HomeMy WebLinkAboutCOM 0620.000 2008-2010
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William P. Kenoi
Mayor
County of Hawaj'j
891 Ululani Street . Hila, Hawai'j 96720-3982 . (808) 961-8211 · Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 . Kailua-Kana, Hawai'i 96740
(808) 329-5226 . Fax (808) 326-5663
October 27,2009
Honorable J Yoshimoto, Chairman
and Members of the County Council
. County of Hawai 'i
333 Kilauea Avenue
Hilo, HI 96720
Dear Chainnan Yoshimoto and Members:
Change of Zone Application (REZ 09-000100)
Applicant: Janice Oshiro
Request: RS-10 to CG-20
Tax Map Key: 2-2-22:8
vC!1ange of Zone Application (REZ 09-000102)
Applicant: American Trading Co., Ltd.
Request: ML-20 to MCX-20
Tax Map Key: 2-2-32:24
Change of Zone (REZ 716, PD Docket No. 91-000008)
Applicant: Hara Land Development
Request: Amendment to Conditions C and D of
Change of Zone Ordinance No. 92-70
Tax Map Kev: 1-5-14:7
William T. Takaba
Managing Director
Wally Lau
Deputy Managing Director
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As required by Chapter 4, Sec. 6-4.3(C), Hawai'i 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.
Sin~
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\Villiam P. Kenoi
Mayor
,
Enclosures
cc: Plmming Department
(l?J III t1~)
Coma. No. , U)
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County of Hawai'i
PLANNING COMMISSION
Aupuni Center. 101 Pauahi Street, Suite 3 . Hila, l-Iawai'j 96720
Phone (808) 961-8288 . Fax (808) 961-8742
October 27, 2009
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The Honorable J Yoshimoto, Chainnan
and Members of the County Council
County ofHawai'i
333 KIlauea Avenue, 2nd Floor
Hilo, HI 96720
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Dear Chairman Yoshimoto and Council Members:
Change of Zone Application (REZ 09-000102)
Applicant: American Trading Co., Ltd.
Request: ML-20 to MCX-20
Tax Map Kev: 2-2-32:24
The Windward Planning Commission, after a duly held public hearing on October 2, 2009, voted
to recommend for your approval the proposed legislative bill for a change of zone from the
Limited Industrial - 20,000 square feet (ML-20) to Industrial-Commercial Mixed (MCX-20)
district for 52,457 square feet of land. The property is located at the northeastern comer of
Kalanikoa Street-Kuawa Street intersection, Waiilkea, South Hilo, Hawai'i.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the request:
The applicant is requesting a change of zone change of zone from ML-20 to
MCX-20 for approximately 52,457 square feet ofland to convert portions of the existing
warehouse structure into office and/or retail spaces. The applicant has no plans to
construct a new building on the site. Instead, improvements will be limited to
landscaping and interior renovations. Because the property is located in the Special
Management Area, Special Management Area Use Pennit application has been filed
concunent with the request for the change of zone.
Hawai'i County is an Equal Opportunity Provider and Employer
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The Honorable J Yoshimoto, Chairn1an
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 detennined 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 Limited Industrial 20,000 square feet
(ML-20) to Industrial-Commercial Mixed 20,000 square feet (MCX-20)
will conform to the goals, policies and standards of the General Plan Economic and
Land Use Elements. 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 confonns to the goals, policies and standards of the General Plan in
that the proposed development will be developed in an area adequately served by
necessary services such as water, utilities, sewers and transportation systems. The
proposed project also confonns 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 LUP AG Map establishes the basic urban
and non-urban form for areas within the County. According to the LUP AG map, the
block bounded by Kamehameha Avenue, Kanoelehua Avenue, Kuawa Street and
Kalanikoa Street is Medium Density Urban. This block includes the Waiakea Kai
Shopping Plaza fronting Kuawa Street and Keri's House of Pancakes fronting
Kamehameha Avenue. South ofKuawa Street, the area fronting Kanoelehua Avenue on
the west (mauka) side is Industrial on the LUP AG. In other words, Kuawa Street is the
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The Honorable J Yoshimoto, Chainnan
and Members of the County Council
Page 3
dividing line between Medium Density and Industrial on the LUP AG niap. The parcel
immediately adjacent to the subject propeliy - the Waiakea Kai Shopping Plaza on
Kuawa Street - is zoned MCX although it is in the "Medium I?ensity" block on the
LUPAG map. All of the existing uses in the block would be allowed in either the MCX
or CN zoning.
In 2004, when the adjacent Waiakea Kai Shopping Plaza requested a similar
change of zone to MCX, a determination was made that the property was in an area of
transition between commercial and industrial uses. The current zoning of the subject
property is ML and zoned as s~ch since 1968. The MCX zoning would have a lesser
impact to the surrounding area than the ML zoning.
The MCX, or mixed industrial-commercial zoning district, was added to the
Zoning Code in 1996 after the enactment of the General Plan in 1989. The practice has
been to consider MCX as consistent with the Industrial designation on the General Plan,
rather than the Medium Density or High Density designations, because the intent of the
Zoning Code amendment seemed more to allow some commercial uses within "light
industrial" areas, rather than more "light industrial" in commercial areas. The MCX
zoning can be attractive to landowners because it provides a somewhat broader range of
uses than either the ML or CN zones. Commercial uses not allowed in CN that are
allowed in MCX include indoor amusement and recreation facilities and bars and
nightclubs. MCX also allows a range of light industrial uses such as warehousing.
Without abandoning the general principle that the MCX zoning should be in
Industrial designations, the applicant's rezoning request can be considered consistent with
the General Plan LUPAG map given that the immediately adjacent property is currently
zoned MCX. The Industrial LUP AG designation is immediately across Kuawa Street,
there is MCX zoning across Kuawa Street, and the purpose of this zoning is to expand the
range of commercial uses allowed within an already existing commercial building. It
should not involve a significant change in the present character or appearance of the
property or the general area. It is not adj acent to any homes, businesses, or other uses that
would seem incompatible with the change of zone.
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The Honorable J Yoshimoto, Chairman
and Members of the County Council
Page 4
The State Land Use designation for the property 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
advantage of this area is its location in close proximity to water, air transportation
terminals, harbor facilities and the residential population ofHilo. 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 property is a relatively level approximately 52,457-square foot parcel, the site
of the Thy Word Ministries and other businesses located on the northeastem comer of
Kuawa Street and Kalanikoa Street. The Waiakea Kai Shopping Center is adjacent to the
property to the east, towards Highway 11. There are two structures on the site; one
approximately 21,989 square feet presently used as a warehouse and housing the church,
warehouse space, the office of the Research Corporation of the University of Hawai 'i,
and the applicant's office. The approximately 500 square foot smaller structure was
formerly used for painting, but is currently vacant. The parking area is paved, and
landscaping forms the boundary along Kalanikoa Street.
The closest residence is located over Y4 of a mile from the site, beyond Piilani
Street. The area of the request is more light industrial and general commercial in nature.
The surrounding land uses, visibility, and accessibility of this site make it more attractive
for more intensive commercial and light industrial uses. The proposed MCX-20 zoning
would make the site more competitive and compatible with the surrounding land uses.
The land uses in the immediate area are a mix of commercial and industrial uses.
Hilo Intemational Airport is zoned ML-20 and located east/southeast of the property.
Commercial and/or industrial uses nearby include warehousing, aviation related uses, and
office buildings. A Volvo dealership is located adjacent to the property to the east and
zoned CN-I0. Ken's House of Pancakes is located diagonally of the property to the north
and zoned CN-I0. The property to the east is zoned MCX-20, site of the Waiakea Kai
Shopping Plaza. The property across Kuawa Street to the south is zoned MCX-20 and is
vacant. Properties to the southwest are zoned ML-20, site of a storage facility. A bar and
a commercial complex is located southeast of the site and zoned MCX-20
All utilities and services are available to the site. Access to the project site is
proposed from Kuawa Street, a County road with a right-or-way of 60- feet with a curb,
gutter and sidewalk section fronting the property. Currently, there are two full-movement
accesses to the site, one from the nOlihem end ofKalanikoa Street and the other on the
westem end of Kuawa Street. There is also an ingress-only access along the eastem end
of Kuawa Street. Kuawa Street has a right-of-way of60 feet, with curb, gutter and
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The Honorable J Yoshimoto, Chainnan
and Members of the County Council
Page 5
sidewalk fronting the parcel. Kalanikoa Street has a right-of-way of 60 feet, but no curb,
gutter and sidewalk along this section of the street. There is a 4-way stop on the
intersection of Kuawa Street and Kalanikoa Street.
The Department of Public Works states that the existing driveway along Kuawa
Street is located too close (approximately 20 feet) from the intersection ofKuawa and
Kalanikoa Street. As such, DPW recommends the existing driveway be removed and
replaced with concrete curb and sidewalk in conformance with Chapter 22 of the Hawai'i
County Code, which requires a minimum distance of75 feet from the intersection. A
condition of approval will be added to reflect the DPW's recommendation.
County water is available to the site. The property is connected to the County
sewer line. If required, a Solid Waste Management Plan will be prepared. Electricity and
telephone services are available to the site.
The property has no severe geological or topographical problems which call1iot be
rectified or which would render the land unusable. The project site is located within Zone
"X", area detemlined to be outside the 500-year floodplain. As the site is already fully
developed, no professional surveys were conducted of the site. However, the applicant
has stated that should any archaeological features or sites be discovered during the
development of this project, work will immediately cease and the applicant will notify the
Planning DepaJiment. By letter dated July 23,2009, the applicant requested a letter of no
effect from the Department of Land and Natural Resources Historic Preservation
Division.
No professional flora or fauna surveys were conducted of the site. However, as
the site is fully developed, no rare or endangered floral orfaunal resources are likely to be
found on the site. The property is located in an urban setting adjacent to the airport and
aviation related uses, as well as commercial and industrial uses.
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The Honorable J Yoshimoto, Chairman
and Members of the County Council
Page 6
The request is not contrary to Chapter 205A, Hawai'i Revised Statues,
relating to Coastal Zone Management. The property is located in the Special
Management Area. Thus, the applicant is requesting the concurrent processing of a
Special Management Area Use Pemlit application. The project site is located
approximately one mile from the shoreline and will not be impacted by coastal hazard
and beach erosion. There is no record of a designated public access to the shoreline or
mountain areas that traverses the property. According to the applicant, 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. Thus, it is
not anticipated that the proposed request will have any adverse impact on cultural or
historical resources in the area.
Based on the above findings, approval of this change of zone from a Limited
Industrial 20,000 square feet (ML-20) 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 ofHilo Zone Map), of
the County Zoning Code is transmitted.
Weare enclosing copies of the staff Background and Planning Director's Recommendation for
your information.
Sincerely,
~ ?JDc;~
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Rell Woodward, Chairman
Windward Planning Commission
Lamericantradingrez09-000 1 02wwpc2
Enclosures
cc: Mr. Sidney Fuke
American Trading Co., Ltd.
Department of Public Works
Department of Water Supply
Department of Land & Natural Resources-HPD
DOT -Highways, Honolulu
Lincoln Ashida, Esq., Corporation Counsel
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BA TSMAREZ.doc-9/10/09
COUNTY OFHA W All PLANNING DEP A~TMENT
BACKGROUND REPORT
AMERICAN TRADINGCQ., LTD.
CHANGE OF ZONE APPLICATION (REZ09-102)
SPECIAL'MANAGEMENT AREA USE PERMIT (09-35) ,
AMERICAN TlUDING CO., LTD has submitted applications for a Special
Management Use Permit and a Change of Zone from Limited Irrdqstri,al20,000 square feet (ML-
20)toJndustr1al-Com:rherc~al Mixed 20,000 square feet (MCX-20) for approxim~tely 52,457
square feet ofUmd, atida 'Special Management Area Vse Permitto convert 'portions 'of the '.
existin~ warehouse structureinto'office and/orretail spaces.1;he"prpperty is the sit~ of Thy Word
, .
Ministries, . adjac~ht to' ~d,. west bf the Waiakea Kai. ShqppingPlaza,'Wl:ljakea, Sou!h tIilo;
Hawaii, TMK: ~,.~L32:44~
PROPOSED ACTION
1. Reqilest; . elj~geOf zone frOth ML-20 t6MCX-ZO. for;appt6~matejy '5 2,457 square 'feet
. ,
6fland.aftda ~peCi'a1MaI1~gement Area Use pernlit to>convertp6rtipns of the existing
. warehousestfljc(ure into office and/or retail spac;es, TheaPJ>~cant has no plans to
construct.~tnew building on the s~te. Instead, improvemen.ts will he limited to landscaping
and intenor ren.ovations. (Exhibit 1 ... Change of Zone arid &pecial Management Area
UsePertnit applications)
2. Reasons for t~e Request: The applic~t propolses a mix of warehouse, office and retail-
related uses, but the current ML.:20 zoning limits the Syope of commerCial u~es. The
. requeste'd MCX-20 zoning will allow for the proposed uses.
3. Cost: Approximately $50,000.
4. La..dowDer: 'Afnerican TradingCo.,Ltd.
STATE AND. COUNTY' PLANS
5. State Land Use Designation: Urban.
6. GPLUPAG Map:, IndustriallMedium Density Urban.
7. DUo Community Development Plan: The Hilo Community Development Plan adopted
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Carm. 620
Bill 176
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by Planning Commission Resolution No. 1 on May 21, 1975 identifies the area for
commercial purposes.
8. County Zoning:ML-20.
9. MCX Zoning: The purpose of the MCX (industrial-commercial mix:eduse) district is to
allow mixing of some industrial uses with commercial uses. The intent of this district is to
provide for areas 9f diversified businesses and employment opportunities by permitting ~
broad range of uses, without exposing non-industrial uses to unsafe and unhealthy
enVironments. The height limit in the MCX district is 45 feet. The minimum yards in the
MCX district are front yards 20 feet, side and rear yards, none, except where the adjoining
building site is ina~~, :RI), RM or RCX zoned district. Wbere the side or rear.propertY'
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lin~ adjoins th~ side or rear yard of a building site in a RS,RI:>; RM'or RCX zQIled djstrict,
. . . .
side or 'tear yard must conform to the side or rear yard,requiremeIlts for dwelling use of
th~.adjoining distIiei.
