HomeMy WebLinkAboutCOM 0027.000 2010-2012 , •4 o Jf ` ~ oF k ���'� William T. Takaba
William P. Kenoi . ' ..���
Mayor
. Managing Director
• — Wally Lau
Deputy Managing Director
County of Hawai`i
25 Aupuni Street • Hilo, Hawai`i 96720 • (808) 961 -8211 • Fax (808) 961 -6553
KONA: 75 -5722 Hanama Place, Suite 102 • Kailua -Kona, Hawai'i 96740
(808) 327 -3602 • Fax (808) 326 -5663
December 10, 2010
Honorable Dominic Yagong, Chairman
and Members of the County Council
County of Hawai`i
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Yagong and Members: =$
•
Change of Zone Application (REZ 10- 000130)
Applicant: Gerald Kodama Trust
Request: A -3a to RA -la
Tax Map Key: 2 -2 -51:15
State Land Use Boundary Amendment Application (SLU 09- 000023)
Request: Agricultural to Urban
Change of Zone Application (REZ 09- 000109)
Request: A -la to MCX -3a
Applicant: Pua Mauka Development, LLC
Tax Map Key: 9 -2 -82:2
'Change of Zone Application (REZ 10- 000131)
Applicant: Concept Construction, Inc.
Request: RS -10 to CN -20
Tax Map Key: 2 -2 -25:22
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 Windward Planning Commission's letters and enclosures
regarding the above - referenced requests.
Sincerel
•
William P. Kenoi
Mayor
Enclosures
cc: Planning Department
Hawaii County is an Equal Opportunity Provider and Employer Comm. No. _
<234 11 ( Ref. To:
Ref. Date, DEC 0 211111
... .:...-!.. -.. --r4- 0. .: . :
County of Hawaii
WINDWARD PLANNING COMMISSION
Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawai`i 96720
Phone (808) 961 -8288 • Fax (808) 961 -8742:
C'.I
,. DEL 1 0 2o19
The Honorable J Yoshimoto, Chairman .\
and Members of the County Council ..
County of Hawai`i -
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Yoshimoto and Council Members:
Change of Zone Application (REZ 10- 000131)
Applicant: Concept Construction, Inc.
Request: RS -10 to CN -20
Tax Map Key: 2 -2 -25:22
The Windward Planning Commission, after a duly held public hearing on November 10, 2010,
voted to recommend for your approval the proposed legislative bill for a Change of Zone from
Single - Family Residential 10,000 square feet (RS -10) to Neighborhood Commercial 20,000
square feet (CN -20) for approximately 5,160 square feet of land. The property is located on
Kino`ole Street, approximately 174 feet southwest of the intersection of Kino`ole Street and
Lanikaula Street, Waiakea, 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 from RS -10 to CN -20 for an
approximately 5,160 square -foot remnant that was recently acquired by the applicant
from the State of Hawai`i and consolidated into TMK: 2 -2- 025:022. This will allow the
area to be used for additional parking and landscaping in support of the dialysis center
that is being established on the consolidated property. The applicant recently received
approval of a Change of Zone request for TMK: 2 -2- 025:022 from RS -10 to CN -20 to
accommodate the relocation of the Liberty Dialysis Center from its present location on
Rainbow Drive (Change of Zone Ordinance 10 -27). The proposed improvements for the
dialysis center will include:
Hawai`i County is an Equal Opportunity Provider and Employer
The Honorable J Yoshimoto, Chairman
and Members of the County Council
Page 2
• a single - story, approximately 12,000 square -foot facility.
• a 42 -inch high rock wall along the north, west and south property boundaries.
• 40 parking stalls, including 4 ADA accessible stalls and 7 compact stalls.
• extensive landscaping.
• related improvements.
The dialysis center will offer hemodialysis treatments, home dialysis training,
medical offices, and a kidney disease prevention clinic. The Liberty Dialysis Center is
currently the only dialysis center in East Hawai`i. There is projected to be approximately
35 employees serving approximately 65 patients per day in three shifts.
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is only
through such a comprehensive policy analysis approach that evaluations and decisions
can be made to better time and stage developments to achieve growth determined by the
General Plan and related planning documents. The implications of these evaluations and
decisions must also be considered as they may have an impact on similar areas in the
County.
The Change of Zone request from RS -10 to CN -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. The overall goals, policies and standards are
set forth to physically plan the lands in the County in the best interest of the island's
residents. Land Use is one of the principal focal points of public concern and policy. The
Land Use Element provides the primary basis for direct control and guidance of publicly
and privately owned resources.
The request conforms to the goals, policies and standards of the Land Use -
Commercial Element of the General Plan in that the proposed development will be
developed in an area adequately served by necessary services such as water, utilities and
transportation systems. The proposed project conforms to the Commercial Development
goal which states "provide commercial developments that complement the overall pattern
of transportation and land usage within the island's regions, communities, and
neighborhoods."
The Honorable J Yoshimoto, Chairman
and Members of the County Council
Page 3
The Land Use Pattern Allocation Guide (LUPAG) Map component of the General
Plan is a representation of the document's goals and policies to guide the coordinated
growth and development of the County. It reflects a graphic depiction of the physical
relationship among the various land uses. The LUPAG Map establishes the basic urban
and non -urban form for areas within the County. The project area is designated High
Density Urban on the LUPAG Map. The requested zoning would be consistent with the
urban designation on the LUPAG Map for this area of Hilo.
The State Land Use designation for the property is Urban. The property is
designated Existing Urban Development by the Land Study Bureau's Productivity Rating
and by the Department of Agriculture's ALISH Map. The Hilo Community Development
Plan (CDP), adopted in 1975, suggests residential uses in this area. However, this area is
transitioning to higher density commercial type uses. The proposed change of zone
would complement the existing commercial land uses that already exist in this area and
will provide for an orderly development of the area.
The land uses in the area are a mix of residential and commercial uses. The
property adjacent to the project site is zoned CN -20 (Ordinance No. 99 158), site of an
attorney's office. The property to the immediate south is zoned RS -10 and in single -
family residential use. Properties across Kino`ole Street to the east are zoned RS -10 and
also in single - family residential uses. Properties to the west of the site are zoned RM -1.
All utilities and services are available to the site. The project will connect to
the existing County sewer system. The primary access to the project site is from Kino`ole
Street, a County roadway with a right -of -way of approximately 60 feet. The property is a
suitable location for the dialysis center as it is located on a major thoroughfare and all
utilities are available to the site.
The property has no severe geological or topographical problems which
cannot be rectified or which would render the land unusable. The project site is
located within Zone "X ", area determined to be outside the 500 -year floodplain. All
development generated storm run -off shall be disposed of on -site and not allowed onto
adjacent properties or roadways.
The Honorable J Yoshimoto, Chairman
and Members of the County Council
Page 4
On July 17, 2010, the applicant requested a letter of "no effect" from the DLNR-
HPD in which no response has been received. No professional surveys were conducted
of the site. Likewise, no professional flora or fauna surveys were conducted of the site. It
is unlikely that any historical, archaeological, or rare or endangered floral /faunal
resources are on the site as the project site has been improved and located within an urban
environment close to existing commercial uses.
The request is not contrary to Chapter 205A, Hawaii Revised Statues,
relating to Coastal Zone Management. The project site is not proximate to the
shoreline and not located in the SMA. There is no record of a designated public access to
the shoreline or mountain areas that traverses the site. There is no evidence of any valued
cultural, historical or natural resources existing on the property 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. Therefore, no action is necessary to protect
these rights.
Based on the above, approval of the change of zone from a Single - Family
Residential (RS -10) to a Neighborhood Commercial (CN -20) zoned district would result
in an appropriate land use pattern that will further benefit the general public.
For your favorable consideration, an amendment to Section 25 -8 -33 (City of Hilo Zone Map),
Chapter 25 (Zoning Code) of the Hawai`i County Code, is transmitted.
The Honorable J Yoshimoto, Chairman
and Members of the County Council
Page 5
We are also enclosing copies of the staff Background and Planning Director's Recommendation
for your information.
Sincerely,
Rell Woodward, Chairman
Windward Planning Commission
Lconceptcnstruction02wwpc
Enclosures
cc: Thomas L. H. Yeh, Esq.
Concept Construction, Inc.
Department of Public Works
Department of Water Supply
Department of Land & Natural Resources -HPD
Amy Self, Esq., Corporation Counsel
BConceptREZ10- 13 1.jwd 10 -07 -10
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
CONCEPT CONSTRUCTION, INC.
