the immediate surrounding area that have the same General Plan Designation and are zoned MCX, CG, and ML, which are similar to the requested zoning. 6. Zoning: The present zoning designation for this site is RS-10. The General Plan Designation for the proposed site is Industrial, which is consistent with the proposed change in zoning designation from RS-10 to MCX-20 Community Development Plan: The Hilo Community Development Plan (CDP) was adopted by the Planning Commission and by Council Resolution in 1975. It was intended to further define the General Plan and provide some short and middle range implementation strategies of the General Plan. The Hilo CDP and it's Zone Guide Map suggests a RM-4 designation of this site, with the balance being retained in it's existing RS-10 zoning. 4 ~ ~, It should be noted that this Plan was adopted over thirty years ago, and the General Plan has since been revised several times. During this period, there have been many significant land use developments in the City of Hilo, such as the shopping area in and around the Puainako/ Kanoelehua intersection, expanded commercial uses near the education complexes, and expanded commercial/ industrial uses along the southern portion of the Waiakea House Lots area. These developments may render many of the land use concepts exposed in the CDP somewhat obsolete. Special Management Area: The site of the proposed change in zoning application is not in a Special Management Area. C. PHYSICAL CHARACTERISTICS AND ENVRIONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Physical Characteristics/Environmental Setting.• 9. Description of the subject property, location, climate, topography, slope, soils (including size, shape, existing structures): • The subject property is located at 513 Kalanikoa Street in the Waiakea House Lots subdivision, also referred to as TMK (3) 2-2-035:034. • The property is currently unimproved raw land. Overgrowth of weeds have been removed, and land fairly leveled, but final grading has not been done yet. • The elevation of the site is approximately 50 feet above mean sea level. • The annual rainfall is approximately 136 inches per year. The wetter months tend to occur between October and April. The annual temperature is about 73 degrees fahrenheit. Wind patterns are generally northeasterly (trade winds) during the day and westerly during the evenings. The property is generally flat with a slight slope from east to west (Kanoelehua Avenue to Kalanikoa Street). ~ ~ • The US Department of Agriculture Soil Survey Report classifies the soil as Keaukaha Series (rKFD). See item #13. 10. Lava Hazazd Zone: The USGS map of Lava Hazard Zone for the Island of Hawaii classifies this area as a Lava Hazazd Zone 3, as is the case for all of the City of Hilo. 11. Distance from coastline: The subject property is located at about'/4 of a mile from the coast line. 12. Agricultural Lands of Importance in the State of Hawaii (ALISH) Designation: Unclassified 13. U.S.D.A. Natural Resources Conservation Services Soil Service Report soil type: The US Department of Agriculture Soil Survey Report classifies the soil as Keaukaha Series (rKFD), which is extremely rocky muck, well drained, with thin organic soils overlying pahoehoe lava bedrock. 14. Land Study Bureau soil rating: The site is part of a built up urban area, therefore, the Land Study Bureau provides no soil classification of the site and surrounding area. 15. Flood Insurance Rate Map (FIRM) designation: The US Corps of Engineers Flood Insurance Rate Map (FIRM) designates the site in Zone X, which is outside of the 500 year flood area. 16. Existing drainage ways or improvements: There are no existing drainage ways on the site, and there is no anticipation that any new drainage ways will be required 17. Air/ noise/ water quality • The proposed project will not have an impact on the air quality in the area. The proposed building will not house any industries that are air pollutant in nature, therefore, there will not be any additional air pollution generated by any activities at this site. 6 (~: The portion of Kalanikoa Street that the subject property is located at is a rather busy side street from Kanoelehua Avenue. The ambient noise level from traffic passing through the area to either by-pass the highway (Kanoelehua Avenue) or traverse through the subdivision as well as noise carried over from Kanoelehua Avenue can be high during working hours. The property is also adjacent to the Hilo International Airport and is greatly affected by the noise associated with commercial, private & military airplanes as well as helicopters taking off and landing throughout the day and night. Given those factors, our proposed zone designation change should not have a great noise impact to the surrounding properties. • The proposed project will not have an impact in the quality of ground water. As with air quality, the proposed building will not house any industries that could adversely affect the ground water/ runoff generated by activities at this site. Historic Resources: 18. Existing archaeological, cultural or historic sites on National Register or Hawaii Register. The subject property is not listed on the National Register or Hawaii Register for existing archaeological, cultural or historic sites. Natural Resources: 19. Existing floral/ fauna] resources (any native or exotic plants; any listed or candidate for endangered species): There are no native or exotic plants to our knowledge on the property. The subject property is cleared of most floral/ faunal; therefore, there will be no impact on any native or exotic plants. 