. . . . .
.10. (()~stal Z(m~Mallagement~I;IRS, Chapter205A:' The 'entire 'StateofM~w8illies '
. .,' ".' -'.' .- -
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witliiIl the Coastal?6>>e Managemenf an~a.
11. '. . Special ,Management Area: The SMA is a. part of the Coastal Zone Management
PrQgram regulated by the Goup.ty. The project site is located~pprmpmately one mile from
the shoreline and'isinthe SMA.
DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA
12. Subject Property: The property is located on the northeast corner ofKalanikoa Street
and Kuawa Street, site of Thy Word Ministries. The Waiakea kai Shopping Center,
, which is adjacerittb the property to the east towards Highway 11, was rezoned from CN-
io to MCX.20 in 2004. There are two structures on the site; one approximately 21,989 .
square feetpreseIltly used as a warehouse' and housing the' church, warehouse space, the
. ,
ofllce bfthe Resea,ichCofporation of the UniversityofI1~Wai'i; and the applicant's office~
Tbe approximately 500 square f06tsmaller structure was formerly used for painting, but
is currently va.cant. The parking area is paved, and landscaping forms the boundary along
Kalahikoa Street.
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13. Surrounding Zoning and Land Uses: The land uses in the immediate area are a mix of
commercial and industrial uses. Hilo International Airport is zoned ML.,20 and located
east/southeast ofthe property. Commercial and/or industrial uses n~arby include
warehousing, aviation related uses, and office buildings. A Volvo dealership is located
adjacent to the property to the ease and zoned CN-IO. Ken's House of Pancakes is
located diagonally of the property to the north and zonedCN-IO: The property to the
east is zoned MCX.,20,site of the Waiakea Kai Shopping Plaz.a: The property across
Kuawa Street to the south is zoned MCX-20 and is vacant. Pfopertiesto the southwest
,
ate zoned ML-20, including a storage facility further southwest of the site. A bar ahd a
commercictl complex are located southeast of the. site an<i zoned MCX-,20.
. .
14.U.S.D.i\. Soil Type:K.eaukaha extremely stony muck, 6to~0 percentslopes (rKF])).
. . .
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The:soil:qOfisists of well drained, thin organic soils over p3..hbepoe lava begtoclC.
1 ~ .~~nd:Stu~yBurea-lI'~Productivity Rating: Unclassified,
16:'NQise !n)pads::E,psting atnbient noise includes airpottlaviatiohuse, ttaflj~;Wiud,
17.
18,
19.
20.
not an oceanfj-ont parcel, and will not affect, or be affected by shoreline processes.
Recreational Resources: The proposed action Will not r~dll:ce tqesizeof the.pbastline ()f
otherareastlsed forptiblicrecreational uses.
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21.
Visu~1 Resoluces: As the site is already fully-developed; the pI'oject will not ~ect the
line-'of..,.sight toward the ocean.
Flora/F~nma: No professional surveys were conducted of the site. Since the property is
fully developed, no rare or endangered floral or faunal resources are expected to be found
22.
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on the site.
23. Archaeol()gical/Historical Resources: As the site is fully developed, no professional
surveys were conducted of the site. The applicant has stated that should any
archaeological features or sites be dis~overed during the development of tms project, work
will immediately cease and the applicant will notify the Planning Department. By letter
dated July 23,2009, the applicant has requested a letter of no effect from the Department
'of Land and Natural Resources Historic Preservation Division:
. .
24. Cultural or Native Gathering Rights: As the property is fully developed, there is no
evidence of any traditional and customary Native Hawaiian rights being>practiced on the
. site, nor existence of any known valued cultural, historical or native resources inthe area.
25. Public Access: There is no record of a designated public access to the sJ).Oreline or
ll1cmntain areas that tniver~es the property.
:PUBLIC UTILI'I1ES ANn SERVICES
, . "
26. . Access: Access to the project site is propos~dfr6m Kuawa Street, a County road with a
. .
. rig}it-Qr-way ~f 60~feet. with >a curb, >gutter. and's~qewalksectioI1 frontin~ the .prope~y.
:'Currently,there aje'tWQ full-movement ~ccesses to the site, One frpm the northerilend of
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Kalapikoa Street a.nd the other on the wes,tern end ofKu~wa Street. There is also an .:
iQgress-oI1lyaccess along the eastern end QfKuawaStr~et. KuawaStreet has aright-of.,
waY of 60 feet, with curb, gutter and sidewalkfrontin~ the parcel. Kalanikoa Street has a
.right-of-wayof60 feet, but no curb, gutter and sidewalk along this section of the street.
There is a 4-way stop on the intersection ofKuawa Street and Kalanikoa Street. The
Department of Public Works suggests the removal of the existing driveway on Kuawa
Street due to its proximity to the Kuawa Street/Kalanikoa Street intersection.
27. Water: County water is available to the site.
48. Wastewater: The property is connected to the County sewer line.
29. S(did' Waste: Solid waste will be halldled bycbn:nllerciaJha1J.ler~. If reqvired, a Solid
Waste Management Plan will be prepared.
30. Essential Utilities and Services: Electricity and telephone services ':lre available to the
site.
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AGENCIES' AND ORGANIZATIONS' COMMENTS
31. Department of Public Works: P.D. Exhibit 2... September 3,2009 memo
32. Department.,fWater Supply: P.D. Exhibit 3... September 2, 2009 memo
33. Fire Department: P.D., JExhibit 4 - August 31, 2009 memo
34. Police Departm~ntP.:O. Exhibit 5 - August 14, 2009 memo
35. Department of Environmental Management: P.D. Exhibit () ..AugustIO, 2009
memo
36. DLNR Historic Preservation Division: P.D. Exhibit 7 - August 13, 2009 memo
37. DLNR Land Divisioll: P. D. Exhibit 8... September 1, 2009'memo
38. DepartmentofIlealth: P. D. JExhibit 9- August 18,2009 memo
AGENCIES -.NO RESFONSE
39.CiviJ. Defense Agericy"Department of Transportation .
APPLICAN'I"SRE8PON8E TO AGENCIES .
. .
40. 'f.n...:Exhibjt 10 f 1\:ugust ~5, 2~09. an:dSept~mb~r 8, 2009JetterS
PUBLIC coMMENTS
41. None as of'this writing.
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APPLICATION
FOR
COUNTY REZONING
(ML-20 to MCX-20)
and
SPECIAL MANAGEMENT AREA USE
PERMIT
AMERICAN TRADING CO., LTD.
Waiakea, South Hilo, Hawaf'j
TMK: (3) 2-2-32: 024
Prepared For:
American Trading Co., Ltd.
Prepared By:
Sidney M. Fuke, Planning Consultant
July 2009
Planning Dept.
Exhibit I
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ATTACHMENT
Commercial, RM, Resort, & Industrial
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. if your request is approved, do you intend to subdivide
the subject land in accordance with the approved change
of zone? No
If yes, please answer the rest of question I and then to
question 3.
a.
How many acres of the requested area do you intend to
subdivide?
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
d: Keep it? 'res
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.
Renovate a portion of the existing warehouse for retail and office use.
4. Have you performed any study which would demonstrate a need for
your proposed building and/or development? No
if so, please elaborate on your findings in the space provided
below.
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5.
Have you performed any study which discusses the
environmental impacts your request would nave on the
surrounding area and/or the County?
Yes
If so, please elaborate on your findings in the space
provided below.
Please refer to accompanying planning and environmental report
6. Are there any buildings on the subject area?
If so, what kind?
Yes
Existing warehouse building
What do you intend to do with those buildings if your
request is approved?
Renovate a portion of the warehouse for office and retail use
7. Is the subject land currently being used for any
agricultural activity?
if so, please list the kinds of products grown on and
how many square feet or acres of land per product?
No
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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 !I/O
a. Schools x
b. Roads x
c . Sewer x
d. Drainage x
Police Protection x
e.
Fire Protection x
f.
x
g. Recreational Facilities
Recreational Facilities x
h.
1.
-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.
No. The site has been improved and used for a warehouse and related uses for 50+ years.
Signature:~~
Address: 113 Kuawa Street Hilo, III 96720
Telephone: 935-3381
Date: July 1,2009
-5-
6338A/50A
SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
(Type or legibly print the requested information)
APPLICANT:
American Trading Co., Ltd.
APPLICANT'S SIGNATURE:
DATE:
ADDRESS:
113 Kuawa Street Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
E. Matsumura - Pres.
Kathleen Matsumura,- VP; Wilma Matsumura - Sec- Treasurer
PHONE: (Bus.)
LANDOWNER(S):
935-8344
(Res.)
(Fax)
AmericanTtading-Co., Ltd. .
LANDOWNER SIGNATURE(S):
LANDOWNER(S) ADDRESS:
DATE:
(May be by letter)
113 Kuawa Street Hilo, HI 96720
REQUE.ST:
Proposed conversion of an existing warehouse/office building into
commercial retail and office use
TAX MAP KEY:
(3) 2-2-32: 024
ZONING: Proposed MCX-20
SIZE OF PROPERTY OR AFFECTED AREA(S):
52,457 square feet
AGENT:
ADDRESS:
Sidney Fuke
100 Pauahi Street, Suite 212 Hilo, HI 96720
TELEPHONE:(Bus.) 969-1522
(Res.)
(Fax) 969-7996
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL:
Sidney Fuke
COPIES:
American Trading Co., Ltd.
I .
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COUNTY ENVIRONMENTAL REPORT
COUNTY REZONING REQUEST - ML-20 to MCX-20
and
SPECIAL MANAGEMENT AREA USE PERMIT
American Trading Co., Ltd.
WAIAKEA, SOUTH HILO, HAWAII
TAX MAP KEY: (3) 2-2-032: 024
I. INTRODUCTION
The applicant, American Trading Co. Ltd., wishes to rezone the subject
site consisting of 1.2+ acres or 52,457 square feet from Limited Industrial
(ML-20) to Industrial-Commercial Mixed (MGX-20 in the City of Hilo,
Hawaii. At the same time, since the subject site falls within the County
Special Management Area ("SMA") boundary, a SMA Use Permit is being
sought for the contemplated improvements. The subject site is located on
the northeastern corner of Kuawa and Kalanikoa Streets, Waiakea, South
Hilo, Hawai'i, TMK: (3) 2-2-032: 024. Its street address is 313 Kuawa
Street.
If successful, the applicant plans to convert portions of the existing
warehouse structure into office and/or retail spaces.
II. PROJECT LOCATION
As noted earlier, the subject site consists of 52,457 square feet and is
identified by TMK: 2-2-032: 024. The site is located on the northeastern
corner Kuawa and Kalanikoa Streets. It is also on the same block as other
uses that front Kanoelehua Avenue. (Figures 1 & 2)
Adjacent to the subject site and up to Kanoelehua Avenue is a commercial
complex (Waiakea Plaza) that was recently rezoned into the MGX-20
district. On the south side of Kuawa Street, there is a restauranUbar as
well as commercial building which house a variety of commercial uses.
On the north side of the subject site is a car dealership. There are other
commercial/industrial uses within 300 feet of the subject site that include
warehouses, offices, restaurants, and a retail store.
III. PROJECT DESCRIPTION
A. Project Concept and Components
There are currently two structures on the subject site. One is a
vacant 500 square foot structure that was formerly used for painting
and will probably be used for storage in the future. The principal
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structure is a 21,989 square foot warehouse structure. That
structure currently houses a church, warehouse space, and the
applicant's office. The church, Thy World Ministries, utilizes 9,288
square feet on a month to month lease. The applicant's office
consists of 1,472 square feet. The remaining 11,229 square foot
area is used for storage. The Research Corporation of the
University of Hawaii utilizes 7,509 square feet, while the applicant
uses the remaining 3,720 square feet. (Figure 3)
There are 56 and 1 handicapped parking stalls on the site now.
The 57 stalls are sl,lfficient for the current uses. The amount of
commercial office or retail uses would be a function of the stalls
available on site.
At this time, the church conducts its services on Thursday evenings
and during the day on Sundays. As such, because of this
schedule, parking has been shared and has worked very well. The
applicant does not visualize any parking difficulty should there be
more retail or office use.
Given the surrounding industrial and commercial uses, the
applicant believes that the area could support a project that
combines a mixture of warehouse and office and retail-related
uses. In that regard, it would like to convert portions of the
structures for those uses. However, because the existing Limited
Industrial (ML-20) zoning restricts the amount of office and retail
uses, the applicant is seeking the Mixed Commercial-Industrial
(MXG) zoning.
There are presently three accesses serving the site, one from
Kalanikoa Street and two from Kuawa Street. One of the accesses
from Kuawa Street is limited to ingress only; the other two accesses
have full movements.
..
At this time, the applicant has no plans to construct a new building
on the site. Instead, improvements would be limited to additional
landscaping and interior renovations to accommodate future
tenants' needs.
B. Proiect Timetable and Cost
Should the request be approved, the applicant intends to market
and utilize the property for uses consistent with the requested
zoning. At this time, only minor interior improvements are
anticipated. The cost is not expected to exceed $50,000.
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RONALD H. NAGATA LLL, INC.
AMERICAN TRADING CO., LTD
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IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The subject property is designated Urban. As such, no State Land
Use Commission action is required. The County of Hawaii can
process the rezoning request.
B. County General Plan
The County General Plan Land Use Pattern Allocation Guide
(LUPAG) map, if scaled, designates the site Industrial. Relative to
the Industrial designation, the General Plan allows consideration for
"manufacturing and processing, wholesaling, large storage and
transportation facilities, and light industrial uses." As such, the
requested MCX zoning would be consistent with this designation,
and no General Plan amendment is necessary.
No changes affecting this area were made in the most recent
revision to the General Plan.
C. Hila Community Development Plan
The Community Development Plan (COP) attempts to further define
the General Plan and serves as a Quide for decision-makers. It
was adopted by the Planning Commission in 1975, over 25 years
ago. Although reviewed by the County Council, the COP was never
adopted.