CHANGE OF ZONE APPLICATION (REZ 10 -131)
CONCEPT CONSTRUCTION, INC. has submitted an application for a Change of
Zone from Single - Family Residential 10,000 square feet (RS -10) to Neighborhood Commercial
20,000 square feet (CN -20) for approximately 5,160 square feet of land. The property is located
on Kino`ole Street, approximately 174 feet southwest of the intersection of Kino`ole Street and
Lanikaula Street, Waiakea, South Hilo, Hawai`i, TMK: 2 -2 -025: Portion of 022.
PROPOSED DEVELOPMENT
1. Request /Project Description: The applicant is requesting a Change of Zone from RS-
10 to CN -20 for an approximately 5,160 square -foot remnant, which was formerly a
portion of TMK: 2- 4- 057:001, that was recently acquired by the applicant from the State
of Hawaii and consolidated into TMK: 2 -2- 025:022. This will allow the additional area
to be used in support of the dialysis center that is being established on the consolidated
property. The applicant recently received approval of a Change of Zone request for
TMK: 2 -2- 025:022 from RS -10 to CN -20 to accommodate the relocation of the Liberty
Dialysis Center from its present location on Rainbow Drive (Change of Zone
Ordinance 10 -27). The proposed improvements for the dialysis center will include:
• a single - story, approximately 12,000 square -foot facility.
• a 42 -inch high rock wall along the north, west and south property boundaries.
• 40 parking stalls, including 4 ADA accessible stalls and 7 compact stalls.
• extensive landscaping.
• related improvements.
The dialysis center will offer hemodialysis treatments, home dialysis training, medical
offices, and a kidney disease prevention clinic. The Liberty Dialysis Center is currently
the only dialysis center in East Hawai`i. There is projected to be approximately 35
employees serving approximately 65 patients per day in three shifts. (Planning
Department Exhibit 1 - Change of Zone application)
-1- ATTACH: Comm. 27
Bill 6
2. Reasons for the Request: The additional area will be used for additional parking and
landscaping in support of the dialysis center.
3. Timetable: The facility is proposed to be completed by 2011.
4. Landowner: Concept Construction, Inc.
BACKGROUND INFORMATION
5. April 7, 2010: The effective date of Change of Zone Ordinance 10 -027, which changed
the zoning from RS -10 to CN -20 for TMK: 2 -2- 025:022, which is 40,764 square feet in
size (refer to Exhibit 1 in the applicant's Change of Zone application).
OTHER INFORMATION
6. Proposed CN zoning:
• Height limit - 40 feet.
• Setback - front, 15 feet; side yards, 8 feet.
• Landscaping - required on all front yards; side yard requires a screening hedge not
less than forty -two inches in height, within five feet of the property line, except
for necessary drives and walkways.
• Plan approval required.
STATE AND COUNTY PLANS
7. State Land Use Designation: Urban.
8. General Plan LUPAG Map: High Density Urban.
9. County Zoning: RS -10.
10. Hilo Community Development Plan: The Hilo Community Development Plan adopted
by Resolution No. 1 on May 21, 1975 designates this area as RM -4.
DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA
11. Subject Property: The applicant has acquired a 5,160 square -foot remnant, which was
an abandoned right -of -way owned by the State of Hawaii, (formerly a portion of TMK:
2- 4- 057:001), and has consolidated it with TMK: 2 -2- 025:022. The applicant is currently
in the process of constructing the dialysis center.
12. Surrounding Zoning and Land Uses: The land uses in the area are a mix of residential
and commercial uses. The property adjacent to the project site is zoned CN -20
(Ordinance No. 99 158), which is the site of an attorney's office. The property to the
-2-
immediate south is zoned RS -10 and is in single - family residential use. Properties across
Kino`ole Street to the east are zoned RS -10 and are also in single - family residential uses.
Properties to the west of the site are zoned RM -1, which are mainly used for student
housing.
13. U.S.D.A. Soil Type: Olaa series, which consists of well- drained silty loams.
Permeability is rapid, runoff is slow and the erosion hazard is slight.
14. ALISH: Existing Urban Development.
15. Land Study Bureau's Productivity Rating: Existing Urban Development.
16. FIRM: Zone "X ", an area outside of the 500 -year flood plain.
17. Flora/Fauna: No formal flora or fauna study was submitted with the application.
According to the applicant, the remnant has been observed to contain commonly found
plant species such as guava, mango, ti leaf, African tulip, monkey trees, various types of
palm trees, maile pilau vines and assorted undergrowth. No federally or State listed,
candidate or proposed threatened or endangered plant or animal species have been
observed, due to surrounding urban developments. Feral cats and chickens frequently
occupy or move through the area.
18. Archaeological/Historical Resources: No formal archaeolgical surveys were conducted
of the site. On July 17, 2010, the applicant requested a letter of "no effect" from the
Department of Land and Natural Resources Historic Preservation Division (DLNR-
SHPD). No response has been received as of the date of this writing.
19. Cultural or Native Gathering Rights: 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 in the area.
20. Public Access: There is no record of a designated public access to the shoreline or
mountain areas that traverses the property.
PUBLIC UTILITIES AND SERVICES
21. Access: Access to the project site is from Kino`ole Street, a County roadway with an
existing right -of -way of 60 feet fronting the property.
22. Water: County water is available to the project site.
23. Wastewater: The project area is serviced by a County sewer system.
-3-
24. Essential Utilities and Services: Electricity and telephone services are available to the
project site. County fire stations, police and emergency medical services are available in
Hilo to the property.
AGENCIES' AND ORGANIZATIONS' COMMENTS
25. Department of Public Works: (Planning Department Exhibit 2 —
September 24, 2010 Memo)
26. Department of Water Supply: (Planning Department Exhibit 3 —
September 15, 2010 Memo)
27. Department of Environmental Management: (Planning Department Exhibit 4 —
September 7, 2010 Memo)
28. Police Department: (Planning Department Exhibit 5 — September 7, 2010 Memo)
29. Fire Department: (Planning Department Exhibit 6 — September 13, 2010 Memo)
30. Department of Land and Natural Resources -Land Division: (Planning Department
Exhibit 7 — September 22, 2010 Letter)
31. Department of Health: (Planning Department Exhibit 8 — September 9, 2010
Memo)
AGENCIES - NO RESPONSE
32. Department of Land and Natural Resources -State Historic Preservation Division
PUBLIC COMMENTS
33. As of the date of this writing, the Planning Department has not received any objections
from the general public or adjacent landowners on the subject application.
-4-
REQUEST FOR CHANGE OF ZONE
TMK: (3) 2 -2 -025: 022 (por.) w.z
Waiakea, South Hilo District, Hawaii
RS -10 TO CN -20 ~:
Prepared By:
Thomas L.H. Yeh, Esq.
Law Offices of Yeh & Moore
85 W. Lanikaula Street
Hilo, Hawaii 96720
Applicant:
Concept Construction, Inc.
558 Kanoelehua Avenue
Hilo, Hawaii 96720
AUGUST 2010
Planning Dept.
Exhibit, 1
Concept Construction, Inc. Application for Change of Zone
CONTENTS
Application for Change of Zone:
Change of Zone Application
Departmental Questionnaire
County Environmental and Background Report
Concept Construction, Inc. Application for Change of Zone
APPLICATION FOR CHANGE OF ZONE
Change of Zone Application Form
CHANGE OF ZONE APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
(Type or legibly print the requested information)
APPLICANT: Concept Construction, Inc.
APPLICANT'S SIGNATURE: _ DATE:
ADDRESS:558 Kanoelehua Avenue
Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT OWNER: N/A
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Bruce Hansen (PN/T/S)
PHONE:(Bus.) 935-0279 (Res.) N/A (Fax) 9357579
LANDOWNER(S): Concept Construction, Inc.
LANDOWNER SIGNATURE(S): /( 4-31-4,A..._ DATE: g 5= 1 0
(May be by letter)
LANDOWNER(S) ADDRESS: 558 Kanoelehua Avenue
Hilo, HI 96720
REQUEST RS-10 TO CN-20
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: (3) 2-2-025:022
STREET ADDRESS OF PROPERTY: 1384 Kinoole Street
Hilo, HI 96720
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 5,160 square feet
AGENT: Thomas L.H. Yeh, Law Offices of Yeh & Moore
ADDRESS 85 W. Lanikaula Street
Hilo, HI 96720
TELEPHONE:(Bus.) 961-0055 (Res.) N/A (F 969-1531
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL Thomas L.H. Yeh COPIES: Concept Construction, Inc.