20. Scenic or coastal resources: The property is located about'/o mile from the coastline and is in a developed area; therefore the proposed change in zone designation and potential development will have no scenic or coastal resource impact. 7 C ~' Valued Cultural Resources: 21. Identify any traditional and customary native Hawaiian rights that are exercised in the area; the extent in which the proposed development will affect these rights; and feasible action to be taken to protect native Hawaiian rights if they exist: There aze no traditional or customary native Hawaiian rights that are exercised in the azea of the proposed change of zone designation. Public Access: 22. Existing public access to and along the shoreline or to mountain areas and knowledge of public access being used: There are no existing public access to or along the shoreline of the mountain azeas and no knowledge of current or past public access being used. Social-Economic Characteristics: 23. Social settlement pattern for the azea: There aze a mixture of residential properties and re-zoned commercial/ industrial properties in the area. The proposed zone designation change is consistent with the current social settlement pattern of the azea. 24. Economic resources of the area: The proposed project is located within the City of Hilo and is easily accessible to all of the economic resources available in the Hilo azea. These would include access to the International Airport; The port of Hilo, a vaziety of shopping locations and vazious services as well as police and fire protection, public roads and all utilities. There is no anticipation that this project will be limited by or limit the existing economic resources of the area. It is our hopes that the proposed building will house a diverse group of businesses adding to and enhancing the Economic Resources in the area. 25. Land Values: The proposed re-zone and building project should not have a direct adverse effect on the current land values in the area. It is our hope that it will remarkably increase the land value of the subject property as well as others surrounding it as compazed to a vacant RS-10 zoned parcel. Ultimately, any excessive increase or decrease in property or land values would be associated with how strong the real estate market is in Hilo. r~ ~ ~- , Surrounding Lands.• 26. Land Use: The surrounding land uses consist ofsingle-family residences, ohana lots, duplexes, commercial lots, and industrial use properties. Commercial properties in the area include offices, restaurants, convenience stores, a church and bank, gas station, etc. The industrial properties in the azea include iron works, automotive repair, contractors, manufacturing, etc. Businesses within 500 feet of this property include Hirayama Brothers Electric, Smith Properties, Keiko's, Hawaii Island Contractors Board, HPM Building Supply, Isemoto Construction, Able Electric, Hawaii Forklift, Hilo International Airport, Sherwin Williams, Dulux Paints, and Bowman Pest Control, along with many other businesses as well as Industrial zoned properties that have yet to be developed. Immediately bordering the property we have Sherwin Williams & Dulux Paints to the south; Hirayama Brothers, Keiko's, Z-Sports, Elite Pacific and Smith Properties to the north and two residential zoned properties to the east & west of us. The proposed development is consistent with the current surrounding zoning. 27. Zoning: The surrounding zoning includes: MCX, CG, ML, RS and OPEN. The proposed development is consistent with the current surrounding zoning. D. PUBLIC FACILITIES AND SERVICES 28. Description of access: Access to the subject property is from Kalanikoa Street. It is a two lane paved county road. There aze currently no sidewalks or curbs fronting the property. 29. Availability of water: There is a county water main fronting the subject site. The property is serviced with a 5/8" water meter. There is no anticipation for upgrading to a larger water lateral at this time, however, if the need arises, there is adequate water supply on Kalanikoa Street and any meter upgrades required by the ~. Department of Water Supply will be complied with. There is also a fire hydrant approximately 100' from the property. 30. Sewage disposal: There is an existing County sewer main fronting the property and an existing sewer lateral servicing the lot. The proposed building will be connected to the existing sewer lateral. 31. Solid Waste: Any solid waste generated by the construction of the building will be promptly hauled away and disposed of in an approved landfill. Solid waste associated with any tenant leasing space in the building will be responsible for disposing of their own waste in an approved landfill or rubbish bin placed outside of the building for their use. 32. Police & fire protection: There is a fire station located less than a mile away from the property, as well as a police station within three miles. There is no anticipation that additional fire or police protection will be required for this development. 33. Schools & Parks There are currently no schools located in the immediate vicinity; the nearest school is approximately one mile away. Wailoa State Park and Liliuokalani Gazdens is located within a mile of the project site. It is not anticipated that this development will require a need for any additional schools or pazks. The proposed re-zone is not for a residential development. 