The COP's Land Use Concept map identifies a ML-10 designation
for this area. This designation suggests industrial uses, and the
requested zoning would thus be consistent with the map.
Notwithstanding this consistency, however, it is acknowledged that
the growth of Hilo and its outlying areas like Puna, has made some
of the planning assumptions of the COP obsolete. An updated
COP would be" timely.
Absent the availability of a relevant intermediary planning
document, one must rely only on the General Plan LUPAG map
and policies. In the end, the General Plan is more critical, as the
County Charter requires all zone changes to be consistent with it.
3
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D. County Zoning
The County zoning of the subject site is Light Industrial (ML-20). If
the Industrial-Commercial Mixed (MGX-20) request were approved,
the site would be developed into a mixture of office and retail uses,
rather than predominantly warehouse use. For the use conversion,
all requirements of the appropriate land use and development
codes such as parking, landscaping, fire, ADA, and the like would
be complied with during the subsequent permitting phases of this
project.
G. Special Management Area ("SMA")
The site is situated within the County SMA district. As such, while
the contemplated improvements and associated uses may be
considered exempt from the definition of "development" and hence
any Major or Minor SMA permit, this request is being filed to
eliminate the need for such action in the future. A discussion of this
project's relationship to the SMA policies and objectives are found
in Chapter IX of this report.
H. Other Permitting Considerations
Other construction-related permits may still be required. If required,
these would be of the "ministerial" variety, such as Plan Approval,
building permit, driveway permit, and health clearances.
v. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The 52,457 square foot site has a rectangular shape. Its width is
260+ feet while its depth is about 201 feet. There are two
structures on this fairly level site. The larger one, consisting of
21,989 square feet, is presently being used as a warehouse,
church, and office. The other one, consisting of 500+ square feet,
was formerly used for painting and is presently vacant.
There are also paved parking surrounding these structures.
Landscaping, primarily azalea plants, form the boundary along
Kalanikoa Street.
B. Climate, Soil and Topography
According to the State Commission on Water Resource
Management, the nearest rain gauge in this area is the Hilo Airport.
4
The rainfall data of this gauge notes that over the past 37 years, the
annual median rainfall for this area was 131.1 inches. The wetter
months tend to occur between October through April. The average
daily temperature ranges from a minimum of 61 degrees to a
maximum of 79 'degrees Fahrenheit. Wind patterns are generally
tradewinds (easterly) during the day and westerly or mountain
winds during the evenings.
There are no perceptible topographic or geologic constraints on the
subject fully improved site. Its elevation is approximately 65 feet.
Being within a heavily urbanized area, the Land Study Bureau
Overall Master Productivity Ratinq does not have any classification
for this site. Likewise, the site is not classified under the
Agriculture Lands of Importance to the State of Hawaii (ALlSH)
classification system. Thus, the State's classification system does
not recognize this site as being agriculturally important.
The U. S. Soil Conservation Service, however, has designated the
soil type in this are to be of the Keaukaha extremely rocky muck
(rKFD) series, 6 to 20 percent slopes. This soil type consists of
well-drained, think (less than 1 foot) organic soils overlying
pahoehoe lava bedrock. Runoff is medium, erosion hazard slight,
and shrink-swell potential high. These soils are usually moist, but
when dried, they have high shrinkage but low swelling potential.
This soil type is widespread throughout downtown Hilo. However,
because the site is fully improved, the soil type classification is not
really relevant.
c. Natural Hazards
1. Drainage
The US Corps of Engineers' Flood Insurance Rate Map
(FIRM) designates the area of the proposed development to
be in Zone X (areas outside of 500-year flood). There are no
drainage ways through the site. Accordingly, the site has not
and should not be subject to flooding.
As there added level of impervious surface resulting from the
parking area, there are a few drywells. No additional
drainage improvements are being contemplated.
2. Tsunami Hazard
Although the site is situated about a mile from the ocean, it is
5
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located within the County of Hawai'i Civil Defense's Tsunami
Evacuation Zone. The evacuation line in this area extends
up to Hualani Street. Thus, people within this area must
evacuate the site when the Civil Defense issues a warning.
3. Volcanic and Earthquake Hazards
The United States Geological Survey (USGS) classifies the
entire City of Hilo as being within Lava Flow Hazard Zone 3,
on a scale of ascending risk, 9 to 1. There is very little that
can be done to mitigate this situation and reflects an ongoing
threat to all residents and businesses.
The entire island of Hawaii falls within Earthquake Zone 4,
according to the County Building Code. As such, the
applicant understands and accepts that there may be added
structural requirements to address this seismic hazard
during the conversion process.
D. Fauna Resources
, Although there was no professional survey conducted of the faunal
resources of the site, the applicant does not believe that rare or
endangered faunal resources are likely to be found within or
proximate to the subject site. The site is within an urban
environment, with lots of light industrial and commercial uses
adjacent and/or proximate to the site.
Introduced bird species (such as dove, Japanese White-eye, house
finch, myna) are commonly seen in this area. Domestic animals
such as cats and dogs, and other animals like rats and mongoose
are also common. These are all common and not endangered.
As such, it is unlikely that the development of the subject property
would cause any adverse faunal impacts.
E. Flora Resources
No commissioned flora survey was conducted of the site due in
large measure to its location (urban) and the residential use of the
property.
There is some typical landscaped vegetation such as the azalea
plants. Like the faunal resources, the site is thus unlikely to have
any threatened or endangered plant life.
6
F. Historic/Cultural/Archaeological Resources
For the same reason noted above, no commissioned
archaeological inventory survey and cultural assessment study was
conducted of the subject site. The industrial use ofthe site for well
over 50 years reduces the prospect of finding any archaeological
remains.
Nonetheless, during the course of redeveloping this project, should
any anticipated archaeological features or sites be uncovered, work
in the affected area will immediately cease and the applicant will
notify the Planning Department.
G. Valued Cultural Resources
In view of the recent Hawaii State Supreme Court's "PASH" and
"Ka Pa 'akai 0 Ka 'Aina"decisions, the issue relative to native
Hawaiian gathering and fishing rights must be addressed.
Specifically, there must bea discussion of the cultural, historical,
and natural resources and associated traditional and customary
practices of this site.
In this situation, the subject site is not adjacent and/or proximate to
the shoreline. As such, fishing and/or coastal access is not an
issue.
It is not known whether the subject or immediate surrounding area
was ever used for the gathering of plants by native Hawaiians.
However, as the site has been used industrially for well over 50
years, it would appear very unlikely that the site would serve such
purpose today and/or in the recent past.
The site also appears not to have any known archaeological
features on the subject property.
Based on the above, it does not appear that the project would have
any potential adverse impact relating to the cultural and historical
resources of this area.
H. Water and Coastal Resources
The subject site is located over a mile from the coastline. As such,
coastal impacts resulting from discharge of drainage systems from
the site should not be significant. Being a non-coastal property, no
coastal access will be affected.
7
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The project will connect to the County's sewer line fronting Kuawa
Street. As such potential groundwater and coastal resources
impacts would be mitigated.
Further as noted earlier, prior to the installation or use of any
additional drywells on the, site to address on-site drainage
concerns, the appropriate UIC permitfrom the State will be taken.
At that time, impacts to water and coastal resources will be
carefully examined.
I. Noise, Air Quality, and Dust Impacts
The existing background ambient noise level is associated with the
wind, foliage, birds, airport, aviation-use, and traffic along
Kanoelehua Avenue, Kuawa Street, and Kalanikoa Street. The
Kanoelehua Avenue traffic is relatively high, averaging 50Ldn or
even higher during heavy traffic and/or airport use.
As noted earlier, traffic along Kanoelehua Avenue and frequent
aircraft traffic, however, heavily influence manmade noise in this
area. Kanoelehua Avenue is a major cross-town 6-lane, divided
highway. As such, although this project may introduce additional
vehicular traffic to this area, it is not anticipated to contribute
significantly to the long-term ambient noise level.
Thus, any traffic increase should result in a noise increase of equal
to or less than 55Ldn, which is within acceptable levels within an
urban environment. The periodic aircraft over flights generate a
higher level at approximately 60 or higher Ldn.
There be little or no short-term noise impacts, as the structures are
already in place. Furthermore, all improvements for the most part
will be interior, and the noise associated with these improvements
will be temporary. Additionally, all applicable State rules governing
construction noise abatement will be observed. The applicant also
intends to not allow noise-generating construction activity to occur
on Sundays and early morning and late evening hours.
The proposed development should not generate any direct air
quality impacts. During the short-term, there may be some fugitive
dust associated with the interim construction of the project.
However, compliance with the State Department of Health's
regulations governing dust control should help mitigate this
potential impact.
8
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From a long-term perspective, the project itself is not expected to
have uses that generate adverse air pollutants. The only
discernible air quality impact would be associated with vehicular
traffic to and from the site. While the added traffic will have an
impact to the ambient air quality, the impact should not be
significant. This is due in part to the higher EPA standards for
automobile air emissions and the prevailing tradewinds.
The required parking area within the project site is already paved
with an all-weather, dust free surface. Although there is
landscaping on the site, if additional is required as part of the Plan
Approval requirement, it will be installed. As such, with the
exception of minimal construction dust in the beginning, long term
dust generated by the project should be insignificant.
J. Scenic and Visual Considerations
In the Natural Beauty element of the General Plan, there are sites
or areas listed as scenic resources. The subject site is not listed as
a scenic site. However, Mauna Kea and M,auna Loa are listed as
scenic resources.
The. proposed development would not have any visual impacts on
either of those mountains, particularly from Kaneolehua Avenue.
The location of the site is such that there will be no interruptions to
these views. Furthermore, there will be no new structures on the
property. The existing structures, with a height of less than 25 feet,
are comparable to a standard residence.
Thus, there should be little, if any, visual impacts resulting from this
project.
VI. SOCIAL AND RELATED CONSIDERATIONS
A. Surroundina land Uses
The land uses in the immediate area are a mixture of commercial
and industrial uses. These uses range from auto dealership, office,
restaurants, bar, general retail, storage/warehousing, and the like.
Accordingly, the requested zoning would be consistent with the
design and scale of the existing and emerging uses of the general
area.
9
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B. Economic Impacts
The requested zoning would have some measure of economic
impact, as it would provide short-term employment opportunities for
those in the construction and related industries during the
renovation process.
With the allowance of greater commercial and light industrial uses,
the structure should be able to attract a wider variety of users. In
turn, the project could be a little more successful, increasing the
chances for a number of longer-term employment opportunities.
The subject property is located proximate to commercial areas,
including Downtown Hilo, Kaiko'o Mall, Hilo Shopping Center, and
the University. It can thus be complementary to and indirectly
supportive of those areas.
A mixed industrial/commercial rezoning would also increase the tax
revenues to the County. It is unlikely that this request would have
adverse real property tax consequences to adjoining properties, as
all of them are used or zoned commercially or industrially.
C. Agriculturallmpacts
The site is and has not been used for intensive agricultural
activities. The site has been used as a warehouse for over 50
years. The surrounding area is also heavily urbanized. Even the
State ALlSH's mapping system does not classify this site.
Accordingly, the potential commercial agricultural value of the site
is minute, if at all.
VII. INFRASTRUCTURAL CONSIDERATIONS
A. Road
The subject site fronts both Kalanikoa and Kuawa Streets. Kuawa
Street has a right-of-way of 60 feet, with a curb, gutter, and
sidewalk section fronting the subject site. Kalanikoa Street also
has a right-of-way of 60 feet. However, there is no curb, gutter, and
sidewalk section along this street.
The site is serviced by a full-movement access from the northern
most end of Kalanikoa Street and the western end of Kuawa Street.
There is also an ingress only access along the eastern end of
Kuawa Street.
10
Traffic at the intersection of Kuawa and Kalanikoa Streets is
governed by a 4-way stop. These 2-way streets are level and
straight, thus affording more than adequate sight distance.
Kalanikoa Street at its intersection with Kamehameha Avenue and
Kuawa Street at its intersection with Kanoelehua Avenue are
limited to right-turn movements only.
While there will be some measure of traffic impacts, there are
certain conditions that should help mitigate the impacts. For one,
as noted earlier, both streets are relatively straight in this area,
affording good sight distance. Then, too, the location of the
Kalanikoa Street driveway is situated as far away possible from the
intersection. While the Kuawa Street driveway is near the
intersection, the 4-way stop serves to mitigate potential conflicts.
The applicant understands that curb, gutters, and sidewalk are
desired along commercial and industrial street frontages. In this
case, if required, the applicant would like to have it deferred until
there is more than 60% of office or retail use on the site or until a
new structure is constructed on the site. With the higher retail use,
pedestrian traffic or activity could be a little higher; that would not
be the case for warehouse use. Furthermore, with a new building
and the need for additional construction financing, it would be.
financially easier for the project to absorb the cost of the curb,
gutter, and sidewalk improvement.
B. Water
The County's water line fronts Kuawa Street. This line already
services the site. Should there be a need for a larger meter and a
backflow preventer, one will be installed by the applicant.
c. Wastewater
The project's wastewater system will be hooked up into the
County's 10-inch line fronting Kuawa Street.
D. Solid Waste
Solid waste, as is presently been done, will be handled by
commercial haulers who will dispose of the refuse at the county
approved landfill, which at this time is located in Hilo. Typically, the
waste generation of a project should not be significant.
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Although the applicant does not believe one is needed, if required,
a Solid Waste Management Plan can be prepared to help address
ways to accommodate and reduce the project's waste.
E. Other Government Services
As this area is already part of the City of Hilo urban area, it is
already being serviced. No extension of government services
would be required, and existing facilities should be sufficient to
accommodate the limited demand expected from this project
At least 3 County Fire Stations and Emergency Medical Services
are located within a 5-minute response area.
As this project is a commercial/industrial one, it should have little or
no direct impacts to schools, parks, and other related facilities.
Nonetheless, there are parks and schools within a 2-mile radius of
the subject site.
The Hilo Medical Center is located, approximately 3 miles from the
site. This hospital is one offive licensed hospitals on the island.
F. Other Utilities
All other utilities such as telephone and electrical services are
available to the site.