Concept Construction, Inc. Application for Change of Zone
APPLICATION FOR CHANGE OF ZONE
Departmental Zoning Questionnaire
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 m, please answer the rest of question 1 and then to question 3.
a. How many acres of the requested area do you intend to subdivide?
b. Into what lot sizes?
c. If your request to subdivide, 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 have no firm plans of subdividing the subject area, do you intend to:
a. Sell or lease the land to someone who has firm plans? Yes
b. Sell or lease the land to someone who has tentative plans?
c. Sell or lease the land to someone who has no plans?
d. Keep it?
e. Other (please state) Yes
Applicant's consolidation of the subject remnant parcel with TMK: (3) 2 -2- 025:022 was
approved by the County by letter dated April 27, 2010.
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.
Applicant is constructing a dialysis center. The subject change of zone request will allow
the remnant area to be used for parking purposes accessory to the dialysis center. The
lease will be entered into once the facility has been constructed: ideally by mid 2011.
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
1 i
arrangement; timetable for construction; and any other information which you feel might
help us in evaluating your request.
The subject land will be used for parking and landscaping purposes in support of the dialysis
center.
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 fmdings in the space provided below.
5. Have you performed any study which discusses the environmental impacts your request
would have on the surrounding area and/or the County?
No
If so, please elaborate on your findings in the space provided below.
6. Are there any buildings on the subject area? No
If so, what kind?
What do you intend to do with those buildings if your request is approved?
7. Is the subject currently being used for any agricultural activity? No
If so, please list the kinds of products grown on and how many square feet or acres of
land per product.
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 the roads leading to the subject area need improvement? No
If so, what kind?
Is the road adequate for the proposed traffic volume or load? Yes
10. What sort of governmental assistance and/or improvements do you feel will be needed in
the subject area when developed?
NO YES
a. Schools No
b. Roads No
c. Sewer No
d. Drainage No
e. Police Protection No
f. Fire Protection No
g. Recreational Facilities No
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 study or survey was conducted.
Signature: ✓� -�—cA CC , ,
Address: 5 5 cg 0 art, 1 e k uo,. A �e
`ldi (4 6 o
Telephone: 9 3 S - a 7 9
Date: ' 5
•
Concept Construction, Inc. Application for Change of Zone
APPLICATION FOR CHANGE OF ZONE
Background and Environmental Report
Concept Construction, Inc. Application for Change of Zone
DETAILS OF PROPOSED USE /DEVELOPMENT:
A. Project Description
The Applicant, Concept Construction, Inc. ( "Concept" or "Applicant "), requests a change
of zone for an approximately 5,160 square foot remnant, formerly a portion of TMK: (3)
2- 4- 057:001 ( "remnant area "), that was recently acquired from the State of Hawaii and
consolidated into Tax Map Key ( "TMK ") No.: (3) 2 -2- 025:022. The requested change of
zone for the consolidated remnant is from the Single - Family Residential — 10,000 square
foot ( "RS -10 ") zoning district to the Neighborhood Commercial — 20,000 square foot
( "CN -20 ") zoning district to allow it to be used in support of the dialysis center that is in
being established on the consolidated property.
A change of zone request for TMK: (3) 2 -2- 025:022 from RS -10 to CN -20 was approved
by the Hawaii County Council earlier this year by Ordinance No. 10 -27 (see Exhibit 1 for
a copy of Ordinance No. 10 -27). The consolidation ( "SUB -09- 000941 ") was approved
by the Planning Director on April 27, 2010 (see Exhibit 2 for Planning Director's letter
approving the consolidation). Applicant is now requesting a change of zone for the
remnant area so that it can be used by the dialysis center for parking and landscaping
purposes.
The remnant area is located off of Kinoole Street, just to the south of the Kinoole
Street/West Lanikaula Street intersection. It is a 30 foot by 172 foot portion of a larger
former railroad right -of -way that runs along the western boundary of TMK: (3) 2 -2-
025:022 and the neighboring lots along the western side of Kinoole Street from West
Lanikaula Street to Kawili Street, Waiakea, South Hilo District, Hawaii. Due to its
location and its configuration, the former right -of -way was not being put to any use by
the State. A Location Map is attached as Exhibit 3.
Kinoole Street is a major thoroughfare traversing in a generally northwest- southeast
direction. It is proximate to several non - residential uses, the University of Hawaii at Hilo
and the Waiakea Elementary, Intermediate and High School Complexes. Additionally,
there are several doctors' offices, a medical complex and a medical laboratory on Kinoole
Street in the vicinity of the Site. Directly to the north of the Site is a lot of similar size
currently used for law offices and zoned CN -20. There are no structures situated within
the remnant area.
2. Statement of Objectives and Reasons for the Request
Applicant's reason for requesting the change of zone of the remnant area from RS -10 to
CN -20 is to increase parking and landscaping locations in relation to the establishment of
a dialysis center on TMK: (3) 2 -2- 025:022. The remnant is a suitable location for the
support of the dialysis center and related uses as all necessary utilities are presently
available; it is situated off of a major thoroughfare; and it is located within an urban area
and available to serve patients in the East Hawaii area.
1
Concept Construction, Inc. Application for Change of Zone
Applicant's objectives are as follows:
• To develop the proposed dialysis center in conformance with all applicable plans,
policies and controls; and
• To change the zoning of the remnant portion of the property from RS -10 to CN-
20 to allow its use for parking and landscaping purposes accessory to the dialysis
center use.
3. Number of Acres /Square Feet
The Property is approximately 5,160 square feet, or .119 acres in land area.
4. Proposed Units /Lots /Floor Area of Proposed Building Envelope
The dialysis center will include an 11,849 square foot, single -story facility with a porte-
cochere entrance, covered lanai, extensive landscaping and a parking area. There will
also be a 42 -inch rock wall along the north, west and south boundaries in order to
partially shield the parking area from view to provide some semblance of privacy for
patients. Parking, landscaping and portions of the rock wall and a loading zone would be
established within the remnant area.
5. Timeframe
Construction of the dialysis center has been commenced, and the relocation of the
existing dwelling to another site has already occurred. The actual development schedule
will depend on the timing of the permits and approvals, including development of the
remnant area. However, it is projected that completion of construction will occur by mid -
2011.
6. Membership Size/Number of Employees and Clientele
The dialysis center's operations have already been assessed and approved in connection
with the change of zone for TMK: (3) 2- 2- 025:022. The subject change of zone request
would allow the 5,160 square foot remnant area to be zoned consistently with the rest of
the property so that it can be used for parking and landscaping. The rezoning of the
remnant area will not affect the previous assessment or increase traffic or other burdens
on public services.
7. Parking Arrangement
The requested change of zone would provide additional parking spaces over the currently
approved number. Incorporation of the remnant area would bring the total amount of
parking space serving the dialysis to 47 regular spaces and 4 handicapped spaces.
2
Concept Construction, Inc. Application for Change of Zone
8. Traffic Impacts
Assessment of Existing Traffic Conditions
Kinoole Street is a major thoroughfare, traversing the Hilo urban area in a roughly
northwest- southeast direction, beginning at the Wailuku River in Hilo and ending at
Haihai Street in Panaewa. It is described as an existing collector roadway by the Hawaii
County General Plan. There are several existing high traffic uses in the vicinity of the
Property, including the University of Hawaii at Hilo and the Waiakea Elementary,
Intermediate and High School Complexes.
Anticipated Increase in Traffic
As the Waiakea area continues its transition from primarily residential uses to a mix of
residential and non - residential areas, and as the University continues to grow and attract
more students, traffic in the area of the subject property will continue to increase.
Potential Impacts from Proposed Use
Potential traffic impacts related to the dialysis center were assessed in connection with
the change of zone process for TMK: (3) 2 -2- 025:022. Applicant does not anticipate any
additional traffic impacts from the subject change of zone request, as the change of zone
will not increase the level of dialysis center operations, but allow the Applicant to create
additional parking spaces and landscaped areas.
9. Proposed On -site and Off -site Infrastructure
The remnant area is already served by all necessary utilities via overhead lines on
Kinoole Street. TMK: (3) 2 -2- 025:022 has an existing driveway that will be upgraded to
commercial standards in order to accommodate the proposed dialysis center.
3
Concept Construction, Inc. Application for Change of Zone
Figure 1: State Land Use District Boundary Map
\ , =
'
�Te A ,
\ - v \\ \ \ / - �`v
V' r
Designations:
Red Urban
II. CONFORMANCE WITH STATE /COUNTY PLANS
10. State Land Use Designation
The remnant area and surrounding properties are situated within the State land use urban
district.