34. Other utilities and services (telephone/ electricity): Telephone, electricity, cable and propane gas are available along Kalanikoa Street. The proposed building will utilize those available utilities. There will be no need for any kind of additional utilities to be brought in. E. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 35. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: Short-term uses: Construction activities would at times be disruptive to the sun•ounding area, in particular neazby commercial and residential buildings and open spaces. Although construction would occur over several years, the disruptions would be temporary and would 10 \^ ~1 not occur for the entire construction period. Construction activities would be similar to construction activities at other commercial and residential sites in the city. It is anticipated that most of the construction activity could be accommodated on-site. However, during parts of the construction process, some on-street lane closures would be needed. Construction noise generated by the proposed development is expected to be similaz to the noise generated by other large construction projects in the city. Increased noise levels resulting from construction activities can be expected to be most noticeable during the early phases of construction, particularly from bulldozing and grading. It is anticipated that noise and vibration levels during construction may be perceptible from nearby sensitive azeas. At the same time, construction would create direct benefits resulting from expenditures on labor, materials, and services, as well as indirect benefits created by expenditures by material suppliers, construction workers, and other employees involved in the direct activity. Long Term Productivity: Occupied by vacant land, the pazcel at 513 Kalanikoa Street cun•ently offers no benefits to the surrounding community. The rezoning would facilitate the development of the underutilized parcel, and accommodate long-term economic growth and ~~ contribute to the vitality of the area and of the city as a whole. This would be accomplished through the construction of a new commercial building used for warehouse storage and small business offices. In Conclusion: Disruptions caused by construction of the proposed development would be temporary. The long-term social, economic and community benefits that would result from such construction would, on the other hand be substantial. Accordingly, the local short-term impacts in use of resources resulting from. construction of the proposed development are consistent with the maintenance and enhancement of long-term productivity for the area. 36. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: There are no foreseeable negative impacts associated with this development due to the size of the proposed development. The proposed development will enhance the area by providing for paved parking, landscaping, onsite drainage as required, and connection to the County sewer system. ~~ ~~ 37. Alternatives to the proposed development: There are two alternatives to the proposed project. The first would be to build a residential home, and the second would be to leave it as raw land. Both of which would not suit the general plan for the area. 38. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action implemented: There are no irreversible and in•etrievable commitments of natural resources that would be involved if the proposed action is implemented. This area has already been developed and is well established. F. AGENCIES -COMMENTS 39. b. Department of Water Supply: 4/27/09 2:OOpm Phone conversation with Finn from Department of Water Supply. Finn confirms, that if necessary we are able to upgrade to a larger water meter to meet the water needs of the building. 12 III' s ` ~-; o+ 5° ~c~~ i41.NON 9 h2~ ~ I, ~~I ~~ ~y ~~e ~~ a~ °yN IpW ~m ~y Y i ~~N 4~, yyaals vo_ itl I I ~ !~ i ` ~ Y• ~ ~\. 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W•, ik ; ~ h 0 ° ti :' /bC3ie-~Y av~ydaroi' • n, O ' .' o Q~ J~ ° ~ ~ ~ F v ~ Y ~' ~ v ~ o- ~ : ~indoo .tea a '/ ''~ o I ' . -ti ~~ ~ . ^~ ~F_ , C.' +u0u ~~ Fc o a'%Y /' er~jb'/~ ~r' a ~m z,~:/..,,...,,..:,,.,~-~~ ~ ~ _ou III e~x ~ ~~, ~-u ~~sQ a ~. _ ° ~~ ~J ELs~r ~9 e o - :~/ o~ye`i y ~ efe6eN r,..Jepes. ~ am o '~' ~ ~""i~ ~fr6e .~..oeai oooa 4)II 3~1m ° ~ ~ ~ ~ `SZ's o/ S2-SUj - (1 .c s t'0. \ Q ~ -- _~_ -' ° ~_ ~~/f// o S~9 h ~ SPY pp O~ OoE~/ tl' +11 h. o „ l c ° p .. N H G°JLJI ~/ ,. / sz y;, pll WQ h .~ °3 ~,~, j.ti~ rft6PN N Ng l'S8 WaWWW U' sx-SO/ h ~ ooa~ noF'~nrl y~ •: 00'602 ' w ~_..,.~, n7ul` ~ ~II~ C n /N6~7 0 eo 6zz e p S/92/ a~ A ,,,,,,~~' 7"0 ob'z 2 3/1 ~j'PS O/i,/ 1M d o~P~O 1 wo1 ~~l 1 ~ T OS9c// 0 ~vOSD ~ ~ ®i6v/ Ndb' Mo/tea ~~S III ~~ G •• o0 2 ... ~ cob 'aa p 6L60/ ' ~~ ~ »% - nest' t•/or~~e~ ~/ - .'~sehegoh. a~~/E ~b/_o~ayoed au~/- Xae \ O -.. Q- w c s~'~i ~s ~oo /~' sje. '~/ 's~..:~f-~~~/ Sys} +Pr~ ,~ ~ ~~l~'j'p~0 'H h... y Q ~ 0q6 `Z2 .. 0 ESL of ~~ 0 99901 d.` ~ oO6 `2d G C. ~ ~/1- r~Lfit;r!'