VIII. IMPACT SIGNIFICANCE ANALYSIS
A. Relationship Between Local Short-Term Uses of Environment
and Maintenance and Enhancement of Long-Term Productivity
The short-term use of the site would probably be continued
intermittent church use, warehouse, and limited office use.
Further, this project should not result in any significantly adverse
short or long-term impacts that cannot be properly mitigated. There
will be direct and indirect economic benefits - albeit small - resulting
from the construction and implementation of this project. Relatedly,
the project will generate increased tax revenues that can
supplement the State and County's fiscal resources.
Because of its location, this project will provide a service that can
be made reasonably accessible to the region and immediate
neighborhoods. The required infrastructure - if needed - will be
implemented by the applicant to mitigate potential impacts of this
project.
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B. Irreversible and Irretrievable Commitment of Resources
The subject site is already disturbed, having been used residentially
for well over 50 years. As such, the commitment of natural or other
resources (such as archaeological) would not appear to be an
issue. The likelihood of finding archaeological features on the site
is remote, due to the past development of the site. Further, any
unanticipated finds will be properly mitigated upon consultation with
appropriate government agencies.
c. Mitiaative Measures
The applicant intends to provide any required off and on-site
infrastructure in conjunction with the development of this project.
These may include drainage, wastewater, and water improvements.
If needed, the applicant is willing to improve the driveway access
from Kalanikoa Street, meeting with the approval of the County
Department of Public Works. Likewise, the applicant, if required, is
prepared to make on-site drainage improvements (although it
appears unnecessary atthis time) as well as connecting to the
County's wastewater system. All of these will be done in
conjunction with the subsequent permitting and permit
implementation phases of this project.
Although the potential for unearthing archaeological features on the
site is remote, if any inadvertent discoveries are made during any
phase of this project, the Planning Department will be notified.
Work will resume only upon receipt of proper clearances from said
agency.
If required, additional landscaping will also be incorporated within
the project site, as well as along the boundaries. The landscaping
would be consistent with the Planning Department's landscaping
rules.
As the site is fully developed and there are no residences on it,
there are no displacement or relocation issues.
D. Alternatives to the Proposed Proiect
1. No Proiect
Under the status quo alternative, the site would remain in its
current intermittent church, warehouse, and limited office
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use. Under this scenario, the site would not be fully utilized
in a manner that would be consistent with the surrounding
areas. Furthermore, the kinds of potential commercial goods
and services this site could provide would be diminished,
thereby leaving the broader community underserved.
2. Development Based on ExistinQ ML-20 ZoninQ
Under this alternative, the site would be limited to more
industrially oriented uses. The site would potentially be
underutilized, given its location and infrastructure conditions.
The site could possibly be subdivided into 2 lots and used
industrially. However, smaller parcels make it less feasible
for true industrial uses.
3. Alternative Industrial Densities
The site could be developed into a heavy industrial uses,
given its Industrial designation on the General Plan LUPAG
map. However, with the mixture of commercial uses in this
area, heavy industrial would not really be use compatible.
4. Evaluation of Alternatives
Leaving the property in its current underutilized state would
not maximize the use of the land as envisioned by the
General Plan. Because of the lower value associated with
warehouse uses, there would also be a concurrent
diminution in tax revenues and fewer services to the public.
While alternative industrial densities are possible, the
proximity of a major highway requires visual and land use
sensitivity that can more likely be achieved with a MCX
rather than a ML or MG zone.
At the same time, the project's impact to the area's social
and physical infrastructure would not appear to be
pronounced, particularly in light of the low impact industrial
uses being contemplated. Further, additional mitigative
measures such as landscaping, lighting, and so forth will be
taken to address any possible impact associated with the
proposed use.
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In that regard, the project in totality would be consistent with
the land use objectives sought to be accomplished by the
County General Plan LUPAG map.
In view of the aforementioned, it would appear that none of
the alternatives would be more prudent and beneficial than
the requested MGX-20 zoning alternative.
IX. REGULATORY ANALYSIS
A. General Plan LUPAG Map
The General Plan provides for the long-range comprehensive
development of the island of Hawaii. It provides direction for
balanced growth in the County. .
The LUPAG map designates the site Industrial, a designation that
allows the requested MGX-20 zoning. Accordingly, this request
would not be inconsistent with the LUPAG map.
General Plan Policies
The requested zoning would be consistent with the goals, policies,
and standards of the Economic and Land Use Elements of the
General Plan. Specifically, the more pertinent ones follow:
1. Economic Element
Goals
· Provide residents with opportunities to improve their
quality of life.
· Economic development and improvement shall be in
balance with the physical and social environments of the
island of Hawaii.
· The County of Hawaii shall strive for diversity and
stability in its economic system.
. The County shall provide an economic environment
which allows new, expanded, or improved economic
opportunities that are compatible with the County's
natural and social environment.
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Policies
o The County shall provide an economic environment
which allows new, expanded, or improved economic
opportunities that are compatible with the County's
natural and social environment.
iii The County shall strive for an economic climate which
provides its residents an opportunity for choice of
occupation.
· The County shall strive for diversification of its economy
by strengthening existing industries and attracting new
endeavors.
· The County shall encourage the development of a visitor
industry which is consistent with the social, physical, and
economic goals of the residents of the County.
Discussion
The request would provide opportunities for more office and
retail uses in the complex to an area that is serviced by a
good transportation system. Relatedly, all required
infrastructure is there or, if not and/or needed, will be
provided by the applicant without taxing government's
servicing ability.
Further, the area is located proximate to industrial and
business areas, making the site accessible to these uses.
At the same time, because of the type of uses and their
small-scaled nature, the requested project should be
consistent with the land use pattern in this area, while
making it convenient for the region and surrounding
neighborhoods.
2. land Use Element (Commercial)
Goals
.-'
. Provide for commercial developments that maximize
convenience to its users.
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" Provide commercial developments that complement the
overall pattern of transportation and land usage within the
island's regions, communities, and neighborhoods.
Policies
. Commercial facilities shall be developed in areas
adequately served by necessary services, such as water,
utilities, sewers, and transportation systems. Should
such services not be available, the development of more
intensive uses should be in concert with a localized
program of public and private capital improvements to
meet the expected increased needs.
. Distribution of commercial areas shall be such as to best
meet the demands of neighborhood, community and
regional needs.
. The development of commercial facilities should be
designed to fit into the locale with minimum intrusion
while providing the desired services. Appropriate
infrastructure and design controls shall be incorporated
into the review of such developments.
Standards
· Commercial developments shall be located in areas
adequately served by transportation, utilities, and
amenities. Commercial developments shall provide for
adequate internal circulation amongst commercial
facilities in the area.
. Off-street parking and loading facilities shall be provided.
. Commercial development shall maintain or improve the
quality of the present environment through the
consideration of visual, access, landscaping, and other
design elements in their development.
· Preference shall be given to commercial lands with a
reasonably level topography.
Discussion
As the City of Hilo and its surrounding area continue to grow,
there will be a need for more commercial and industrial
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areas. This area is somewhat suitable for such an
expansion. Because it is proximate to a main highway,
appropriate visual mitigative measures such as landscaping
and design can be taken. As such, from a visual and
infrastructure perspective, the proposed project would not
overwhelm the surrounding area.
The subject site also fulfills other policies and standards
articulated in the General Plan. The site is already serviced
by adequate infrastructure, and where there are not, will be
extended and/or provided by the applicant. The County
water and sewer lines are already available to the subject
site.
Police and fire protective services are available within a 5-
minute response time. As such, this project should not
require addition public services to be provided.
II
The site does not have any on-site developmental
constraints. The land is relatively level and is designated "X"
on the FIRM map.
Further, because warehouse and commercial/office uses are
not noxious, potential pollution concerns would be minimal, if
at all.
Being used as a warehouse and related urban activities for
over 50 years, the prospects of the site serving as a habitat
for rare or endangered plant or animal life appear remote.
There is also little evidence that the site would have any
archaeoloqical feature.
Because of the proposed scale and type of uses, the request
would be somewhat compatible with the growing mix of
industrial/commercial uses. To further mitigate potential
visual and noise impact, additional landscaping can be
provided adjacent to the surrounding properties.
Finally, the standards for a warehouse/commercial
retail/office building will be fulfilled. These include the
acreage, setbacks, uses, parking, etc.
c. Hilo Community Development Plan
As noted earlier, the Hilo COP was adopted in 1975 by the
Planning Commission to serve as a guide to the General Plan.
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Although the site is designated ML-10 and the requested MCX-20
zoning would be consistent with the COP, many changes have
occurred over the past 25 years, making the planning assumptions
of that plan obsolete.
D. Zoning
If the request is approved, all of the requirements relative to height,
setback, landscaping, and parking, and the like would be complied
with. No variances from the Code are anticipated.
E. Relationship to Special Management Area Obiectives ..
1. Recreational Resources
The proposed improvements should not have any adverse impact
to the recreational resources of the area. The property is not a
coastal property, and there are intervening privately owned
properties between the project site and the ocean.
2. Historical and Cultural Resources
As the site has been fullY improved and used for over 50 years, it is
very unlikely that there are any remaining historical or cultural
resources remaining on this site. Further, in the unlikely event that
there are any inadvertent finds during the course of renovating the
structure, work will immediately cease until clearance from the
County Planning Department is secured.
Relative to the site's potential cultural resources, the site is not a
coastal property and does not have a history of providing indirect
access to the shoreline. As such, the continued industrial and
commercial use of this site should not have any adverse impacts to
native Hawaiian cultural or religious practices.
3. Scenic and Open Space Resources
In the Natural Beauty element of the General Plan, there are sites
or areas listed as scenic resources. The subject site is not listed as
a scenic site. However, Mauna Kea and Mauna Loa are listed as
scenic resources.
The proposed development would not have any visual impacts on
either of those mountains, particularly from Kaneolehua Avenue.
The location of the site is such that there will be no interruptions to
these views. Furthermore, there will be no new structures on the
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property. The existing structures, with a height of less than 25 feet,
are comparable to a standard residence.
Thus, there should be little, if any, visual impacts resulting from this
project.
4. Coastal Ecosystem
The existing and any contemplated improvements should not
generate any adverse impacts to the area's coastal ecosystem.
Although the structures and parking area may have increased the
volume of rainwater, they have been directed into existing drywells
on-site and away from the ocean. Further, the site is situated
nearly a mile feet from the shoreline, and any direct interaction
between the proposed improvements and the coastal water should
not be excessive, if at all.
Then, too, there already is a sewer line that fronts Kuawa Street.
This line will be used to support the existing and projected
wastewater generated by this project.
5. Economic Uses
With the long-standing melting global economies and global
insecurities due in part to the threat of terrorism and health
concerns (such as Swine Flu Virus) it should be heartening to still
find businesses willing to reinvest on their properties.
The requested zoning would have some measure of economic
impact, as it would provide short-term employment opportunities for
those in the construction and related industries during the
renovation process.
With the allowance of greater commercial and light industrial uses,
the structure should be able to attract a wider variety of users. In
turn, the project could be a little more successful, increasing the
chances for a number of longer-term employment opportunities.
The subject property is located proximate to commercial areas,
including Downtown Hilo, Kaiko'o Mall, Hilo Shopping Center, and
the University. It can thus be complementary to and indirectly
supportive of those areas.
A mixed industrial/commercial rezoning would also increase the tax
revenues to the County. It is unlikely that this request would have
adverse real property tax consequences to adjoining properties, as
all of them are used or zoned commercially or industrially.
20
6. Coastal Hazards
Although the site is designated "X" on the Flood Insurance Rate
map, it still falls within the Civil Defense Tsunami Evacuation Zone.
However, with the advance early warning systems, there should be
adequate provisions to address impacts from tsunami (with the
exception of locally generated tsunamis).
As the site is not located adjacent to the shoreline and nearly a mile
away, normal winter storm waters should not be an issue for this
project.
7. Manaaing Development
While this function is more applicable to the "authority" or approving
agencies, the request is intended to operate within the confines of
the requested Mixed Commercial-Industrial (MCX-20) provisions of
the Zoning Code.
Because of the zoning consistency, this project would be consistent
with the policy of "us(ing), implement(ing), and enforc(ing) existing
law effectively to the maximum extent possible in managing present
and future coastal zone management."
8. Public Participation
There is a statewide public advisory body called Marine and
Coastal Zone Management Advisory Group (MACZMAG) that has
the task, among other matters, of advising the lead agency (Office
of State Plan) on coastal management issues. This includes a
direct or indirect review of certain requests that may have statewide
coastal zone management implications.
Public participation in the review of the permitting process is also
achieved through the use of sending notices to surrounding
property owners of the submittal of this rezoning and SMA
applications and another separate notice informing said owners of
the date of the Planning Commission's required public hearing as
well as the rights to request for participation via a contested case
hearing for the SMA application.
9. Beach Protection
The subject property is not a coastal property and nearly a mile
from the shoreline. As such, the policies and objectives relating to
this matter do not apply.
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1 o. Marine Resources
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Mitigating measures will be taken during the construction of any
improvements to the site. If required, erosion control measures
meeting with the requirements of the State Department of Health
and County Department of Public Works will be developed and
implemented, particularly during the construction period. If
necessary, additional drywells, meeting with the Underground
Injection Control (UIC) requirements of the State Department of
Health, can be constructed to help address potential impacts from
additional surface runoff.
Additionally, the project will be connected to the County's sewer
line fronting Kuawa Street.
11. SMA CONCLUSIONS
Based,on the foregoing, it is concluded that the proposed
improvements are consistent with the objectives, policies and
guidelines of the Special Management Area Rules and Regulations.
Specifically:
A. The proposed project will not have any substantial, adverse
environmental or ecological effect. Any effect that may
result will be minimized to the extent practicable and is
clearly outweighed by public health, safety and welfare, and
other compelling public interest.
Further, it will not generate any adverse effects by
themselves or in conjunction with other individual
developments, the potential cumulative impacts of which
would result in a substantial adverse environmental or
ecological effect and the elimination of planning options.
Appropriate mitigating measures will be taken to address
any potential adverse impacts of this project;
B. The proposed uses - as discussed earlier - are consistent
with the objectives, policies, and guidelines of the SMA
Rules and Regulations; and
C. The proposed uses are consistent with the County General
Plan and the County Zoning Code.