11. Coastal Zone Management
The requested change of zone is not contrary to the Coastal Zone Management Program,
as contained in Chapter 205A, Hawaii Revised Statutes ( "HRS "). The remnant area is
not situated within the County's Special Management Area ( "SMA "). It is a portion of
an abandoned former railroad right -of -way. It is not a coastal property and there is no
access to either the shoreline or the mountains through it. There is no view of the
shoreline from the Property and it is adjacent to a large multi -story apartment complex.
The proposed facility will not block any view of Mauna Kea from Kinoole Street. It will
have no impact to coastal ecosystems as it is over 6,600 feet inland from Hilo Bay.
4
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Concept Construction, Inc. Application for Change of Zone
12. Hawaii County General Plan
The site of the Applicant's existing facility is designated as "High Density Urban" ( "High
Density ") on the current General Plan Land Use Pattern Allocation Guide ( "LUPAG ")
Figure 2: LUPAG Map
SUBJECT PROPERT
4K
Designations:
Red High Density Urban
Orange Medium Density Urban
Yellow Low Density Urban
Blue University Use
Green Open
map. The High Density designation is intended for commercial, multiple residential and
related services. As such, the requested change of zone is consistent with the High
Density designation.
The proposed rezoning conforms with the following goals, policies and standards of the
General Plan.
5
Concept Construction, Inc. Application for Change of Zone
Economic Element:
Goals
(a) Provide residents with opportunities to improve their quality of life through economic
development that enhances the County's natural and social environments.
(c) Strive for diversity and stability in the economic system.
(d) Provide an economic environment that allows new, expanded, or improved economic
opportunities that are compatible with the County's cultural, natural and social
environment.
(e) Strive for an economic climate that provides its residents an opportunity for the
choice of occupation.
(f) Strive for diversification of the economy by strengthening existing industries and
attracting new endeavors.
Policies
(p)Identify the needs of the business community and take actions that are necessary to
improve the business climate.
Discussion.
The proposed rezoning furthers the County's goals of providing an economic
environment which allows new or existing businesses, such as the dialysis center, to
expand and diversify the County's economic base, and thereby also increase the choice of
occupations. The dialysis center has been designed to be compatible with the
surrounding residential area and will utilize extensive landscaping in order to minimize
any potential social impacts. The requested change of zone, if approved, would change
the existing zoning of the remnant area from RS -10 to CN -20, making it consistent with
the rest of TMK: (3) 2 -2- 025:022 and allow its use for parking and landscaping in
support of the dialysis center.
Flooding and Other Natural Hazards:
Goals
(a) Protect human life.
(b) Prevent damage to man -made improvements.
(c) Control pollution.
(d) Prevent damage from inundation.
(e) Reduce surface water and sediment runoff
Policies
(a) Enact restrictive land use and building structure regulations in areas vulnerable to
severe damage due to the impact of wave action. Only uses that cannot be located
6
Concept Construction, Inc. Application for Change of Zone
elsewhere due to public necessity and character, such as maritime activities and the
necessary public facilities and utilities, shall be allowed in these areas.
(b) Review land use policy as it relates to flood plain, high surf, and tsunami hazard
areas.
(c) Update and improve the Flood Insurance Rate Maps and other flood maps in
compliance with the National Flood Insurance Program (NFIP) as needed.
(d) Any development within the Federal Emergency Management Agency designated
flood plain must be in compliance with Chapter 27.
(g) Development - generated runoff shall be disposed of in a manner acceptable to the
Department of Public Works and in compliance with all State and Federal laws.
(j) The County and the private sector shall be responsible for maintaining and improving
existing drainage systems and constructing new drainage facilities.
(q) Consider natural hazards in all land use planning and permitting.
(r) Discourage intensive development in areas of high volcanic hazard.
Discussion:
The remnant area is situated within Flood Zone "X ", which includes areas that have been
determined to be outside of the 500 -year flood plain. As far as Applicant is aware,
flooding has not been an issue in the past. It is not a coastal property and is outside of the
SMA. The remnant area, as well as the rest of the Hilo Urban Area, is situated within
Volcano Hazard Zone 3 and has a relatively low risk of inundation by lava flows. All
surface water and sediment runoff generated by the proposed dialysis center and
accessory parking uses will be disposed of on -site, in compliance with all applicable State
and County rules and regulations. The facility will be designed in compliance with all
applicable provisions of the flood code (chapter 27, Hawaii County Code) and the
Building Code (chapter 5, Hawaii County Code).
Natural Beauty:
Discussion:
The remnant area is not listed as a site of natural beauty in the General Plan, nor is it
proximate to other properties listed as sites of natural beauty. The dialysis center will not
interfere with any coastal viewplanes, as there is no view of the coastline from the
remnant area or surrounding properties. There may be some limited impact to potential
views of Mauna Kea from surrounding properties. The facility will be a single -story
structure with a 42 -inch rock wall along three sides that will be properly landscaped in
order to minimize any potential impacts to scenic resources.
Natural Resources and the Shoreline:
Goals
(a) Protect and conserve the natural resources from undue exploitation, encroachment and
damage.
(c) Protect and promote the prudent use of Hawaii's unique, fragile, and significant
environmental and natural resources.
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Concept Construction, Inc. Application for Change of Zone
(d) Protect rare or endangered species and habitats native to Hawaii.
Policies
(i) Encourage an overall conservation ethic in the use of Hawaii's resources by protecting,
preserving, and conserving the critical and significant natural resources of the County
of Hawaii.
Discussion.
The remnant area is not a coastal property and the dialysis center will not have any
significant impact on shoreline resources. It is not a habitat for any federally or State
listed, candidate or proposed threatened or endangered plant or animal species. The
remnant area is situated within an urban area and contains very limited natural resources.
As such, the change from residential to commercial use will have a very limited impact
on existing natural resources.
Land Use:
Goals
(a) Designate and allocate land uses in appropriate proportions and mix and in keeping
with the social, cultural, and physical environments of the County.
Policies
(a) Zone urban -types of uses in areas with ease of access to community services and
employment centers and with adequate public utilities and facilities.
(b) Promote and encourage the rehabilitation and use of urban areas that are serviced by
basic community facilities and utilities.
(c) Allocate appropriate requested zoning in accordance with the existing or projected
needs of neighborhood, community, region and County.
(f) Encourage the development and maintenance of communities meeting the needs of its
residents in balance with the physical and social environment.
Land Use — Commercial Development:
Goals
(a) Provide for commercial developments that maximize convenience to users.
(b) Provide commercial developments that complement the overall pattern of
transportation and land usage within the island's regions, communities, and
neighborhoods.
Policies
(b) Commercial facilities shall be developed in areas adequately served by necessary
services, such as water, utilities, sewers, and transportation systems. Should such
8
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Concept Construction, Inc. Application for Change of Zone
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.
(c) Distribution of commercial areas shall meet the demands of neighborhood,
community and regional needs.
(f) The development of commercial facilities should be designed to fit into the locale
with minimal intrusion while providing the desired services. Appropriate
infrastructural and design concerns shall be incorporated into the review of such
developments.
Discussion:
The remnant area is an appropriate location for commercial use for the following reasons:
it is adjacent to an existing commercial use and proximate to several existing commercial
uses; existing public facilities such as water and sewer will be upgraded by the Applicant
to have adequate capacity to service the dialysis center; and it is located in proximity to
major thoroughfares. The General Plan recognizes the desirability of renewing
underutilized areas rather than sprawling into outlying areas. The General Plan also
espouses the concept of mixing compatible commercial and residential uses to create a
more dynamic community.
13. County Zoning
The Site is zoned Single - Family Residential, RS -10.
14. Community Development Plan
There is currently no community development plan for this area.
15. Special Management Area
The Property is not situated within the SMA. It is over 6,600 feet inland from Hilo Bay.
9
Concept Construction, Inc. Application for Change of Zone
Figure 3: Zoning Map
s cF
\ �. SVBJECT PROP
•
Designations:
Yellow Single - Family Residential
Browns Multi - Family Residential
Light Pink Neighborhood Commercial
Mauve /Maroon General Commercial
Light Green Residential - Commercial Mixed Use
Dark Green Open
III. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING
16. Description of Property
16.1 Property Location
The remnant area is located on Kinoole Street, just to the south of the Kinoole
Street/West Lanikaula Street intersection, along the western boundary of TMK:
(3) 2 -2- 025:022. A Location Map is attached as Exhibit 4. The remnant area is
rectangular and approximately 5,160 square feet in land area, and was formerly
identified as a portion of TMK No.: (3) 2 -4- 057:001, Waiakea, South Hilo
District, Hawaii. There are no structures situated within the remnant area. It was
overgrown with large trees, palms and various invasive species, which have been
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Concept Construction, Inc. Application for Change of Zone
removed in conjunction with the preparation of the consolidated property for the
dialysis center development.