°IO qtr;?, x';~i11 ~~3;4~;~r, ,,~ ;~ 'ii 2~~ JU~j 22 ~~ 2~ 59 ~" DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: June 22, 2009 TO: BJ Leithead Todd, Planning Director FROM: ~'vv- Dep ment of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 09-000097) Applicant: Conrad and Joanne Dakujaku Request: RS-10 to MCX-20 Tax Map Key: 2-2-35: 034 We have reviewed the subject application forwarded by your memo dated June 2, 2009 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. The Zoning Map (Ordinance No. 187) classifies Kalanikoa Street as a collector with an existing right-of-way width of 50 feet fronting the subject parcel. Based on the proposed zoning, we recommend the applicant provide improvements to the entire frontage along Kalanikoa Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting the approval of the Department of Public Works. The improvements shall be located within any future road widening setback as may be established by the Planning Department. Install streetlights and traffic control devices as may be required by the Traffic Division, Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. Questions may be referred to Kelly Gomes at e~.~•~~~•~~ ~~~$. ~~~~I~E~ 0 ~:a~~j~~~' a, JUN 2 2 2009 DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAI°I 345 KEKUA NAO'A STREET, SUITE 20 HILO, HA WAIT 96720 TE LEPHONE (808)961-805D FAX (8 D8)961-8657 June 30, 2009 TO: Ms. BJ Leithead Todd, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CIIANGE OF ZONE APPLICATION (REZ 09-000097) APPLICANT - CONRAD AND JOANNE DAKUJAKU REQUEST: RS-10 TO MCX-20 TAX MAP KEY 2-2-035:034 We have reviewed the subject application and have the following comments and conditions. -sn ~. r-' t ra ::~ ,~ Water is available from an existing 6-inch waterline within Kalanikoa Street fronting the subject parcel.`~'here is an existing 1-inch service lateral installed to the parcel capable of accommodating a 5/8-inch meter, which is limited to an average daily usage of 400 gallons. The Department has no objection to the proposed Change of Zone application subject to the applicant understanding and accepting the following conditions: i . The Department requests that the applicant submit estimated maximum daily water usage calculations for the proposed mixed commercial space, prepared by a professional engineer licensed in the State of Hawaii, for review and approval. The water usage calculations should include the total estimated daily water usage in gallons per day and the estimated peak-flow in gallons per minute (GPM). Upon acceptance of the water usage calculations, the Department will inform the applicant, if necessary, of the water commitment deposit, prevailing facilities charges to be paid, and any water system improvements required for water service. - 2. The proposed zoning will require the installation of a reduced pressure Type backflow prevention assembly, within five (5) feet of the meter(s) on private property. The installation of the backflow prevention assembly(s) must be inspected and approved by the Department before water service can be activated. 3. Subject to other agencies' requirements to construct improvements within the road right-of--way fronting the .property affected by the proposed development, the applicant shall be responsible far the relocation and adjustment of the Department's affected water system facilities, should they be necessary. 4. Please be informed that each 6-inch waterline within Kalanikoa Street is capable of providing a theoretical fire flow of 1,760 GPM. The Department's Water System Standards require that a minimum of 2,000 GPM be available at the site for fire protection for the proposed Type of land use. We recomm W ~~~~ applicant contact the Fire Department for any fire protectio uirements o Iternatives ~,~/ / ~c~nning dept. J~UL~+-~2~tyuup~y~ ... UUaEer brivc~6 pr ~Xh~blt 3 ~y~TI "7-~-G'"d~'7--' The Department of Water Supply is an Equal Opportunity provider and employer. To fle a complaint of discrimination, write: USDA, Director, Office of Civil Rights, Room 326-W, Whitten Building, 14th and Independence Avenue. SW. Washinnrnn nr. ~rosn.ae~n n...~u rooo~ .~~ ~„~. ,__~__ __ . ___. -za r ~-a s~ Any y ~~ IJ~ ,~ s ~ rre ~:~r ._. -ti ~~ Ms. BJ Leithead Todd, Planning Director Page 2 June 30, 2009 Should there be any questions, please contact Mr. Finn McCall of our Water Resources and Planning Branch at 961-8070, extension 255. yours, L FM:dfg copy - Mr. Conrad and Mrs. Joanne Dakujaku Pavao, P.E. ,. ~ ~LAP~".~~~ G~~~;~'' William Kenoi Mayor ~~~ ~~l` a~ ~t~ [~: Lono A. Tyson Drrec7or Ivan M. Torigoe Deputy Director ~nu~f~r of ~ttfutti`i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street Hilo, Hawaii 96720 (808) 961-8083 • Fax (808) 961-8086 http://co hawaii hi us/directorv/dir envmne htm MEMOR,4NDUM Date : .J.une-4-266<}- ~«-~-y ~. ~© ~j To BJ LEITHEAD TODD/, Acting Deputy Planning Director From: LONG A. TYSON, Director `;;~'~ Subject: Change of Zone Application (REZ 09-000097) Applicant: Conrad and Joanne Dakujaku Request: RS-]0 to MCX-20 TMK: 2-2-35:34 We have reviewed the subject application and offer the following recommendations: DEPARTMENT COMMENTS: 'it.F t`rCt T~ C Gizl t,~F ~~ tS I3Et.,w' WASTEWATER COMMENTS: ( )~io comments ~.-~('~/~ Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawai' i County Code. ( )Require Council Resolution to approve sewer extension in accordance with Section 21-26.1 of the Hawaii County Code. Complete D.E.M. Sewer Extension Application. ( )Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 bf the Hawai' i CounTy Code. .'~ (~ Other: i=jc t_5 ~ „Jz~„ ~Y]revti- L.,n ~o~t.~c.-~ t~m.n.,~ ..~ r~ SOLID WASTE COMMENTS: ( ) No comments (~) Commercial operations, State and Federal agencies, religious entities and non-profit l"G)' (~ ~Q ( ) ( ) organtzattons may not use transfer stattons for disposal. Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. Ample and equal room should be provided for rubbish and recycling. Green waste may be transported to the green waste sites located at the Kailua and Hilo transfer stations, or other suitable diversion programs. Construction and demolition waste is prohibited at all County Transfer Stations. Submit Solid Waste Management Plan in accordance with attached guidelines. Existing Solid Waste Management Plan is to be followed. Provide up to the department on cuttent star Other: -~° cc: SWD, WWD r ass Il1L - ii cuuJ Exhibit~_ ~~~, ,~ ,,,~,6. County of Hawaii is an Eoual Oooortunity Prnvidrr avd Fm~i,,.~,.. William P. Kenoi Mrryor ILIILt1T~'~ II~~t~~lTtlt' t DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street • Hilo, Hawaii 96'720 (808) 961-8083 ~ Fax (808) 96]-8086 http://co.hawaii hi us/directory/dir envmn hhn February 12, 2009 SOLID WASTE MANAGEMENT PLAN Guidelines INTENT AND PURPOSE Lono A. Tyson Director Ivan Torigoe Deputy Director This is to establish guidelines for reviewing solid waste management plans, for which special conditions are placed on developments. The solid waste management plan will be used to: (1) promotes and implement recycling and recycling programs, (2) predict the waste generated by the proposed development to anticipate the loading on County solid waste management facilities, and (3) predict the additional vehicular traffic being generated because of waste and recycling transfers. A qualified consultant shall prepare a suitable solid waste management plan for review by the Department of Environmental Management. REPORT The Solid Waste Management Plan will contain the following: Description of the project and the potential waste it may be generating: i.e. analysis of anticipated waste volume and composition. This includes waste generated during the construction and operational or maintenance phases. Waste. types shall include (but not be limited to): A. Organics (including food waste and green wastes); ` B. Construction and Demolition; C. Paper (including cardboard); D. Metal (including ferrous and non-ferous metals); E. Plastic; F. Special (including ash, sludge, treated medical, bulky items, tires); G. Household Hazardous (including paint, vehicle fluids, oil, batteries); and H. Glass. 2. Indicate onsite source separation facilities by waste type; i.e. source separation bins of glass, metal, plastic, cardboard, aluminum, etc. Provide ample and equal space for rubbish and recycling. 3. Identification and location of the proposed waste reduction, waste re-use, recycling facility or disposal site and associated transportation methods for the various components of the development's waste management system, including the number of County of Hawaii is en Equal Opportunity Provider and Employer. Solid Waste Managem~„~ Plan Guidelines Page 2 of 2 vehicle movements and associated routes that will be used to transport the waste and recycled materials. 4. The report will include identification of any impacts to County-operated waste management facilities, and the appropriate mitigation measures that will be implemented by the development to minimize these impacts.. 5. Analysis will be based on the highest potential use or zoning of the developmerit. REQUIREMENTS AND CONDITIONS A solid waste management plan will be prepared for all commercial developments, as defined under the policies of the Department of Environmental Management, Solid Waste Division. 2. The Department of Environmental Management will require the developer' to provide or resolve all recommendations and mitigation measures as outlined in the solid waste management plan; besides any conditions placed on the applicant herein. 3. A State of Hawaii licensed engineer will draft and certify in writing the solid waste management plan as complying with applicable Federal, State and County of Hawaii solid waste laws, regulations, and administrative rules. Should you require additional information, please contact Michael Dworsky, P.E., Solid Waste Division Chief at 808-961-8515. CONCUR: Lono A. Tyson DIRECTOR County of Hawai i is an Equal Opportunity Provider and Employer. ~. ~!A~r i;'G ~~rt far ~?T William , E', `"'. ~s~g P~~i`~nbt Mayor County of Hawaii POLICE DEPARTMENT 349 Kapiolani Stree[ • Hilo, Hawaii 96720-3998 (808)935-3311 • Fax (808)961-8865 June 22, 2009 TO BJBJ LD~Ei~PLANNING DIRECTOR FROM EK D. PACH O, ASSISTANT POLICE CHIEF AREA I OPERATIONS ` SUBJECT: CHANGE OF ZONE APPLICATION (REZ 09-000097) APPLICANT: CONRAD AND JOANNE DAKUJAKU REQUEST: RS-10 TO MCX-20 TAX MAP KEY: 2-2-35:34 Harry S. Kubojiri Police Chief Paul K. Ferreira Deputy Police Chief Staff, upon reviewing the provided documents and visiting the proposed site, does not anticipate any significant impact to traffic and/or other public safety concerns related to this project. Thank you for allowing us the opportunity to comment. KV:IIi ~)r.~7iliiflg ~~p$, Ex~si~i~ 5 "Hawai`i County is an Equal Opportunity Provider and Employer" ~~~~~~ • >, LINDA LINGLE GOVERNOR y - ~ MEMORANDUM DATE: June 5, 2009 958 a\q 1 ~ 1:, ~~)M% a mz~w STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 TO: BJ Leithead Todd Planning Director, County of Hawaii FROM: Newton Inouye '1~" Acting District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 09-000097) Applicant: Conrad and Joanne Dakujaku Request: RS-10 to MCX-20 TMK: 2-2-35:34 CHIYOME L. FUKINO, M.D. Oirecfor of Hea W The applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60.1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff at Ph. 933-0401. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter I1-46, "Community Noise Control." 1. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. 2. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. 3. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. :~'~~~ F~C8B1611t1g ~~~SI. tqy, ~3f~i~9~' ~ t,;y,.~ i BJ Leithead Todd Page 2 of 2 June 5, 2009 Should there be any questions on this matter, please contact the Deparhnent of Health at 933- 0917. We recommend that you review all of the Standard Comments on our website: http://hawaii.gov/health/enviromnental/env-planning/landuse/landuse html. Any comments specifically applicable to this project should be adhered to. The subject project is located within or near proximity to the County sewer system. All wastewater generated shall be disposed into the County sewer system. WORD: REZ 09-000097.at t ~~~ 1,,, 4,„=~,$~lm J :., tlCy'rS.~s r~I G.aA I t-,. . ~,; .. ... Lwun LwcLe wveRrvoR rsxAwgn ?v `~ dE'a~~ ~ ~ ~~'k '~~ ~~ ~~~ d~ ~~ Y-_, S`~mHr+J° June 15,2009 STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES STATE HISTORIC PRESERVATION DIVISION 601 KAMOKILA BOULEVARD, ROOM 555 KAPOLEI, HAWAII 96707 BJ Leithead Todd, Planning Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-4224 Dear Ms. Leithead Todd: LquRp x. Tx1eLEx c1uIRVERSON eoARpoE LaroquprvATURAERESOIIRCrs COMMISSION ON WATER pE$OVRCE PIANAGEAfENT RUSSELL Y. TSUJI FIRST pV VfY KEI`! C. KAWARARA OErVFY p1RECTOR~WpiER AOVATIC IIESOVRCEt ROATMGPNOOCEAN RECR6ITON RVREAN pF fONVEYpNCE1 COMMIA510NON WATER PESOVRCE EUNAGFl1ENi [ONSERVATION ANp COAETN.IANp$ fONSERVgTIONANp RESOVRC F$ ENFORCEMEM ENGINEEAMG FOPESTRV pNp WILDLIFE NISTORIC rRE5E0.VAi1pN KAH~LAWE ISIANORESERVE COMMISSION IAID srnTe rARRs LOG NO: 2009.1587 DOC NO: 0906MD11 Archaeology SUBJECT: Chapter 6E-42 Historic Preservation Review - Request for Comment on a Change of Zone Applicafion (REZ 09-000097) Waiakea Ahupua'a, South Hilo District, Island of Hawaii ~"G'``~~~~N t TMK: (31 2-2-035:034 Thank you for the oppommity to comment on the aforementioned project, which we received on June 8, 2009. We determine that no historic properties will be affected by this project because: ^ Intensive cultivation has altered the land ® Residential development/urbanization has altered the land ^ Previous grubbing/grading has altered the land ^ An accepted archaeological inventory survey (AIS) found no historic properties ^ SHPD previously reviewed this project and mitigation has been completed ® Other: SHPD previously commented on this project and determined no historic properties will be affected (Log No. 2009.0806, Doc No. 0903MD46). In the event that historic resources, including human skeletal remains, cultural materials, lava tubes, and lava blisters bubbles are identified during the construction activities, all work needs to cease in the immediate vicinity of the find, the find needs to be protected from additional disturbance, and the State Historic Preservation Division, Hawaii Island Section, needs to be contacted immediately at (808) 933- 7653. If you have questions about this letter please contact Morgan Davis at (808) 933-7650. Aloha, ~~ Nancy McMahon, Deputy SHPD/State Archaeologist and Historic Preservation Manager State Historic Preservation Division Plaalflsng 6~~pt. ~xhibo~ ~ ~~~~~~~ LINDA LINGLE ' GOVERNOR - p p y; ,asa y ~AfFtJ 5 ~~(1~~ x~pl7 i~ ~t ^': . P ie 1 I v ~ e x`P 9'. ~r ~~ 'O~ ~fji /, E 71 .~., "r~Y ,tl i%S 9J[1 ~`}! 6 1 B9.®.0O ~e0~ ~J, 1..:11 ..11. rF~ ~~ STATE OF HAWAII DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET HONOLULU, HAWAII 96813-5097 June 29, 2009 Ms. Bobby Jean Leithead-Todd, Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-4224 Dear Ms. Leithead-Todd: BRENNON T. MORIOKA DIRECTOR Deputy Directors MICHAEL D. FORMBV FRANCIS PAUL KEENO BRIAN H. SEKIGUCHI JIRO A. SUMADA IN REPLY REFER T0: HWY-PS 2.2417 Subject: Change of Zone, REZ 09-000097, RS-10 to MCX-20, Proposed Warehouse and Office Building, Conrad and Joanne Dakujaku Hawaii, South Hilo, Waiakea House Lots, TMK: (3) 2-2-035: 034 The proposed warehouse and office building (6 storage bays and 3 offices) will access roads under the jurisdiction of the County of Hawaii and is not expected to have a significant impact to our State highway facilities. if there are any questions,.please contact Robert Miyasaki, Systems Planning Engineer, Highways Division, at (808) 587-6336. Very truly yours, ~~~`~ \, ~~ !\J v BRENNON T. MORIOKA, Ph.D., P.E. Director of Transportation 'Planning ®ept. Exhibit ~ - ~~~~~~~ JUL - 1 ieu9 gy;Q54202 RDakuj akuREZ.mjc-7/9/09 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION CONRAD AND JOANNE DAKUJAKU CHANGE OF ZONE APPLICATION (REZ 09-971 Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicants are requesting a change of zone from Single-Family Residential - 10,000 square feet (RS-10) to Industrial-Commercial Mixed - 20,000 square feet (MCX- 20). The applicants' tentative development plans include constructing an approximately 7,800-square foot steel building containing six bays of warehouse storage space and three units of office space. However, approval of the change of zone request would allow various light industrial and commercial uses that are permitted on MCX-zoned lands. The applicants intend to provide the local entrepreneur with an affordable location for a business establishment or warehouse storage space. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a RS-10 to MCX-20 zoned district will conform to the goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals, policies and standards of the General Plan in that the proposed project will be developed in an area adequately served by necessary services such as water, sewer, utilities and transportation systems. The proposed project conforms to the Land Use -Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." 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 coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban areas within the County. The project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation of the LUPAG Map for this area of Hilo. In fact, the General Plan specifically identifies the Waiakea Houselots area for industrial/commercial mixed uses. The State Land Use designation and the Land Study Bureau's Productivity Rating For the project site is Urban. The Hilo Community Development Plan (CDP) adopted in 1975 suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The benefit of establishing industrial uses in this area is its close proximity to air transportation terminals, harbor facilities and the commercial and residential population of Hilo. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. -2- The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The purpose of the MCX (industrial-commercial mixed use) district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. Land uses in the immediate area are a mix of commercial, industrial and residential uses. Immediately adjacent properties to the north and south are zoned RS- 10 and in single-family residential use. Commercial and/or industrial uses nearby include Sherwin Williams Paint Store and Dulux Paints, zoned MCX-20, located directly east of the property and Hirayama Brothers Electric, zoned ML-10, directly across Kalanikoa Street to the west. Existing ambient noise includes airport/aviation use at the Hilo International Airport, nearby industrial and commercial uses, and traffic on Kanoelehua Avenue and Kalanikoa Street. Development of the property with commercial and/or light industrial uses should not directly impact air quality or significantly increase noise in the area, as many of the surrounding properties are already developed with similar uses. All utilities and services are available to the site. Access to the property is from Kalanikoa Street which is a County owned and maintained roadway. The Zoning Map classifies Kalanikoa Street as a collector with an existing right-of--way width of 50 feet fronting the subject property. The Department of Public Works (DPW) recommends full improvements to the entire frontage along Kalanikoa Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk along with any utility relocation. This recommendation will be included in the conditions of approval. County water is available to the site. A condition of approval will require the applicants install a reduce pressure backflow prevention assembly near the existing lateral water meter as recommended by the Department of Water Supply. The applicants will connect to the County's sewer line. Solid waste will be disposed of in the Hilo landfill by tenants 3- or commercial haulers. Additionally, a Solid Waste Management Plan will be prepared by the applicants. Electricity and telephone services are available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The property is located within Zone "X", area determined to be outside the 500-year floodplain. According to the applicants, there are no existing drainage ways on the property. All development generated storm water runoff will be disposed of on-site and not allowed onto adjacent properties or roadways. Additionally, a condition of approval will require the applicants prepare a drainage study and construct any drainage-related improvements required by the Department of Public Works. The request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management. The property is located approximately one mile from the shoreline, outside of the Special Management Area, and therefore will not be impacted by coastal hazards or affect beach erosion. Because the property is located in an urban setting close to existing industrial and commercial uses it does not have scenic value. In a letter dated March 23, 2009 the Department of Land and Natural Resources- State Historic Preservation Division (DLNR-SHPD) determined that no historic properties will be affected by the proposed change of zone because urbanization has altered the land. According to the applicants, no valued cultural, historical or natural resources exist on the properties and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Therefore, no action is necessary to protect these rights. Based on the above fmdings, approval of this change of zone request from a Single-Family Residential -10,000 square feet (RS-10) to an Industrial-Commercial Mixed - 20,000 square feet (MCX-20) zoned district would result in an appropriate land use pattern that will further benefit the general public. -4- The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map), Chapter 25 (Zoning Code) of the Hawaii County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -5- COUNTY OF HAWAII STATE OF HAWAII BILL NO. ORDINANCE NO. AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL-10,000 SQUARE FEET (RS-10) TO INDUSTRIAL- COMMERCIAL MIXED - 20,000 SQUARE FEET (MCX-20) AT WAIAKEA HOUSELOTS, WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY: 2-2-035:034. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea Houselots, Waiakea, South Hilo, Hawaii, shall be Industrial-Commercial Mixed - 20,000 square feet (MCX-20): Beginning at a %"pipe set at the northwest comer of this parcel of land, being also the southwest corner of Lot 11, Block 16, Grant 10,993 to Isami Ito and the easterly side of Kalanikoa Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "Halai" being 723.00 feet south and 10,629.00 feet east and running by azimuths measured clockwise from true south: 270° 00' 223.00 feet along Lot 11, Block 16, Grant 10,993 to Isami Ito to a %" pipe set; 2. 0° 00' 100.00 feet along a portion of Lot 14, Block 16, Grant 11,554 to Alfred Tavares Jr. and Julia L. Tavares to a''/z"pipe found; 90° 00' 223.00 feet along Lot 15, Block 16, Grant 12,5 ] 7 to Tsuruno Miyamoto to a nail set on the easterly side of Kalanikoa Street; -1- 180° 00' 100.00 feet along the easterly side of Kalanikoa Street to the point of beginning and containing an area of 22,300 square feet more or less. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. 1n accordance with Section 25-2-44, Hawaii County Code 1983 (2005 Edition), the County Council finds the following conditions are: Necessary to prevent circumstances which maybe adverse to the public health, safety and welfare; or (1) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawai `i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -2- CG-75 CG-7.5 CG-7.5 ML-20 ML-20 OPEN I ML-20 I ' N x I V ~ ~ ' I a ~ I ML-20 ML-20 ~ CG-7.5 CG-7.5 CG-7.5 I I RS-10 RS-10 RS-30 RS-10 RS-10 OPEN ~ I oszvaoe MCX-20 I ML-20 I M1-20 yncn i" RS-10 SINGLE FAMILY RESIDENTIAL-1a,OOD I SQUARE FEETiRS-10) ~ k~. Y~ I TO INDUSTRIALCOMMEROIAL MIXED - ' 20,000 SQUARE FEET IMC%-20) _I w O tzz,aoo Sq. FL) ~ ~ I •~ MCX-20 z w RS-10 RS-10 RS-10 RS-10 RS-10 ML-10 ~ MCX-30 HUALANI ST. w RS-10 "~ ~ ML-10 ML-20 OPEN [-~ RS-SO ~ OPEN ~/. CG-20 z ~ ML-20 a _ OPEN 0 150 300 600 900 1,200 c~-2o Feet ML-20 AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL -10,000 SQUARE FEET (RS-10)' TOINDUSTRIAL-COMMERCIAL MIXED - 20,000 SQUARE FEET (MCX-20) AT WAIAKEA HOUSELOTS, WAIAKEA SOUTH HILO, HAWAII MAP PREPARED BY: COUNTY OF HAWAII, PLANNING DEPARTMENT L' MK: 2-2-35: 34 Date: May 28, 2009 RS-10 ML-20 : RS-10 S-30 [- .'7 .7 a RS-10 RS-30 RS-10 ML-20 M -10 RS-10 RS-10 MCX-20 EXHIBIT "A" (Dakujaku- nm., ~oac~ CDakujakuREZ.mjc-7/9/09 CONRAD AND JOANNE DAKUJAKU CHANGE OF ZONE APPLICATION (REZ 09-97) CONDITIONS OF APPROVAL A. The applicant(s), its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Prior to the issuance of a water commitment by the Department of Water Supply, the applicants shall submit the anticipated maximum daily water usage calculations as recommended by a registered engineer, and a water commitment deposit in accordance with the "Water Commitment Guidelines Policy" to the Department of Water Supply within 180 days from the effective date of this ordinance. C. The applicants shall install a reduced pressure type backflow prevention assembly within five (5) feet of the water meter on private property, which must be inspected and approved by the Department of Water Supply before water service can be activated. D. Construction of the proposed development shall be completed within five (5) years from the effective date of this ordinance. Prior to construction, the applicant(s), successors or assigns shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Section 25- 2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access, parking stalls and loading zones associated with the proposed development. Landscaping shall also be indicated on the plans for the purpose of mitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department Rule No. 17 (Landscaping Requirements), Chapter 25 (Zoning Code), Hawaii County Code. E. Al] driveway connections to Kalanikoa Street shall conform to Chapter 22 (County Streets) of the Hawai `i County Code. F. The applicants shall provide improvements to the properties frontage along Kalanikoa Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required utility relocation; meeting the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. G. Streetlights and traffic control devices, as maybe required by the Traffic Division, Department of Public Works, shall be installed by the applicants. H. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. A drainage study shall be prepared and submitted to the Department of Public Works prior to the issuance of Final Plan Approval. Any drainage improvements, if required, shall be constructed meeting the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. I. The project shall connect to the existing County sewerline prior to the issuance of a Certificate of Occupancy. J. A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval prior to the issuance of Final Plan Approval. K. Should any remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - State Historic Preservation Division (DLNR-SHPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from DLNR-SHPD when it finds that sufficient mitigation measures have been taken. L. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. M. The applicants shall comply with all County, State and Federal laws, rules, regulations and requirements. -2- N. An initial extension of time for the perforrance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicants, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year maybe extended for up to one additional year). 5. If the applicant(s) should require an additional extension of time, the Planning Department shall submit the applicants' request to the County Council for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. -3-