22
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DEPARTMENT OF PUBLIC WORK~
COUNTY OF HAWAII
HILa, HAWAII
~) r:;
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DATE: September 3, 2009
~
TO:
BJ Leithead Todd, Planning Director
FROM: -t' D~ent qf Public Works
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 09-000102)
SPECIAL MANAGEMENT USE PERMIT (SMA 09-000035)
Applicant: American Trading Co., Ltd.
Request: ML-20 to MCX-20
Tax Map Key: 2-2-32: 024
We have reviewed the subject applications for compliance with Chapter 27, Floodplain
Management, forwarded by your memo dated August 6, 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 and Kuawa Streets as collectors with
existing right-of-way widths of 60 feet. There's and existing 20-ft corner radius "Road Reserve" at
the intersection of Kalanikoa and Kuawa Streets. This 86 square feet Road Reserve created by
subdivision no. 69-040 should be dedicated to the County.
The existing driveway, along Kuawa Street, is too close (approximately 20 feet) to the intersection
of Kalanikoa and Kuawa Streets. Chapter 22 of the Hawaii County Code requires a minimum
distance of 75 clearance. Therefore, we recommend the existing driveway be removed and
replaced with concrete curb and sidewalk.
Based on the proposed zoning, we recommend the applicant provide improvements to the subject
property's entire Kalanikoa Street frontage consisting of, but notlimited to, pavement widening with
concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation,
meeting the requirements of the Department of Public Works.
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 ext. 8327. Planning Dept.
Exhibit J\
County of Hawaii is an Equal Opportunity Provider and Employer
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DEPARTMENT OF WATER SUPPLY · COUNTY OF HAWAI'I
345 KEKOANAO'A STREET, SUITE 20 . HILO, HAWAI'I 96720
TELEPHONE (808) 961-8050 . FAX (80a) 961-8657
September 2, 2009
TO:
Ms. BJ Leithead Todd, Planning Director
Planning Department
FROM:
Milton D. Pavao, Manager
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 09:-000102)
SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION '
(SMA 09-000035)
APPLICANT - AMERICAN TRADING CO., LTD.
REQUEST: ML-20 TO MCX-20
TAX MAP KEY 2-2-032:0024
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We have reviewed the subject applications and have the following comments and conditions.
Water is available from an existing 8-inch waterline within Kalanikoa Street or from an existing 8-inch
waterline within Kuawa Street, both of which front the subject parcel. The subject parcel is served by
an existing 5/8-inch meter, which is limited to a maximum daily usage of 600 gallons.
The Department has no objection to the proposed Change of Zone application subject to the applicant
understanding and accepting the following conditions:
1. The Department requests that the applicant submit estimated maximum daily water usage
calculations, prepared by a professional engineer licensed in the State of Hawai'i, for review and
approval. The water usage calculations should include the total estimated maximum daily water
usage in gallons per day and the estimated peak flow in gallons per minute.
Upon acceptance of the water usage calculations, the Department will determine the water
commitment deposit due, facilities charges (subject to change) to be paid, and any other
requirements for water service. A larger or additional meter may be required if the estimated
demand exceeds the capacity of the existing 5/8-inch meter.
2. The proposed zoning will require the installation of a reduced pressure type backflow prevention
assembly, within five (5) feet of the meter on private property. If a larger or additional meter is
installed, a backflow prevention assembly will also be required for that meter. The installation of
the backflow prevention assembly( s) must be inspected and approved by the Department before
water service can be activated.
Planning Dept. I S'C' .
i . /.ANNED
I) j / Exhibit .3 I c:.I\Pcil~ UIlIlll. I
. .. VVater brinfj6 profjre66. . . . I . . 'U OJ U ~u 8 I
! By. ~
The Department of Water Supply is an Equal Opportunity provider and employer. To file a complaint of discrimination, write: USDA, ~!r~f,~~~4';"'~~!
Rights, Room 326-W, Whitten Building, 14th and Independence Avenue. SW, Washington DC 20250-9410. Or call (202) 720-5964 (voice and TDD)
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Ms. BJ Leithead Todd, Planning Director
Page 2
September I, 2009
3. Subject to the 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 for
the relocation and adjustment of the Department's affected water system facilities, should they be
necessary.
4. Please be informed that the existing 8-inch waterlines within Kuawa Street and Kalanikoa Street
are looped and therefore both adequate to provide 2,000 gallons per minute for fire protection, as
required per the Department's Water System Standards for the proposed type of land use.
Should there be any questions, please contact Mr. Finn McCall of our Water Resources and Planning
Branch at 961-8070, extension 255.
Sincerely yours,
'---""
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copy - American Trading Co., Ltd.
Sidney M. Fuke, Planning Consultant
')
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WiIliamP.Kenoi
Mayor
Darryl J. Oliveira
Fire Chief
Glen P. I. Honda
Deputy Fire Chief
QCountp of ~alt1ai' i
HAWAII FIRE DEPARTMENT
25 Aupuni Street. Suite 103 . Hilo, Hawai'i 96720
(808) 981-8394 . Fax (808) 981-2037
August 31, 2009
TO: BJ LEITHEAD TODD, PLANNING DIRECTOR
FROM: DARRYL OLIVEIRA, FIRE CHIEF
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 09-000 1 02)
SPECIAL MANAGEMENT AREA (SMA) USE PERMIT (SMA 09-000035)
APPLICANT: AMERICAN TRADING CO., LTD.
REQUEST: ML-20 to MCX-20
TAX MAP KEY: 2-2-32:24
In regards to the above-mentioned Change of Zone application :.md Special Management Area Use
permit, the following shall be in accordance:
Fire apparatus access roads shall be in accordance with UFC Section 10.207:
"Fire Apparatus Access Roads
"Sec. 10.207. (a) General. Fire apparatus access roads ~)hall be provided and maintained
in accordance with the provisions of this section.
"(b) Where Required. Fire apparatus access roads shall be required for every building
hereafter constructed when any portion of an exterior waH of the first story is located more
than 150 feet from fire department vehicle access as mr::asured by an unobstructed route
around the exterior of the building. ,~
"EXCEPTIONS: 1. When buildings are completely protected with an approved
automatic fire sprinkler system, the provisions of this section maYbe modified.
"2. When access roadways cannot be installed due to topography, waterways,
nonnegotiable grades or other similar conditions, the chief may require additional
fire protection as specified in Section 10.301 (b).
Hawai'i Counh} is an Equal Opportunity Provider and Empl;~~~.'O 5 6
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Planning Dept.
Exh i bit t"
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BJ Leithead Todd
August 31, 2009
Page 2
"3. When there are not more than two Group R, Division 3 or Group M
Occupancies, the requirements of this section may be modified, provided, in the
opinion of the chief, fire-fighting or rescue operations would not be impaired.
"More than one fire apparatus road may be required when it is determined by the chief that
access by a single road may be impaired by vehicle congestion, condition of terrain, climatic
conditions or other factors that could limit access.
"For high-piled combustible storage, see Section 81.109.
"(c) Width. The unobstructed width of a fire apparatus access road shall meet the
requirements of the appropriate county jurisdiction.
"(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical
clearance of not less than 13 feet 6 inches.
"EXCEPTION: Upon approval vertical clearance may be reduced, provided such
reduction does not impair access by fire apparatus and approved signs are installed
and maintained indicating the established vertical clearance.
"(e) Permissible Modifications. Vertical clearances or widths required by this section
may be increased when, in the opinion of the chief, vertical clearances or widths are not
adequate to provide fire apparatus access.
"(f) Surface. Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be provided with a surface so as to provide all-
weather driving capabilities." (20 tons)
"(g) Turning Radius. The turning radius of a fire apparatus access road shall be as
approved by the chief." (45 feet)
"(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length
shall be provided with approved provisions for the turning around of fire apparatus.
"(i) Bridges. When a bridge is required to be used as access under this section, it shall be
constructed and maintained in accordance with the applicable sections' of the Building Code
and using designed live loading sufficient to carry the imposed loads of fire apparatus.
"0) Grade. The gradient for a fire apparatus access road shall not exceed the maximum
approved by the chief." (15%)
)
BJ Leithead Todd
August 31, 2009
Page 3
"(k) Obstruction. The required width of any fire apparatus access road shall not be
obstructed in any manner, including parking of vehicles. Minimum required widths and
clearances established under this section shall be maintained at all times.
"(1) Signs. When required by the fire chief, approved signs or other approved notices shall
be provided and maintained for fire apparatus access roads to identifY such roads and
prohibit the obstruction thereof or both."
Water supply shall be in accordance with UFC Section 1O.30l(c):
"(c) Water Supply. An approved water supply capable of supplying required fire flow for
fire protection shall be provided to all premises upon which buildings or portions of
buildings are hereafter constructed, in accordance with the respective county water
requirements. There shall be provided, when required by the chief, on-site fire hydrants and
mains capable of supplying the required fire flow.
"Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or
other fixed systems capable of providing the required fire flow.
"The location, number and type of fire hydrants connected to a water supply capable of
delivering the required fire flow shall be protected as set forth by the respective county
water requirements. All hydrants shall be accessible to the fire department apparatus by
roadways meeting the requirements of Section 10.207.
~d1'~
DARRYL OLIVEIRA
Fire Chief
GA:lpc
')
')
Harry S. Kubojiri
Police Chief
William P. Kenoi
Mayor
County of Hawaii
POLICE DEPARTMENT
349 Kapiolani Street . Hilo, Hawaii 96720-3998
(808) 935-3311 . Fax (808) 961-8865
Paul K. Ferreira
Deputy Police Chief
August 14,2009
FROM
BJ ~~lHEAD TO)1D, PLANNING DIRECTOR
~~~~~'JbO,~~~'I'~TANT POLICE CHIEF
AREA I OPERATIONS
TO
SUBJECT:
CHANGE OF ZONE APPLICATION (REZ09-000102)
SMA USE PERMIT (SMA 09-000035)
APPLICANT: AMERICAN TRADING CO., LTD.
REQUEST: ML-20 to MCX20
TAX MAP KEY: 2-2-32:24
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.
Thank you for allowing us to comment.
If you have any questions or concerns, please contact Captain Kenneth Vieira of
our S. Hilo Patrol Division at 961-2214.
KV:lli
Planning Dept.
Exhibit E
055 50g 3
". . .--.-. "-_.'-~'-'-".~.
"Hawai'i County is an Equal Opportunity Provider and Employer"
.)
William Kenoi
Mayor
Lono A. Tyson
Director
Ivan M. Torigoe
Deoutv Director
(tlnuuflJ lIf~afuai~i
DEP ARTMENT OF ENVIRONMENTAL MANAGEMENT
25 Aupuni Street. Hilo, Hawai'i 96720
(808) 961-8083 . Fax (808) 961-8086
http://co.hawaii.hi.us/directorv/dir en vmng. htm
MEMORANDUM
Date August 10, 2009
To BJ LEITHEAD TODD, Planning Director
From: LONO A. TYSON, Director
Subject: Change of Zone Application (REZ 09-000102)
Special Management Area (SMA) Use Permit (SMA 09-000035)
Applicant: American Trading Co., Ltd.
Request: ML-20 to MCX-20
TMK: 2-2-32:24
/(
We have reviewed the subject application and offer the following recommendations:
DEPARTMENT COMMENTS:
WASTEWATER COMMENTS:
( ) Din comments
( /( Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5
of the Hawaii 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
of the Hawaii County Code.
) Other:
SOLID WASTE COMMENTS:
( ) No comments
()(;) Commercial operations, State and Federal agencies, religious entities and non-profit
organizations may not use transfer stations 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.
~C><l;) Submit Solid Waste Management Plan in accordance with attached guidelines.
( ) Existing Solid Waste Management Plan is to be followed. ~update -to the department on current status.
( ) Other:
County of Hawai'j is an Equal Opportunity Provider and Employer.
Planni~ Dept.
Exhibit 6
cc: SWD, WWD
.')
)
William P. Kenoi
Mayor
,
Lono A, Tyson
Director
Ivan Torigoe
Deputy Director
(!1ouuflJ of ~afuati
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
25 Aupuni Street . Hilo, Hawai'i 96720
(808) 961-8083 . Fax (808) 961-8086
http://co.hawaii.hi.us/directory /dir envrnng.htm
February 12, 2009
SOLID WASTE MANAGEMENT PLAN
Guidelines
INTENT AND PURPOSE
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:
1. 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);
S. Construction and Demolition;
C. Paper (including cardboard);
D. Metal (including ferrous and non-ferrous 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 ofl-lawai'j is an Equal Opportunity Provider and Employer.
Solid Waste Managemei tan 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 development.
REQUIREMENTS AND CONDITIONS
1. 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 Hawai'i
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:
~ A.T~f
Lono A. Tyson
DIRECTOR
County ofHawai'i is an Equal Opportunity Provider and Employer.
)
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LINDA LINGLE
GOVERNOR OF HAW All
LAURA H. TillELEN
CHAIRPERSON
BOARD OF LM'D AND NATURAL RESOURCES
COMMISSION ON WATER RESOURCE MANAGEMENT
RUSSELL Y. TSUJI
FIRST DEPUTY
KEN C. KAWAHARA
DEPUlY DIRECTOR - WATER
STATE HISTORIC PRESERVATION DIVISION
601 KAMOKlLA BOULEVARD, ROOM 555
KAPOLEI, HAWAII 96707
AQUATIC RESOURCES
BOATING AND OCEAN RECREA nON
BUREAU OF CO!\'VEY ANCES
COMMISSION ON WATER RESOURCE MANAGEMENT
CONSERVATION AND COASTAL LANDS
CONSERVATION AND RESOURCES ENFORCEMENT
ENGINEERING
FORES1RY AND WILDLIFE
mSTORlC PRESERV AnON
KAHOOLAWE ISLAND RESERVE COMMISSION
LAND
STAn: PARKS
STATE OF HAWAlI
DEPARTMENT OF LAND AND NATURAL RESOURCES
August 13,2009
Sidney M. Fuke, Planning Consultant
100 Pauahi Street, Suite 212
Hilo, Hawaii 96720
LOG NO: 2009.2549
DOC NO: 0908MD22
Archaeology
Dear Mr. Fuke:
SUBJECT:
Chapter 6E-42 Historic Pr'eservation Review -
Request for "No Effect" for the American Trading Co., Inc.