The remnant area is located off of Kinoole Street, which is a major thoroughfare
traversing in a generally northwest - southeast direction. It is proximate to several
non - residential uses, the University of Hawaii at Hilo and the Waiakea
Elementary, Intermediate and High School Complexes. It is located over 6,600
feet inland from Hilo Bay and is not situated within the SMA.
In the immediate vicinity of the remnant area, there is Multiple Residential ( "RM-
1") zoning adjacent along the western boundary of the remnant area. TMK No.:
(3) 2 -2 -025: 024 adjacent to the north is zoned CN -20 and TMK No.: (3) 2 -2 -025:
018 to the south is zoned RCX -20. There is also additional RM -1 zoning across
Kinoole Street. Beginning at the intersection of West Lanikaula Street and
Kilauea Avenue and proceeding north, there is a corridor of various General
Commercial zoning designations.
16.2 Climate
The elevation of the remnant area is approximately 100 feet above mean sea level.
Located on the windward side of the Big Island, the mean annual rainfall is ranges
between 120 and 160 inches. Generally, the wet months occur from October
through April. The mean annual temperature is about 73 degrees Fahrenheit.
Wind patterns are diurnal with dominant easterly tradewinds prevailing during the
day and cooler westerly winds sweeping down the slopes of Mauna Loa and
Mauna Kea in the evening.
16.3 Topography
The topography of the Site is relatively flat.
17. Lava Hazard Zone
The United States Geologic Survey ( "USGS ") classifies the Hilo urban area as Lava
Flow Hazard Zone 3, on a scale of ascending risk, 9 being the lowest risk and 1 being the
highest.
18. Distance from Shoreline
The Property is over 6,600 feet inland from Hilo Bay.
19. Agricultural Lands of Importance to the State of Hawaii ( "ALISH ") Designation
The Property is situated within and urban area and, therefore, is not classified by the
ALISH system.
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Concept Construction, Inc. Application for Change of Zone
20. USDA Natural Resources Conservation Services Soil Service Report Soil Type
The Soil Survey Report classifies the soil as Olaa series (O1D), which consists of well -
drained silty loams that formed in volcanic ash. Permeability is rapid, runoff is slow, and
the erosion hazard is slight
21. Land Study Bureau ( "LSB ") Soil Rating
The remnant area is situated within and urban area and, therefore, is not classified by the
LSB.
22. Flood Insurance Rate Mate ( "FIRM ") Designation
The FIRM designation of the remnant area is Zone "X ", which means that it is outside
the 500 -year flood plain. It is situated approximately 6,600 feet inland from Hilo Bay.
The remnant area is also outside the Civil Defense Tsunami Evacuation Zone.
23. Existing Drainageways or Improvements
There are no known drainageways crossing the remnant area, and Applicant is not aware
of any flooding issues affecting it.
24. Air/Noise /Water Quality
Air Quality
Neither the dialysis center nor the accessory use of the remnant area for parking and
landscaping will have any significant impacts to air quality.
Noise
Noise impacts from the dialysis center and the accessory use of the remnant area for
parking and landscaping are expected to be insignificant.
During the construction of the proposed dialysis center and related accessory uses,
residents in the vicinity will be temporarily exposed to increased noise levels. The
contractor will comply with the Department of Health's ( "DOH ") requirements
pertaining to construction activities.
Water Quality
There are no streams or watercourses located on or near the remnant area. The Hilo area
is underlain by basal groundwater. The nearest stream is the Wailoa River, located over
3,000 feet from the remnant area. Neither the dialysis center nor the use of the remnant
area for parking and landscaping is expected to significantly impact water resources.
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Concept Construction, Inc. Application for Change of Zone
25. Existing Archaeological, Cultural or Historic Sites on National or State Register
A formal archaeological survey has not been conducted. However, there are no
structures located on the remnant area and no surface features have been observed. No
subsurface archaeological remains are likely due to the surrounding urban developments.
Applicant's request for a "no- effect" determination was submitted to the Department of
Land and Natural Resources — Historic Preservation Division on June 17, 2010; however,
a response has not yet been received (Exhibit 5).
26. Existing Flora /Fauna Resources
A formal botanical survey has not been conducted. However, the remnant has been
observed to contain commonly found plant species such as guava, mango, ti leaf, African
tulip, money trees, various types of palm trees, maile pilau vines and assorted
undergrowth. No federally or State listed, candidate or proposed threatened or
endangered plant or animal species have been observed, due to surrounding urban
developments. Feral cats and chickens frequently occupy or move through the area.
27. Scenic or Coastal Resources
The remnant area is not a coastal property and there is no access to either the mountains
or the ocean from or through it. There is no view of the shoreline from the remnant area
and it is adjacent to a large multi -story apartment complex. The dialysis center is
designed as a single -story structure set back from Kinoole Street and somewhat shielded
by extensive landscaping and a 42 -inch rock wall on three sides. The facility may have
some impact on the limited view of Mauna Kea from surrounding properties; however, it
is not expected to impact views of Mauna Kea from Kinoole Street.
28. Valued Cultural Resources
Applicant is not aware of any traditional and customary native Hawaiian rights that are
exercised in the area. As such, use of the remnant area for parking supportive of the
dialysis center is not expected to impact any such rights. Given the developed nature of
the site, no archaeological resources have been located.
29. Public Access
There is no existing public access to and along the shoreline or to mountain areas through
or proximate to the Property.
30. Social Settlement Pattern for the Area
The Waiakea area has been slowly transitioning from primarily residential use to a mix of
residential and non - residential uses for quite some time. Although the area immediately
surrounding the remnant area is still primarily residential, several non - residential uses
13
Concept Construction, Inc. Application for Change of Zone
have been established over the years. It is adjacent to a lot that was rezoned to CN -20 in
1999, which is being used for operation of a law office. To the south, TMK: (3) 2 -2-
025:018 was rezoned to RCX -20 in 2006 to allow the conversion of an existing dwelling
into a doctor's office.
The growth of the University of Hawaii at Hilo, which is located mauka (west) of the
remnant area, has contributed to the changing nature of the area by attracting more
students and causing the need for housing and support services for the growing student
population. Adjacent to the west, there is a large area of RM -1 zoning and an apartment
complex. Many of the residences in the vicinity of the University are rented to students
and the number of owner - occupants in the area seems to have decreased somewhat,
providing another indicator of the transitional nature of the area. In addition, Kinoole
Street is a major thoroughfare traversing in a roughly northwest - southeast direction
through Hilo and Waiakea toward the Puna District. As such, it is a prime location for
the location of certain non - residential uses. The remnant area and surrounding areas are
designated High Density Urban by the Hawaii County General Plan, which is an
indication that the transition of this area from primarily residential to higher intensity
urban use has been foreseen.
30. Economic Resources of the Area
There are several non - residential uses in proximity to the remnant area, including a
convenience store, a law firm, the University of Hawaii, the Waiakea Elementary,
Intermediate and High School complexes, several doctors' offices, a medical lab, a
medical complex with a medical lab and an x -ray facility, several restaurants, and a
laundry mat, among others.
31. Land Values
According to the Hawaii County Real Property Tax website, land values of residentially -
zoned parcels in the immediate area range from $126,000 to $302,000. In connection
with Applicant's purchase of the remnant area from the State, an appraisal report was
recently prepared. Based upon the assumption that the remnant area would be
consolidated with TMK: (3) 2 -2- 025:022 and utilized in support of the dialysis center, the
market value of the remnant area was estimated at $55,000 or $10.66 per square foot.
32. Land Use and Zoning of Surrounding Lands
As described above, although the surrounding area is still primarily residential, several
non - residential uses have been established over the years. Surrounding properties are
situated within the Urban District and zoned RS -10 with scattered areas of various types
of commercial zonings and multiple residential zoning in close proximity to the Site.
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Concept Construction, Inc. Application for Change of Zone
IV. PUBLIC FACILITIES AND SERVICES
33. Description of Access
There is an existing, paved driveway off of Kinoole Street serving TMK: (3) 2 -2-
025:022, which is a County owned and maintained roadway with approximately 40 feet
of pavement (end of pavement to end of pavement is 36 feet, with two feet of concrete
coverage on each side between the end of pavement and the sidewalk/gutter, totaling 40
feet of covered area) in a 60 -foot right -of -way. The driveway will be upgraded by the
Applicant to commercial standards to service the dialysis center.
34. Availability of Water
County water is available to service the dialysis center, subject to certain improvements
that were assessed during the change of zone process for TMK: (3) 2 -2- 025:022. The
requested change of zone will not have any impact to the previously assessed water
situation.
35. Sewage Disposal
The dialysis center will be required to connect to the County sewer system, as discussed
during the change of zone for TMK: (3) 2 -2- 025:022. The subject change of zone will
not have any impact on the required connection.
36. Solid Waste
Applicant is aware that construction waste is prohibited at transfer stations and will
dispose of all construction- related waste in the proper manner. The requested change of
zone will not have any impact on the previously assessed solid waste disposal plan.
37. Police and Fire Protection
The remnant area is located within the service area of the County Fire Department's 24-
hour substation at Waiakea, and supported by the headquarters on Kinoole Street and
additional substations at Kawailani Street and Kaumana Drive. The police headquarters
is located on Kapiolani Street, approximately 1 mile from the remnant area.
38. Schools
The remnant area is situated within the Waiakea School District and the Waikea school
complexes are located approximately one -half mile from it. The University of Hawaii at
Hilo is just mauka of the remnant area. The requested change of zone will not have any
impact on schools in the area.
15
Concept Construction, Inc. Application for Change of Zone
39. Parks
There are several parks in the Hilo urban area, including Lincoln Park, Kalakaua Park,
Hilo Bayfront Park, Wailoa River State Park, Queen Liliuokalani Gardens, Coconut
Island and the Keikiland Playground. The requested change of zone is not expected to
have any impacts on parks.
40. Utilities and Services
Electricity, telephone and cable service are available to the remnant area via overhead
lines on Kinoole Street.
V. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
41. Relationship between short term uses of environment and maintenance and
enhancement of long term productivity.
There has not been any short term use of the remnant area, aside from it serving as an
informal landscape buffer between TMK: (3) 2 -2- 025:022 and the apartment complex
situated across the remnant area on its western boundary. If the requested change of zone
is approved and the remnant area is allowed to be used by the dialysis center for parking
and landscaping purposes, the long term use of the remnant area accessory to the dialysis
center would enhance the productivity of the land.
42. Mitigative Measures proposed to avoid, minimize, rectify or reduce impact.
The dialysis center will be properly designed and landscaped so as to minimize any
impact to neighbors and scenic resources the project might cause. Utilization of the
remnant area will only serve to enhance the use of TMK: (3) 2 -2- 025:022 for the dialysis
center and allow additional parking and landscaping so as to minimize any potential
impacts upon public roads.
43. Alternatives to the proposed development.
Alternatives to the proposed development include the following:
• Leaving the Property as -is: The physical dimensions of the remnant area make it
unsuitable for development as it is only 30 feet wide. Once County setbacks are
imposed, the buildable portion of the remnant area is extremely limited.
Continued use as a buffer is not necessary, nor is it the most efficient use of the
land.
16
Concept Construction, Inc. Application for Change of Zone
• Rezoning to a different zoning district: this alternative is not practical given the
remnant area's location and dimensions. Applicant has already purchased the
remnant from the State.
• Relocating to another site already zoned for the proposed use: this alternative is
not practical as Applicant has already purchased the remnant from the State and
consolidated it with TMK: (3) 2 -2- 025:022.
44. Irreversible and irretrievable commitments of natural resources that would be
involved if proposed action implemented.
The remnant area has not been used for anything, aside from an informal landscape
buffer between the apartment complex adjacent to the west and the former residential use
of TMK: (3) 2 -2- 025:022. It is situated within a developed, urban area. It is not likely
that there are any natural resources relating to the remnant area that would be irreversibly
and irretrievably committed should the requested change of zone be approved.
17
Concept Construction, Inc. Application for Change of Zone
EXHIBITS
Exhibit 1: Ordinance No. 10 -27
Exhibit 2: April 27, 2010 Consolidation Approval
Exhibit 3: Location Map
Exhibit 4: Site Plan
Exhibit 5: No Effect Determination Request (June 17, 2010)
Exhibit 6: Land Patent Grant No. S- 16,033 to Concept Construction, Inc.
18
- (°c'lf6
, (cr piCee h
-. * . ( V.OE ry e
COUNTY OF HAWAII 4 ' STATE OF HAWAII
BILL NO. 208
ORDINANCE NO. 1 2
AN ORDINANCE AMENDING SECTION 25 -8 -33 (CITY OF HILO ZONE MAP),
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983
(2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-
, FAMILY RESIDENTIAL — 10,000 SQUARE FEET (RS -10). TO NEIGHBORHOOD
COMMERCIAL — 20;000 SQUARE FEET (CN-20) AT WAIAKEA, SOUTH HILO DISTRICT,
HAWAII, COVERED BY TAX MAP KEY: 2- 2- 025 :022,
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWA. I`I:
SECTI.ON 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 Waitikea, South Hilo
District, Hawaii, shall be Neighborhood Commercial — 20,000 square feet (CN -20):
Beginning at a pipe at the north comer of this lot, the :east corner of Lot 7, Block
103, and on the west side of Kinoole Street, the coordinates of said point of beginning
referred to Government Survey Triangulation Station "Halai" being 3999.23 feet south
and 6887.71 feet east, as shown on Government Survey Registered Map No. 2705, and
running: by true azimuths:
1. 328° 10' 172.00 feet along west side ofKinoole Street;
2. 58° 10' 237.00 feet along Lot 4;
3. 148 10' 172.00 feet along Railroad right-of-way (30 feet wide);
4. '238° 10' 237.00 feet along Lot 7 to the point of beginning and
containing an area of 40,764 square feet, more or
less.
All as shown on the map attached hereto, marked Exhibit "A" and by reference
made a part hereof.
-1-
EXHIBIT 1
SECTION 2. In accordance with Section 2 5 1 /= Hawaii County Code 1983 (2005
Edition) the County Council finds the fal condition04r`e.'
Necessary to prevent circumstances which ri aj be adverse to the public health, safety
and welfare; or
(1) Reasonably concei`ed to fulfill needs directly emanating fr sm the land use
proposed ui"th'respect to:
(A) Protection of the public from the potentially deleterious effects of
the proposed use, or
(B) Fulfillment of the need for public service demands created by the
proposed use.
A. The applicant(s), successors or assigns shall be responsible for complying with all
of the stated conditions of approval.
13. 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 within 180 days from the effective date of this ordinance.
C. The applicant shall install a reduced pressure type backfiow prevention assembly
within five (5) feet of the water meter on private property with inspection and
approval by the Department of Water Supply, prior to the issuance of a Certificate
of Occupancy.
D. Construction of the proposed development shall be completed within five (5)
years from the effective date of this ordinance. Prior to construction, the
applicant, successors or assigns shall secure Final Plan Approval for the proposed
development from the Planning Director in accordance with Section 25 -2 -70,
-2-
EXHIBIT 1
Chapter 25 (Zoning Code }, H.awei_ County .Code. .Plans shall identify all existing
and/or proposed strtttiures, paved driveway access and parking stalls associated
with the proposed development. Landscaping shall be indicated on the plans for
the purpose of mitigating any adverse noise or visual impacts to adjacent .
proper' es in accordance with the requirements of Planning Department's Rule
No. 17 (Landscaping, Requirements) and Chapter 25 (Zoning Code), Hawaii
County Code.
E. All driveway connections to Kino`ole Street shall conform to Chapter-22 (County
Streets) of the Hawaii County Code.
F. The proposed upgraded driveway shall meet the requirements of the Americans
with Disabilities Act (ADA) and Chapter 22, Hawaii County Code.
G. The applicant shall provide a full width concrete sidewalk, replacing the existing
planter area with concrete, along the property's entire Kino`ole Street frontage.
The improvements shall be completed within five (5) years from the effective date
• of this ordinance.
H. All development- generated runoff shall be disposed .of on site and shall not be
directed toward any adjacent properties. A drainage study shall be prepared by a
licensed civil engineer and-submitted to Ito Department of Public Works prior to
issuance of Final Plan Approval. Any recommended drainage improvements, if
required, shall be constructed meeting with the approval of the Department of
Public Works prior to receipt of a Certificate of Occupancy.