Waiakea Ahupua'a, South HHo District, Island of Hawaii
TMK: (3) 2-2-032:024
Thank you for the opportunity to comment on the aforementioned project, which we received on July 29,
2009, We determine that no historic properties will be affected by this project because:
o Intensive cultivation has altered the land
~ Residential development has altered the land
~ Previous grubbing/grading has altered the land
o An accepted archaeological inventory survey (AIS) found no historic properties
o SHPD previously reviewed this project and mitigation has been completed
o . Other:
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,
~a /J1Jq~
Nancy McMahon, Deputy SHPO/State Archaeologist
and Historic Preservation Manager
State Historic Preservation Division
Planning Dept.
Exhibit 7
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LA URA H. THIELEN
CHAIRPERSON
BOARD OF LAND AND NATURAL RESOURCES
COMMISSION ON WATER RESOURCE MANAGEMENT
L1NDA'L1'N#LE
GOVERNOR 'oj HAWAII
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
LAND DIVISION
POST OFFICE BOX 621
HONOLULU, HAW All 96809
September 1, 2009
County of Hawaii
Planning Department
101 Pauahi Street Suite 3
Hilo, Hawaii 96720
Attention:
Mr. Norman Hayashi
Ladies and Gentlemen:
Subject:
Change of Zone Application (REZ 09-000102)
1,
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Thank you for the opportunity to review and comment on the subject matter. The
Department of Land and Natural Resources' (DLNR), Land Division distributed or made
available a copy of your report pertaining to the subject matter to DLNR Divisions for their
review and comment.
Other than the comments from Land Division-Hawaii District, the Department of Land
and Natural Resources has no other comments to offer on the subject matter. Historic
Preservation will be submitting comments through a separate letter. Should you have any
qUestions, please feel free to call our office at 587-0433. TharJc 3/0U.
Sincerely,
f)1tl~Q, U~
~Morris M, Atta
() Administrator
SCA,NNED
Planning Dept.
Exhibit $
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luU~ .
STATE OF HAWAII I .
DEPARTMENT OF LAND AND NATURAL RESOU~CES
LAND PIVISION
POST OFFICE BOX 62 I
HONOLULU, HAWAlI 96809
LAURA H. THIELEN
)CI-1AIRPERSON
BOARD Or: LAND AND NATURA" :w.sOURCES
C.. C r' l,~ \ \l t_~SsrONONWATER RESOURCE!vi:ANAGEIvf:ENT
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LINDA LINGLE
GOVERNOR OF HA WAIl....
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August lO, 2009
MEMORANDUM
TO: DLNR Agencies:
_Div. of Aquatic Resources
_Div. of Boating & Ocean Recreation
_Engineering Division
_Div. of Forestry & Wildlife
Div. of State Parks
_Commission on Water Resource Management
,..--x--Gffict: of ConservatilnT&, Coastal Lands
. -,~Land Division -Hawaii ~istrict
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FROM: ~orris M. Atta /j/~t'VJ../
SUBJECT: U Change of Zone from ML-20 to MCX-20
LOCA nON: Hilo, Hawaii, TMK: (3) 2-2-32:24
APPLICANT: American Trading Co., Ltd.
Transmitted for your review and comment on the above referenced document. We would
appreciate your comments on this document. Please submit any comments by September l,
2009.
If no response is received by this date, we will assume your agency has no comments. If
you have any questions about this request, please contact my office at 587-0433. Thank you.
Attachments
( )
~vf
We have no objections.
We have no comments.
Comments are attac ed.
Signe
Date:
)
')
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
HA WAn DISTRICT LAND OFFICE
75 Aupuni Street, Room 204
Hilo, Hawaii 96720
TEL: (808) 974-6203
FAX: (808) 974-6222
August 20, 2009
TO:
Morris M. Atta, Administrator
DLNR-Land Divis' n
FROM:
Gordon eit, Land Agent
Hawaii District Land Office
SUSPENSE DATE: September I, 2009
SUBJECT:
Request for Comments, Change of Zone from ML-20 to MCX-20,
American Trading Co., Ltd., Applicant, Waiakea, South Hilo, Hawaii,
TMK: 3rd/2-2-32:24.
HDLO staff has reviewed the applicant's request for a change of County of Hawaii zoning and
has comments pertaining to the above-mentioned property.
HDLO staff notes that when the adjacent State (TMK: 3rd/2-2-32:62) parcel was proposed for
lease at public auction, restrictions were placed on left turns from Kamehameha Ave. due to
potential traffic safety concerns.
Staff is recommending additional studies include the safety impact on traffic turning left
from Kamehameha Ave. onto Kalanikoa St. as a result of the increase in commercial activity
from the zoning change.
Thank you for the opportunity to provide comments on the proposed zoning change.
1
)
".
LINDA LINGLE
GOVERNOR
",}
CHIYOME L. FUKINO, M.D.
Director of Health
STATE OF HAWAII
DEPARTMENT OF HEAL TH
P.O. BOX 916
HiLa, HAWAII 96721-0916
MEMORANDUM
DATE: August 18,2009
TO: BJ Leithead Todd
Planning Director, County of Hawaii
FROM: Newton Inouye tV-
Acting District Environmental Health Program Chief
SUBJECT: Change of Zone Application (REZ 09-000102)
Special Management Area (SMA) Use Permit (SMA 09-000035)
Applicant: American Trading Co.; Ltd.
Request: ML-20 to MCX-20
Tax Map Key: 2-2-32:24
The Department of Health does not have any objections to the proposed change in land uses.
However, existing or planned land use activities adjacent to the proposed residential area should
be compatible with a residential neighborhood.
We recommend that you review all of the Standard Comments on our website:
hup:/ /hawaii. gov /health! environmental! env - p lanningllanduse/1anduse.html. Any comments
specifically applicable to this project should be adhered to.
The subject project is located within or near proximi'ty to the County sewer system. All
wastewater generated shall be disposed into the County sewer system.
WORDREZ 09-000 I 02/SMA 09-000035.at
Planning Dept.
Exhibit _~_
!SCANNED
, Iw~i& 5 ~ ~a3
SidneyFuke, PIL \g Consultant
')
100 Pauahi Street, Suite 212' Hila, Hawaii 96720
Telephone (808) 969-1522' Fax: (808) 969-7996
E-mail: sidfuke@hawaiiantel.net
. Planning' Variance' Zoning
. Subdivision' Land Use Permits
. Environmental Reports
August 25, 2009
Ms. BJ Leithead Todd, Director
Planning Department
COUNTY OF HAW ArI
101 Pauahi Street
Hilo, Hawai'i 96720
~'" ...
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Dear Ms. Leithead Todd:
Subject:
Rezoning Application (REZ 09-000102) - American Trading Co., Ltd.
Waiakea.South Hilo. HI. TMK: 2-2-032: 024
. Thank you for providing me with a copy of agency comments to date: In response to
these comments, we note the following:
a. The Police Department did not express any "significant impact to traffic and/or public
safety concerns";
b. The State Del'artment of Land Natural Resources - Historic Preservation Division
determined that "no historic properties will be affected by this project." A copy of
this letter, dated August 13, 2009, is enclosed for your files; and
c. The State Department of Health recommended that the project be connected to the
County sewer line. This is the intent of the applicant.
We trust that the above adequately responded to the comments. If not or if there are
further questions or comments, please feel free to contact me. Thank you very much.
s~~r~, L
S~~~~~KE
Planning Consultant
Copy - Mr. Ernest Matsumura wi enclosures via email
fSCANNEo-t
I fJy:~ij ~1~b 7 I
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'._...".._._,......-.:.:"oOe<r""'~_, '
. ,..~~"""'=..;:,.".-'
Planning Dept.
!Exhibit If)
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SidneyFuke, Plat'"lng Consultant
100 Pauahi Street, Suite 212' Hila, Hawaii 96720
Telephone: (808) 969-1522' Fax: (808) 969-7996
E-mail: sidfuke@hawaiiantel.net
. Planning .Variance . Zoning
. Subdivision. Land Use Permits
. Environmental Reports
(}6
September 8, 2009
Ms. BJ Leithead Todd, Director
Planning Department
COUNTY OF HAW AI'I
101 Pauahi Street
Hilo, Hawai'i 96720
Dear Ms. Leithead Todd:
Subject:
Applications (REZ 09-000102) and (SMA 09-000035)
American Trading Co., Ltd.
Waiakea. South Hilo. ID. TMK: 2-2-032: 024
Thank you for providing me with a copy of agency comments to date. In response to
these comments, we note the following:
a. The Police Department noted that it "does not anticipate any significant traffic and/or
public safety concerns";
b. The State Department of Land Natural Resources - Historic Preservation Division
determined that "no historic properties will be affected" by the project due to the
previous alteration on the property. A copy of this letter is enclosed;
c. The Hawaii District Land Division of the DLNR noted additional left turn movements
from Kamehameha Avenue into Kalanikoa Street. While that is an understandable
comment, the applicant observes that, for the most part, northbound movements to
this area (for example, from the Keaukaha area) come from Kanoelehua Avenue rather
than Kamehameha Avenue. The applicant does not anticipate this to change. Having
multiple accesses to this site should dilute the traffic impact.
d. Relative to the County Department of Environmental Management's comments, please
note that the site has already been developed and as such, construction waste would be
rather minimal. In that event, any construction-related waste will be disposed offby
the contractor at the authorized County landfill. If necessary, as is common for
projects of this nature requiring a rezoning, a Solid Waste Management Plan can be
prepared and submitted for the DEM's approval prior to issuance of a building permit
or occupancy permit for any new improvements to the structures. The applicant also
intends to connect to the County sewer system.
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Ms. BJ Leithead Todd, Director
September 8, 2009
Page 2
We trust that the above adequately responded to the comments. Ifnot or ifthere are
further questions or comments, please feel free to contact me. Thank you very much.
~ffl~KE
Planning Consultant
Enclosure - DLNR-SHPD comments
Copy - American Trading Co., Ltd. wi enclosures via email
\
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LINDA LINGLE
GOVERi"1QR OF HAW All
LAURA H, TIDELEN
CHAIRPERSON
BOARD OF LM'D AND NATURAl. RESOURCES
COMMISSION ON WATER RESOURCE MANAGEM ENT
RUSSELL Y. TSUJI
FIRST DEPtTTY
KEN C. KAWAHARA
DEPUTY DIRECTOR - WATER
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
STATE HISTORIC PRESERVATION DIVISION
601 KAMOKILA BOULEVARD, ROOM 555
KAPOLEI, HAW All 96707
AQUATIC RESOURCES
BOATING AND OCEAN RECREA nON
BUREAU OF COl'NEY ANCES
COMMISSION' ON WATER RESOURCE MANAGEMENT
CONSERVATION AND COASTAL LA1\TDS
CONSERVATION AND RESOURCES ENFORCEMENT
ENGINEERfNG
FORESTRY AND WILDLIFE
HISTORIC PRESERVATION
KAHOQLA WE ISLAND RESERVE COMMISSION
LAND
STATE PARKS
August 13,2009
Sidney M. Fuke, Planning Consultant
1 00 Pauahi Street, Suite 212
Hila, Hawaii 96720
LOG NO: 2009.2549
DOC NO: 0908MD22
Archaeology
Dear Mr. Fuke:
SUBJECT:
Chapter 6E-42 Historic Preservation Review -
Request for "No Effect" for the American Trading Co., Inc.
Waiakea Ahupua 'a, South Hi!o District, Island of Hawaii
TMK: (3) 2-2-032:024
Thank you for the opportunity to comment on the aforementioned project, which we received on July 29,
2009. We determine that no historic properties will be affected by this project because:
o Intensive cultivation has altered the land
rg] Residential development has altered the land
rg] Previous grubbing/grading has altered the land
o Anaccepted archaeological inventory survey (AIS) found no historic properties
o SHPD previously reviewed this project and mitigation has been completed
o Other:
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,
~ L? /J;l%lakz~
Nancy McMahon, Deputy SHPO/State Archaeologist
and Historic Preservation Manager
State Historic Preservation Division
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@0NNrf:YQE HAw An PLANNINGI)EPARtM~ENt
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AMERICA:N,mRADINGC()., L TI>. '. . . ,
!CHA.NGE,OE~:zeNE;*p1iLIeATION (lrnZ09-102).,
. ':,IIipdR:~~~~~tt~~ie~:)ot.the request ag~in~t the ~ideU~es ;f()f'gi;~t~rig~Cn~Ilge ~f ~one,
tJie :PlafiIiiii'g!Y3tt~~tdi':i~<i~C6mmending thaiafavot.a~1e recomJri~n,J~ijrii. oft,b~Ch~n;g~. ~f ,
"'~ '_', :,:,':':'_,~::~'}:~.,'_i'.>~,:.':\,~~_~'~!':'_c:",'~'~',',};..,;":', ___' ,,_,'," ".',...'_;,.,~. :;_~,_,'_:':;.,":':,,^ _'__:>,,_,'_~' ___.,:,":, .'
liori~ 're~~~~~,:,~~,t~,~~r~.~~t.9~be Cotinty,'C~)Un~iJ. "Sii1c~Jw!)i:re'cbmPl~pqa#~Il'i!) ~aqe., .
, ivlth9uHl1ei~~~~~[Q~p~Qikte'!)tiriiopy; . theDlrector'r~~~ry~s'.th~: tig~t:t8 fI164ifY'a~dl9~' ~t~hws.
. :T~~~iriro~*g~~i~~1~'~~~~'llP?R~aditional'i~fQrmaiion,l?ii~ellt~~,;:~t'~q€,ggbfi.~:~e~,f,i~~f 'this '. .
favoFa})l~ :i~c6~~p(laHqn~'is';l5~ased on th~ foU9\ving flndi!lgs':, ,. ;, >:' .'. .' .',
.. ...........?,,~.~~~~~~;i~:~~~in~~g~~~e~ft:9?F:e~~~:~f!~q~tr~w.~2~tp.. .