I. The project shall connect to the existing County sewerline prior to issuance of a
Certificate of Occupancy.
-3-
EXHIBIT 1
J. A Solid Waste ManagenientPlan.shall be submitted to the Deparinment of
Environmental Management for.revietv'and.approval prior to issuance of Final
Plan Approval.
K. If the applicant(s), successor(s), or assign(s) develops residential units on the
subject property, the applicant(s) shall make its (their) fair share contribution to
mitigate the potential regional impacts of the property with respect to parks and
recreation, fire, police, solid waste disposal facilities and roads. The fair share
contribution shall become due and payable prior to receipt of Final Plan Approval:
The fair share contribution for each lot shall be based on the actual number of
residential units developed. The fair share contribution in a form of cash, land,
facilities or any combination thereof shall be determined by the County Council.
The fair share contribution may be adjusted annually beginning three years after
the effective date of this ordinance, based on the percentage change in the
Honolulu Consumer Price Index (HCPI). The fair share contribution shall. have a
combined value of $7,383.36 per multiple family residential unit ($11,50613 per
single • family residential unit). The total amount shall be determined with the
actual number of units according to the calculation and payment provisions set
forth in this condition. The fair share contribution per multiple family residential
unit (single family residential unit) shall be allocated as follows:
1. $3,642.00 per multiple family residential unit ($5,548.46 per single family
residential unit) to the County to support park and recreational
improvements and facilities;
•
2. $115..11 per multiple family residential unit ($267.66 per single family
residential unit) to the County to support police facilities;
-4-
EXHIBIT 1
3. $354.08 per multiple family residential unit ($52866 per single family
residential unit) to the.County to support fire facilities;
4. $157.81 per multiple family residential unit (523145 per single family
residential unit) to the County to support solid waste facilities; and
5. $3,114.36 per multiple family residential unit ($44}29.90 per single family
residential unit) to the County to support road and traffic improvements.
In lieu of paying the fair share contribution, the applicant may contribute land
and/or construct improvements /facilities related to parks and recreation, fire,
police, solid waste disposal facilities and roads within the region impacted by the
proposed development, subject to the review and recomniend.ation of the Planning
Director, upon consultation with the appropriate agencies and approval of the
County Council.
L. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria
for imposition of exactions or the assessment of impact fees, conditions included
.herein shall be credited towards the requirements of the Unified Impact Fees
Ordinance.
M. To ensure that the Goals and Policies ofthe 1- lousing Element of the General Plan
are implemented, the applicant shall comply with the requirements of Chapter 11,
Article 1, Hawai`i County Code relating to Affordable Housing Policy. This
requirement shall be approved by the Administrator ofthe Office of Housing and
Community Development prior to Final Plan Approval.
N. Should any retnains of historic sites, such as rock walls, terraces, platforms,
marine shell concentrations or human burials be encountered, work in the
-5-
EXHIBIT 1
•
immediate area shall cease and the Department of Land and Natural Resources -
State Historic Preservation Division (DL1R :HPD)shall'be immediately notified.
Subsequent work shall proceed upon an archaeological clearance frorn DLR'R-
HPD when it finds that sufficient mitigation measures have been taken.
0. The applicant(s) shall comply with all applicable County, State and Federal laws,
rules, regulations and requirements.
P. 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(s), 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 gran.ted for performance (i.e., a condition to be performed within
one year may be extended for up to one additional year).
5. if the applicant(s) should require an additional extension of time, the
Planning Director shall submit the applicant's request to the County
Council for appropriate action.
-6-
EXHIBIT 1
Should any of the conditions not be met or substantially complied with in a timely
fashion, the Director may initiate rezoning of the area to its original or more
appropriate designation.
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect the other parts of this ordinance.
SECTION 4, This ordinance shall take effect upon its approval.
INTRODUCED BY:
•
r. .
COUNCIL MEMBER, COUNTY OF HAWAII
Ilona Hawaii
Date of Introduction March 3, 2010
Date of 1st Reading :. March 3, 2010
Date of 2nd Reading: March 17, 2010
Effective Date: April 7, 2010
REFERENCE, Comm: 703
-7-
EXHIBIT 1
�r
CP1 -10 ?.5 0 ` `' 0 C( i-10 0 k5 -10
I
12' -10 v0.0•(3 CQ 'O - , G -20 Cc i¢
� F: in RS -iO
- a CG -10 C6-20.
10 CG-20
,
K. 10 CG-10 E LAN d i LA ST
R5 °10 ��l ter
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- -10 �
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OPEN
R 0 125 10 ALP 6.597214 -10
xt[nr
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R5 0 TMK:(31 ?-z• o23:022
5 . -tn <�,
SINGLE FA! ULY RE�IDENT1AL • `' i t 0 OOO SOFT 1RS 10) . ' . , TO NEIGHBORHOOD COMMERCIAL • 111111*104 9
20.000 SO fT 1CN•201 4 RCx 24. 10 ��
, IP 0 R5-10 e lk
- 10
- O ci.. 1 040
0 li et10116 N s RM -1 tA
R5-10 . �!t *
RM -1
410 � 4 . %
RM -1\ -5-10
\ i -1 ..
Feet
0 200 400 800 1,200 1,600 2,000
API E TO THE ZONING CODE
AMENDING SECTION 25 -8 -33 (CITY OF HILO ZONE MAP) ARTICLE 8,
CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (20 EDITION),
BY CHANGING THE DISTRICT CLASSIFICATION FROM
SINGLE- FAMILY RESIDENTIAL - 10,000 SQUARE FEET (RS -10)
TO NEIGHBORHOOD COMMERCIAL - 20,000 SQUARE FEET (CIS -20)
AT WAIAKEA, SOUTH HILO DISTRICT, HAWAII
MAP PREPARED BY: •
COUNTY OF HAWAII, PLANNING DEPARTMENT
TMK: 2 -2 -025:022 DATE: Oct. 26, 2008
EXH1BIT "A" EXHIBIT 1 Concept Cons!nicnon, Inc
Flap 1261
■
' t
. .•
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OFFICE OF THE COUNTY CLEkK • --- - - • , • ...
County of Hawai`i
Kona, Hawai`i
. RECEIVED
Introduced By Donald I keda -
- 2R0 fiP C /3 litif VT
Date Introduced: March 3, 2010 AYES NOES ABS EX
First Reading: March 3 , 2010 Enriques cekilitir r CLERK
Published: March 12, 2010 Ford , ' ( .3.014 - ri' : tf• HAW,: 1
Greenwell • X
REMARKS: Hoffmann X
Ikeda X
Naeole X
Onishi X
Yagong • X
Yoshimoto X
Second Reading: March 17, 2010 ' 8 : 1 _ .
O 0
To Mayor: March 25, 2010 '
Returned: 211:3a1. 8, 2010
ROLL CALL. VOTE
,
Effective: ' ivr# 7, 2010 -
AYES NOES ABS EX
Published: April 15 2010 • . Enriques • X . .
Ford X
REMARKS: '
Greenwell X •
Hoffritann X • •
.
Ikeda • k
•Naeole-Beason X
•
Onishi X
. . ..
. Yagong X • • .
Yoshimoto X
8 1 • 0 • 0
- . t
1 DO HEREBY CERTIFY that the foregoing BILL was adopted by the County Council published as . .
indicated above.
. .
APPR•VED AS TO • cC::7--------------7.-- . • :
FO" i AND LEGALli : •
A;41 al :: „a / rt%
COUNCIL CHAIRAIAN
D U 1 COORATION cog: SEL
COUN . OF FINNAN . •
COUNTY CLERK
Date MAR 3 1 2010
. . .
Bill No.: • 208 .
t-703 / PC - 69
Reference:
Approved/ isapproved this 1 day :
• of li' ' - .20
. Ord No.: 1 27
I:, A.: - ----,---'--,,___, •
MAYOR, COUNTY OF HAWAII .
EXHIBIT 1
F t
J �TV OF H , ,
William P. Kenoi = o °• '�, Bobby Jean Leithead Todd
Mayor
• " � �dd • Planning Director
ysr Margaret K. Masunaga
Deputy Planning Director ••
fi r! 6; ;
County of Hawaii
PLANNING DEPARTMENT
Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720
Phone (808) 961 -8288 • Fax (808) 961 -8742
April 27, 2010
Bruce A. Hansen, President
Concept Construction, Inc.