. 1V1:(}X:li2""/' cr,/";,,,< "'~<5lIirlately 5Z45(t'square'teet:oflahd;:to~C()nvert,pottldns."of:t1ie'existihg ,
"waren'''' 't;etiiiiOtofl'ic'eAiridlor-',reUuFs' aces: 'l'lie~fa""'1i~a'ntmasAio'f 'lans to.
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lapdsG~tHOg~anCl\jpJ~ri~f. renovations: B~2ati:seWe prbpeft{is1'Jqc~t~d,iti :tbe Spe<;ial
, M~m~g~ffi~nl>At~~;,s'p~cial Maha:geip~bt.Area"l:Js~' I>.~titllil:'~ppli~~ti6n'ha~1Je~tt'fileg'
. ; '......_~"~...:,' ,-,...."',.., . ",',,;.>,'./:' -', _....,...>~, . .' "" ~ <'r "c': '0 f' ~ "::"-','.." .,.r'.,,;, ,.," -. : '-. L" .
con~uFf,en(wii~ t4e~F~9~~st for the clwng~, of zone. ." ,
.: ,Jln~~tcl~M~'~nsiclefan area'fof;'~y.typeof?9!rin~(i~~lgnai:ioi); tli~:kppti~ao!e'
':" '_,.':_,'_;"d~~:<;_f:'::>,: ''.:'''':,-~''_>-~'':_':,::'''_'t., " "'0'_ ::,',\:':'.., ',:,"''.', '." ,,- """;:":__<""-"-':"" <"_: ._.: -'-,' ," '"" .
. ~2~~i~Rg!~9J~s.:ap,d;~t~~hfros oqhe QeIiei~1 Pi{ln'Ji1u~tp~:a~~quateJyadclf;~~~ed:Jtis only
.,._':,\>':_"<-t.<',_-:~,;,':_,,',.\:, _ ," "'"", ""'..,~'" ~-,.~;... '", _ '_. ,,"'~,,: '_ _, ,":..-
lly;Q4Wi,~tiqij a' cQmpF~l,1ehsive polj~yana1y'~i~,appr9ach t4at~v{l14~tiori!)'.apd d~GisIqns
. - :~ :", ':". ""-, " ',"~ _ ":-' '..~'.' ~ '-.!" .... ", - . "" .' .,. ',.' I ,,' '. .
,c~ :be.m~q~t()~e#.er;tim~, arid stage deyelopmerits to' achiyve' ,groWth d~terWIi1ed'. by the
,::':.,,:'0,":_,'<.:. "'" ,,_' ','_', ",' , _ ' , ',' . " , /;',_',' .'. '" .,,' _ " -' "
GerieraJc.Rlanand related planning documents. The implications. of these' ~va:luationsand
;",',',\'i' . , '.', " ",., . ' ,.': ',', ..;, ~,':','; ..,.
;q~~i~,iBn~.'Jti~t~!:jiJ~9;R~~yQP~idered, ~stbey, may haye ~n iIIJ.p~St9q;,~imjl~1\~~eas in t,h~ ,,'
ig~~~C"'.. ..... ........ ..' .'. . .' .... . "' "
',,:;Fb~'~!t~l1g~:(jfZone reque~t fro,lil-timit~d Indus~#~I~Q,009'~qq~re fe:~t
~. ,'~~',.",-~- .:'.:~.-,.'}:_;~:,"<,,:,..;" .... .'- ',.' .. -' ',':. '.'- .' -.' .:^ '.
.(MP.Zmto"i~d9stn~'';Commercial Mixed 20,000 s9IIare f~,t:l(MCX,,;20)
, , . "', :'-" ",.., .. ~".. :, ' . .' :' . .',
will co~fo,..rot~,t~~goal~, policies and standards ofthe G~ne.raJPlan E~oriomic and'
t-~~d V;~~.e~elJts.'tbe General plaQis intended tQ be uSed ,as a Poli~y ~ide fodbe
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coor<iin~W<i grdWtl1.and development ()fall sectorsoftheCoUnty.. It sets forth goals,
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policies, stCl?,dards and courses of action to accommodate growth without cpngestibn,.to
designate and preserve the lands needed for residential use, connnercial andvis,itor
services, industry, agriclllture and open space, and to cOQrdina.te these uSeS with the
County's s~rvice:and ,circulation systems. The overall goals, policies anq :standctrds, are
set forth to physicallypla.nthe lands in the County in the .bestinterestofth~ island's
,
residetlts.Lai1dpsei~dtle of the principal focal pointsofp4bHccbncern a.nd polIcY.
, . ' , ,
The Land Use jEI~W~tlt provides the primary basis for direGfdmtr61 and gliidance of
. . .. '. - . . - . .
publicly ~nd pl'iva.tely pWlled resource~.
Th~requestconfofms to the'golUs, pqlicies and stand~rds,of the General Plan in '
thatth~PI'9P'Oseddevelbpmentwilihe"deveiopedin an are~Ulqeqt.iatelysetvedby' '
neces~ary seryi~es~u9h: as water,utjlitie~, Sewers and tfaIisp,ortatibn systeim;., The ' ,
. ',. . :. . ~ ".' .' '. - '.' .' , "
propos~d>pr~je~t',a~sototifdrms to.tliet,and Use - Industrial'sub-element which,stat7s that. "
"Indtisttiald~"elopwent~ijallbe lo~ated in,:ateas adeqmit~ly sewedby,transpotta.ti9n:,
, " t,., -'. ;' .,! ,
;utillti.esand bttietam~p:i~i~'s::"
. - ", ",',,'" -._.",,, 0'
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In 2004, wlwn the adjacent Waia:kea Kai Shopping,Plaz(l r~q4ested a similar
change of zone to MCX, a determination was made that theproperty,was in an area of
transition between. commercial and industrhll uses, Theq..ltrent zoning of the subject
property is ML and zoned as such since 1968. ,The MCX z9fiing would have a lesser
impact to the 'surrounding area than the ML zoning.
'TheMeX~()rmi~ed industrial..commercial' z(mil'l~ dl~t!ict,was a4ded to the
Zqning'Code in '19'9(j'a.ftyr the en(lctment()fthe GenerClJPlah:~1'lJ9~~. l'hepractice has
be~n tOC8n~i<lerMCX"as. c()1\sistentwith the Industria1ci~s,i~itat~on on th,~GeneI"a! 'Phln, ,
rather th(ln the Medium)Jensity or High Density designations; ;becatis~ tneintent of the .
Zoning Code arii~ndlJient seemed m6t~to allow somec6irtmerci~luseswitljin"li~ht
indu~tri~l;~ areas,Tather t,han more "Hghtindustrial"iIl:cowmerci~taie~s.;r'4e,~C;X
_'. .- _.. '-~,'- .,' ,. .'.' .- , ,. --, .' ... -;"- J '- .- \ _.- .- , .- ,_. --.. ..' . .
Z()p.in~i c,~n '~.e' atirac$tl.Y,e tolandoWilets because it provide~:~:s~,M~W>>~t~~fQ~d~tra.nge of
. " .. _.. .... _ ,::.. .. .. .. " .." ...., ': .... " ...." .:c _ _ ': .. .... _.. .. .. _ ........ .. _ ,~ _.. .. _" ,I,' ";'~".. ~ ',"" _ ._._ .. ,.::_.- ", ~_... ,- .- _: ',..: .-' .- "
uses, tha,neiti~eF:th~ M'k or CN zones.> Commercial uses~oga~19wed;iJ,lQ~}th4tare '-,
'allowed,iri"1\i1cxiilc'ttiCle irldQQf amUSement an9 recreatlQil0(~cintie~ (llJ.d~b~rs'~J1d
night~ltihs;.'.~~'~.al~6"~lOwS "a,ran~e'bfng~t.indu~tq~i:~s~~:~ll~h;;a~ '\Y~r~ljQ~ii~g".
, . .\Vi~;Ut,i\!~([~iuii~ ilie~~~~aJ~t,tnejp{e tPatt~~r4~X~(5ij~Slloti14.~ iii
IndustFiaJd.e~ignations, the applicant's reioning request c~ri bec:onsid~redconsistent
witljtheGenentl'PlanLUPAQ fiJ,apgiven that the imtne4iatelY~~<ij,!c~ntprop~Ity is
cUJ;'[~JitJy,;zo~~dN1~~., ,;p~~ Industl'ialLUPA.G desigriMi9ni$iril1n~<li~t~ly,~~tQssK\.1awa
- ,-' ". . .. . '." ~ ,'" .. " '. ."; . .. -' ..'
, . Stf~et; tMre is 'MG~z0ning across.' Kuaw~ Street,~d thePH~?S~'ofJhis zoning is to'
expanq ~h.eranged;fc(>tI1mercial uses ,allowed within analf~a9Y existlngGo'mIIlerCial'
'_' .. ," .. > .. " .-.,' .. ..' ... . _ ," ^;'f ;' :-.- ',-, . ~~' .;' "', .
bliildlllg. It should 'not, involVe a significant change, in the present, character Of
. - '.
~ppearance oft4eprgpertY or tbe general area. It is not adj~ce4t to~p:yh~Ines,
bysiIl~$,seS~ or ot4~r u~es that would Se(,lJTI, incompatible witht~~.change, qfzop.e,
The~tatei~(l!l~fUs~ design~tiori for the property .is'J.Jrb~Il:r Th~,lI,UQ Qqmmyhity.
D~v~IQB1i1~i1d)lahi(c;~.J>), adopted in 1975, suggest~the reteijtion of.r~si(iehfiiiJllses in
this are~~ Hdw~ver, thi~ area is tra~sitioning to commerci(ll a,riCl' lighf industrialu,ses. 'rhe
, ,
advantage ofthi$area is its loc(ltiqn in close proximity to Water, air transportation
terminals, harborfacilities and the residential populationofHl~o. The proposed chaqge
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of zone would complement the existing industrial and coni.mercial'l,!-nduses that already-
exist in this area and will provide for an orderly development of theare(l.
The property is a n~latively level approximately 52,457..:squar~footparceI, the site
of the Thy Word Ministries and other businesses located on the h()rtheasterncomer -of,
, ,. -," .
KuawaStreetandJ{ahiIiikoa Street. The Waiakea Kai Sh()ppifi~Ceriter is adjac~nt to the
prqpel'tY to the eas.t; toW~.cls Higl}way' II. There are-twoStrUctuf~.sO,n the site; one/ ,
ap'pt()xiroMely~l ,989 :sqJ.iwe feetpreseh.tly used as awajeljoli~~ail~4housiAg thechuf<::h,
. ,,_ ' ,";; '>,:~: ',", , ',-.". ,_ ", ",,' - <' " ':,: .:. - _' "t.,,:,
war~~()us~'spac~, the ()flfGe oftlle Researyh' Corporatio~qf the,tTni~efslt)t of H(lwai' i,
mtd'tl1eappUqanf's office; The approximately- 500sguare:f()ot. $niallefstru'cttirewas '
. - - ,
formef:lyus~clf()f pmrtting,' pufi~cllrrehtlY,vacan~. fheI>a:i19h$:4f~itis ,paved, and
, l~nd$capirig f9Fmstheboijridary;~I()ng K~Iariikoa Street
" '....,:_,:'_....,',.<-_._._,",.','>_::::~'>:.:..;\:,.,.":,::._c, ,'." .:.:';~:~.::_,_~,__ ,r;. ,_",.:.~_"', _,' __"/>,,,.,','>" .
The,dosest residence is 'localed over %,of a milerrpIIltl1esite,heyond. Piibmi' ,
:. ..' . ,;' '.' - " '," ". '<~.;:~' :".~,'-,' , " ,,", ' " '"" '1-"" ""';" ',:.'~ ."~' , . " ',' ,~" '"'. . :::.
Stt~et"T,9~{lre4'()f tpereqtiesri~:'m()te)li,shf:industrial and'~~hefa190,mme~Gial Iv. nature" .
.. J1he1$ijtT~;111fidih~, Jaii~4~'e~,. \jisiRil'i~xifl;rld'a~tessib ility 9'ftni~'sit~)malce :it;I1l()r~attf~ctiYe,
f9.t!rh()f~in~~n:$i0e,-C9mIrt~rsiJr;~rt~i:ii~pi"iild~strHil.''u~~s;'..,_i>>e,,~rQp(j:s~cl;Me*':20zoqing.,
'_', _.,..:,,", ,'.:..,-' "",..-.'_",' ,-,:_"","':',-';"'\'-":':~':",:y,":':':~"l<::'':"-~"<_"~".~'.' " .,' ... ''','',',->'''::!:'_'~'':'';.<:'-''~<''',_,'<_'.',:~':'':'.~:-, " ___., ,'", ',,<:'-,' .,,"'"
. would \make\t4e. .s.ite.IPore e(jp,tp~tiFWe'i~d' compatibl~_ M1t~h:tl1e;,surroupdin~ land;'l!ses\ . '
the;}and uses intheirnrhedia,te'area are arriix ofcomrnereialaridindustri&lllses;
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Milo IhtertJ.afi()J1~1 AiJ)).Qrt i~zoned;~'-20IWd locatede~~~~~)lith~~stOfthe property. - .
,Cornmer.cial.and/-or Ingu~triaI':u~'es-n~~by;include w~e~o4,~fi1~..aviatipn tel(lted \lses,:ancl'
:pffjce:bu'ildings.A:Volv0 d~alef~fiip'i$locat~d' adjacent.,tQtfu~PfQP~:rtyto tl1eeast an&', ,
-. zoned' c~ '-10. . Ken's IIptl$e' of'~im9:aic~s Is l()c~ted. diagOllMI,y':of,the;property tathe P9Hh'
,- " " _ "_'d . ,', _ '._ "', ._..,,~:' <:_':\ ,<, . _ _ ." ,"<.,:,' ,,"_ _,'.'-~,:, _' _ _' '_-'-_"::<--.;'~
andzonedON~lO. The propertY:to"the east is.zoned'MCX~20" sitepfJheWaiake~.I(~i
'Shopping Plaza. The Property ac;ro~s ,Kuawa Street to tl}e::sO\ltl1 isz,Qpea MCX:'2Qantlis
vacaIit.pr.Qperties to the sQuthwest are zoned ML-20, siteQf~stoi,age facility. ^ b.ai and
; - " . -, .', '- .. - . . " ~ . .,' . , ":. ;.;,:.,;.:- -", . .
acomIIletCiat'cotnplex is located southeast. of the site andzohedMCX.;.20.
,-," . ''<,.;.-..' ....,.'., .:_;" ..'!" '..'... ,':" '", " -.:" . _ -::,.,_. ",,- _ ,- ", . l>'.,,- .
'-. -, : " '. . -. .' . ;. . ~
^U:l1tilit1~$3nd 's~.rVicesa.re aVi{ilalJle. to tile sjtel'A~~e.ss,tOthe projectsit~ is ..
,." ,- -, .',', >" '- ,'.: ,', .' , ' .. ,
pfoposedtr6~J(ua\va Stre,et, aCounty r.oad with aright"or""w~Y'()f6Q-H~et with a Cllrb, ..
~ttefandsi4ewalk.sectionfrontiIig the.propeity. CurreIltly, there ar~ two full-movelJlep.t
a~cesses to the site, one from the northern end ofKalanikoa Stn~et and the other on t4e
western end of Kuawa Street. There is also an ingress-only access along the eastern end
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of Kuawa Street. Kuawa Street has a right-of-way of 60 feet, with curl), gutter,cmd
sidewalk fronting the parcel. Kalanikoa Street has a right-of.;,wayof60 fe~t, but no curb,
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gutter and, sidewalk along this section of the street. There is a 4-way stop OIl the
intersection ofKuaWa Street andKalanikoa Stre.et.
The Depciftrtient of Public Works states that the existing driveway along I(uawa
Stri~etis located tooClos~ {approximately 20 feet)from the intetseCfioI1ofI<.tiawaand
KialahiRoa' Stte~t.'. As. such, l)pW re.comniends the existing' dFiv~w~Ybere~()~ed and
. . . _ 'l -:. '. _
rep'lac~~)\fith C~Il9f{~te curb. and sidewalk ill confomiance withbhapt~t,~Z,ofi.h~'Hawai'i
County.Code,'\yhicl1feqUjreS a minimulIldistance of 75 feet from th~ illt~t;secti()n. A
conditic)Ii. ofappr<?valWilrbead,de~Ito reflect the DPW's rec9mtrte~datiph. .
Couijty;w#e.risayailable'tcH}Ie site. T}Ie property i~'c6nnect~d to the~o~inty'
',"':: :", ,.....-...'0...:.. ,: , ,,:,""__, ,', " , ',', _ ;'>__<"; '_>',';"~,':",:<"". ",__:,.,t_".. _.,'
sewer!ine: IffeQ9irea;ciSolid W~steMaIlCl;geme.utPlanwilr;.be.pf.€fpareq.. Electricity ~rrg
. .
teleph()lle,seryice:~ClfeavailableJoth~site;' ...... ....,. <"
'-Fl;1e'pFdp.~rt:Y; ha~~n<jseyerejgeoIQgi~ahor' topogbiphical prol:,Iems. wniql!cannc,tbe.
, :' "_, ,":, .:,", _~<.:, ::'" _':'_:""j~' ,:-'e"': ,'I":::~n'~ '. " , ,_ :;: , <:' _ ",",' "_~" :", ,'_: _ . ", ,,_.. , ' ,'_, :": '.': - ,'--"" "'.' ",'_ ";"',:;': ::< :,:, -':.~::_',',,,'.' ".,),'::';--<<
rec~lfi,ea()r;WAi~h.wg!Jldf.eiid~r tliel~I1dlinu,s~ble. The,project$it~<rs.lQ_~~teawithin ". ., .
" ','.':'-' ,~:,:~-,,--,-:,": ,'-~',:;""'- ,.'....- ' , -,':~}', -',::":,, "'., , ,,-'.,.",'-', '."-;',-:.:~, ...._"_.,,'~-,.--\._~...,.\.:-::.I
ZQne "!~Ij' ai.ea':q~terynrne4 top~ outside.t1it;l;$00-ye~ floQQpla.;lIl;; ,A~tf1~:site is already .
fullydevelopt{d, . noptofessional surveys were conducted of the'~lte. BQw~ver,the
appli~anth~s, statefl.!I1a.fishQuld .any. ar~ha~ol()gi~al fe~tures or. sHe,s bedi!icovere4 durii}g ,
tbeAd~"~JQPIrte,I1tQf,fh;!~:project, wOfk wiI,i immediately ceal?e aJ1~ the applicarttWi.l~noiifY
. ",' .' - ' .' '. ' .
.tl1e!;EH.ifiti!Qg,t>~pc4t~ertt 13Y l~tter. elated' July 23, 2009, tbe~Rplicam requ.~~ted:aJ~t{er
of no ettectfrQI~l!lle'])~Pat,ttri~Ilt 6fLan9~nd Natural Re~dllf;c.es'Histoiif :pi~~etva.ti(m'
Division.
No profe.s,$ionalflora or fauna surveys were condllcted6fthe site.Ho'W~ver,as
. .
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the site is'fully, deyelop~d~ no rare or endangered .floral orfaun~lresQufc~sarelikeJy to
he fQHw~qntll,e~iiei ''Thepro'perty islocat~d in .an urban ~ettiJ:lg;,~cij~s~~H~ th~aiji:Pqrt
,,-: ' .' ," .--! ..'." '. ',' - ',.'
aIlcIav~aH()hr~l~t~Huses, as well as COl1ifuetCi~land indlistr1~iAis~~: ,.
'Fhereg~(!stis not contrary to ChaMer 205A, Ha~aii Reyised Statues,
. .
relati~g t~(J~~st~I<~()ne Management.. The property is 'located in the Sped,!l
Management Area. Thus, the applicant is requesting the concuirent prO'cessing ofa
Special M~:magemenf Area Us.e Permit application. The project site is located.
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appr0x:irn~telYlo~eII1il~ from the shoreline and will not be impacte,dby coast~!,ha.7'ard
and,beacl1~rosion. There is no record of a designated publiC access to the shoreline or
mo:unta:inareas t~at trav~rses the property. Accordingto~theapp~icant,novalued'
cultural, histl:>rical ornatllral resources exist on the propertie,s and there is Iloe.vidence of
, '
allY tra(jjtiqnalaIldcustornary Native Hawaiian rights being 'practiced onthe site, Thus, it
ism0ta,t;iriCip~t~d,thatthe.,proposed request will have any adverse impact onculhiral'or
liistOric~L&source'sjn the area.
'j; JJa~~~6nthea~ove findings, approval of this ch~pg~oizone fro~ a Lhriited
. .. ".' ," . ". -',. .,' - . .f,- -', ,c', -" '-', "
In~ustriaI2(),o.bO.s<I~arefeet ,~ML-20J to .an Industrial~~o#tn1erciatMixed 20,000..
sq9are feet (MPX:"ZO)~oned'district would result in~n"a.pptbpmateJand use ~pattetnthal ,
will furtllet;b,~nefiHhegei1eral ptibJk . . . '.' " " .' '; " " ,
T:hea:9c~'Ih~anYlng'draftbi11 to ainend'iSe~ti()Ii25~~~3'~';C2ity oiHil6 Z6heMapJ,
" :':,",.<.....,:-:,>',' "',>",-,;'.-"< -'- ._,-.- -,~...,'<' .:",' ',""- '.' "',..
,0ha,pt~r25'(~Qnii1g;i~<:>4e)0fthe.JIawaiiGQu,nty 'Code;.i.~i;p:rovid~d fOrYOllf. faiVQra,bl~;
~.. .'~. ,',- '."',' '.... '~,-,_ ,~- ',' . . ',' ",.',>, " I .: .,' ,.-, ,-'
.'c6fl~1~~r~#p:tl:' .Pl~~S~{*9te~the'propb~~~;~rdlti(ms, of'aBBfo\ra.gattMh~4 Jotl,1~".gr~,Qnt
, ,c ',..,," " ' "..' -. , ' ' - '~ _ "" " ,',.,' 7;'-' " _ . "'.', J: . ',_' ":',.' C',' ,",
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COUNTY OF HAWAI'I
STATE OF HAWAI'I
ORDINANCE NO.
BILL NO:
(PIt,I? PI I )~~ /)r;y:rf)
AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP),
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAW AI'I COUNTY CODE 1983
(2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM LIMITED
INDUSTRIAL - 20,000 SQUARE FEET (ML-20) TO INDUSTRIAL-COMMERCIAL MIXED
- 20,000 SQUARE FEET (MCX-20) AT W AIAKEA, SOUTH HILO, HAW AI'!, COVERED
BY TAX MAP KEY: 2-2-032:024.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAW AI'!:
SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawai'i
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, South Hilo,
Hawai'i; shall be Industrial-Commercial Mixed - 20,000 square feet (MCX-20):
Beginning at the s.outhwest comer of this parcel of land at the intersection of
Kalanikoa and Kuawa Streets, the coordinates of said point of beginning referred to
Government Survey Triangulation Station "HALAI" being 1 ,684.91 feet north and
10,633.00 feet east and running by azimuths measured clockwise from true south:
1.
1800 00'
260.94
feet along Kalanikoa Street;
2.
2700 00'
201.03
feet along Government Land;
3.
3600 00'
260.94
feet along Lot 2 (remainder of Grant
11766: 1 to American Factors, Limite~);
4.
900 00'
201:03
feet along Kuawa Street to the point of
beginning and containing an area of 52,457
. Sq. Ft.
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All as shown on the map attached hereto, marked Exhibit "A" and by reference
made a part hereof.
SECTION 2. In accordance with Section 25-2-44, Hawai'i County Code 1983 (2005
Edition), the County Council finds the following conditions are:
Necessary to prevent circumstances which may be 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 ofthe need for public service demands created by the
proposed use.
SEE ATTACHED CONDITIONS
SECTION 3. In the event that any portion ofthis 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 HAW AI'I
, Hawai'i
Date of Introduction:
Date of 1 st Reading:
Date of 2nd Reading:
Effective Date:
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OPEN
KAMEHAMEHA AVE
CN-tO CN- 0 C to
CN to CN-tO
LIMITED INDUSTRIAL - 20,000 SO FT (ML-20)
TO INDUSTRIAL- COMMERCIAL
OPEN MCX-20 MIXED - 20,000 SQ FT (MCX-20)
CN-tO 52,457 SQUARE FEET
ML-20
KUAWA ST
w OPEN
M -20 f- ~
U)
ML-20
<( <(
~ ::>
I
z MC -20 w
....J
<( W
....J 0
<( MCX-20
~ z
OPEN ML-20 ~ ML-20
ML-20 MCX-20
ML-20 ML-20
OPEN ML-20
ML-20
OPEN M -20
/ ML 20
Feet
0 200 400 800 1,200 1,600
AMENDMENT TO THE ZONING CODE
AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8,
CHAPTER 25 (ZONING CODE) OFTHE HAWAI'I COUNTY CODE 1983 (2005 EDITION),
BY CHANGING THE DISTRICT CLASSIFICATION FROM
LIMITED INDUSTRIAL - 20,000 SQUARE FEET (ML-20) TO
INDUSTRIAL-COMMERCIAL MIXED - 20,000 SQUARE FEET (MCX-20)
AT WAIAKEA, SOUTH HILO, HAWAI'I
MAP PREPARED BY:
COUNTY OF HAWAI'I, PLANNING DEPARTMENT
TMK: 2-2-3224
DATE: JUly 30, 2009
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CBATSMAREZ.doc-9/21/09
AMERICAN TRADING CO., LTD.
CHANGE OF ZONE APPLICATION (REZ 09-102)
CONDITIONS OF APPROVAL
A. The applicant, 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 applicant 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 prior to the issuance of Final Plan Approval for the construction of
any new commercial structures.
C. Conversion of the portions of the existing warehouse structure into office and/or
retail spaces shall be completed within five (5) years from the effective date of this
ordinance. Prior to conversion and/or construction, the applicant, 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 and paved parking stalls 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's Rule No. 17 (Landscaping
Requirements) and Chapter 25 (Zoning Code), Hawaii County Code.
D. The applicant shall provide improvements to the project's frontage along
Kalanikoa Street consisting of, but not limited to, concrete curb, gutter and
sidewalk, drainage improvements and any required utility relocation, meeting the
approval of the Department of Public Works. Such improvements shall be
completed prior to the issuance of a Certificate of Occupancy for any new
commercial structure on the property.
E. Access to the project shall meet with the approval ofthe Department of Public
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Works. All driveway connections shall conform to Chapter 22 (County Streets) of
the Hawaii County Code. Ifrequired by the Department of Public Works, the
current driveway access from Kuawa Street shall be relocated.
Install street lights and traffic control devices as may be required by the Traffic
Division, Department of Public Works.
A drainage study shall be prepared by a licensed civil engineer and submitted to the
Department of Public Works. The recommended drainage improvements shall be
constructed, meeting with the approval of the Department of Public Works, prior
to the receipt of Final Plan Approval.
All development generated runoff shall be disposed of on site and shall not be
directed toward any adjacent properties. If required, a drainage study shall be
prepared and submitted to the Department of Public Works prior to the issuance of
Final Plan Approval for any new structures. Any drainage improvements shall be
constructed, meeting with the approval of the Department of Public Works prior
to the issuance of a Certificate of Occupancy.
The project shall connect to the existing County sewerline prior to the issuance of
a Certificate of Occupancy.
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.
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-HPD) shall be immediately notified. Subsequent
work shall proceed upon an archaeological clearance from DLNR-HPD when it
finds that sufficient mitigation measures have been taken.
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
G.
H.
1.
1.
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Ordinance,
M. The applicant shall comply with all County, State and Federal laws, rules,
regulations and requirements.
N. An initial extension of time for the performance of conditions within the ordinance
may be granted by the Planning Director upon the following circumstances:
1. The non-performance is the result of conditions that could not have been
foreseen or are beyond the control of the applicant, 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.
3. 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 may be extended for up to one additional year).
5. lfthe 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.
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