558 Kanoelehua Avenue
Hilo, HI 96720
Dear Mr. Hansen:
FINAL SUBDIVISION APPROVAL NO. SUB -09- 000941 1'
FINAL PLAT MAP
SUBDIVIDERS: CONCEPT CONSTRUCTION, INC. /STATE -DLNR
Proposed Consolidation of Lots A and B,
Block 103, "Waiakea House Lots" Second Series, Land Patent Grant 9391,
And a Portion of the Abandoned Railroad Right -of -Way,
Being a Portion of Government Land of Waiakea,
And Resubdivision Into Lot "C" and Remainder "A ",
Waiakea, South Hilo, Island of Hawaii, Hawai'i
TMK: 2- 2- 025:022 & 2- 4- 057:001
This is to acknowledge receipt of ten (10) copies of the final plat map dated April 14, 2010, and one (1) CD
of final plat map in .dwg file for the referenced application.
Please be informed that final subdivision approval for recordation is hereby granted to the final plat map as
attached herewith inasmuch as all requirements of the Subdivision Code, Chapter 23, have been met.
You and the subdividers may wish to consult an attomey and surveyor for the preparation of the necessary
legal documents and description of the certified final plat map for the purpose of recordation with the State
of Hawaii, Bureau of Conveyances.
flSC
APR 3 0 (01O
Bye )d
Hawai `i County is an Equal Opportunity Provider and Employer
lD 62 - tif
EXHIBIT 2 APR 3 0 2010
Bruce A. Hansen, President
Concept Construction, Inc.
Page 2
April 27, 2010
By a copy of this letter, we are forwarding a copy of the certified final plat map to the listed officers for their
file.
Copies of the certified final plat map are enclosed.
Sincerely,
BJ LEITHEAD TODD
Planning Director
JRH:Inm
P:\ wp601SUBDIVMDocuments \subc2010- 21SUB -09- 000941 ConceptConstructionDLNR FPMFSA.doc
Encs.: 5 Certified FPM
xc: Manager, DWS w /Certified FPM
Director, DPW w /Certified FPM
Real Property Tax Division -Hilo w /Certified FPM
Tax Maps and Records Supervisor w /Certified FPM & CD
Gordon C. Heit, Land Agent, STATE -DLNR, Hilo Office
Ronaldo B. Aurelio, LPLS
REZ -09- 000108
EXHIBIT 2
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Law Offices of Yeh & Moore THOMAS L. H. YEH
A Limited Liability Law Company tly @tava.net
85 W. Lanikaula Street Hilo, Hawaii 96720 -4199 MICHAEL W. MOORS
mmoore@lava.net
Telephone (808) 961 -0055 FAX (808) 969 -1531
June 17, 2010
Ms. Pua Aiu, Administrator
Historic Preservation Division
Department of Land and Natural Resources
State of Hawai i
601 Kamokila Blvd., Room 555
Kapolei, Hawaii 96707
Re: No Effect Determination Request
Change of Zone Application
Concept Construction, Inc.
TMK: (3) 2 -4- 057:001 (por.)
Waiakea, South Hilo District, Hawai i
Dear Ms. Aiu:
On behalf of our client, Concept Construction, Inc. ( "Applicant "), this is to request a
determination that the requested change of zone from single- family residential ( "RS -10 ") to
neighborhood commercial ( "CN -20 ") to allow parking uses directly accessory to a dialysis center
will have no effect on historic properties. The subject property is located on the western (mauka)
side of Kinoole Street along the western boundary of Tax Map Key ( "TMK ") No.: (3) 2 -2 -025:
022, Waikea, South Hilo District, Hawaii. Applicant has recently purchased the remnant from
the State of Hawaii, which is a portion of a former railroad right -of -way. The subject property's
former TMK designation was (3) 2- 4- 057:001 (por.); however, the County has approved of the
consolidation of the property with TMK: (3) 2 -2- 025:022. Please see Attachment 1 for a
Location Map, Attachment 2 for a letter approving the sale of the remnant to Applicant,
Attachment 3 for the County's April 27, 2010 Consolidation Approval Letter and Attachment 4
for recent photographs of the property. A description of the project and existing site conditions
follows below.
Project
Should the requested change of zone be approved, Applicant intends to utilize the subject
property for parking and landscaping purposes accessory to the dialysis center that will be
constructed. As the parking use is directly accessory to the dialysis center, the County is
requiring a change of zone from residential to commercial in order to accommodate such use.
EXHIBIT 5
' . Law Offices of Yeh & Moore
A Limited Liability Law Company
Ms. Pua Aiu
June 17, 2010
Page No. 2
Description of Property
The property is an approximately 5,160 square foot (0.119 acre) portion of a larger
former railroad right -of -way that runs along the western boundary of the parcels that line the
western side of Kinoole Street from W. Lanikaula Street to Kawili Street. The former railroad
right -of -way has been designated as TMK: (3) 2 -4- 057:001; however, the portion that has been
purchased by Applicant was recently consolidated with TMK: (3) 2 -2- 025:022 (see Attachment
3). It is a rectangular parcel with dimensions of 30 feet by 172 feet. It is situated in an urban
area, is unimproved vacant land and has not been used, except as an informal landscape buffer
between TMK: (3) 2 -2- 025:022 and the multi -story apartment complex situated adjacent to the
remnant area on TMK: (3) 2 -4- 057:027. The site is relatively flat and is presently not
maintained in any fashion and overgrown.
Due to the surrounding urban uses, it is highly unlikely that any surface or subsurface
archaeological resources are located on the property. It is also highly unlikely that it is the site of
any traditional or customary native Hawaiian practices. Applicant is not aware of any such
practices related to the property.
In light of the above, we are requesting a determination from the Historic Preservation
Division that the proposed project will have no effect on historical resources. We appreciate
your timely review of this request and thank you in advance for your assistance. Please do not
hesitate to contact me at 961 -0055 should you have any questions or require any additional
information.
Very truly yours,
TSUKAZAKI YEH & MOORE
A Limited Liability Law Company.
THOMAS L.H. YEH
TLY:mb
cc: Concept Construction, Inc.
Theresa K. Donham, Hawaii Island Branch Archaeologist
EXHIBIT 5
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EXHIBIT 5
4 't 6 $ N � ' LAURA IL THIELEN
LINDA LINCLE D AND NATURAL
GOVERNOR OF HAWAII COMMIf7RO ON WAWA7EA RE9fRIRCE
11
d vo ws aM I la
i. ` 1‘ STATE OF HAWAII
I •''''' V DEPARTMENT OF LAND AND NATURAL RESOURCES
K1,/ --,f LAND DIVISION
75 Aupuni Street, Room 204
4 atr OHIO Hilo, Hawaii 96720
PHONE: (808) 974 -6203
FAX: (808) 974 -6222
September 2, 2009
Ref. No.: 08HD -154
Author: LD -GH
Bruce A. Hansen, President
Concept Construction, Inc.
558 Kanoelehua Avenue
Hilo, Hawaii 96720
Dear Mr. Hansen:
Subject: Sale of Remnant to Concept Construction, Inc., Waiakea, South
Hilo, Hawaii, Tax Map Key: 3 rd /2- 4- 57: portion of 01.
We are pleased to inform you that at its meeting of August 28, 2009, under agenda item D -11
(copy enclosed), the Board of Land and Natural Resources approved your request for the purchase of the
remnant State land.
We will be requesting the services of our Appraisal Section in determining the consideration
amount. Please note that the consideration amount will be determined by an independent appraisal The
Appraisal Section will be in contact with you shortly to request remittance of monies to conduct the
independent appraisal once the staff has obtained bids for the appraisal. The Board's approval allows
your consultant to begin the subdivision approval process with the County.
(In the meantime/Upon subdivision approval), please provide us with a CAD map, together with
metes and bounds description, of the remnant area. Please note that a licensed surveyor must prepare this
reap and description. A copy of the surveyor's field notes should be included.
If you have questions regarding the appraisal, please contact the Appraisal Section at (808) 587-
0446. If you have any questions regarding the survey map, please contact DAGS Survey Division at
(808) 586 -0390. Or, if you have other questions, please feel free to contact me at 974 -6203. Thank you.
Sincerel , /9//,,Z,4( 2
Gordon C. Heit
Land Agent
Enclosure
cc: Central Files
District Files
A E X� I T 5 2
STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
Land Division
Honolulu, Hawaii 96813
August 28, 2009
Board of Land and Natural Resources PSF No.: 08HD -154
State of Hawaii
Honolulu, Hawaii Hawaii
Sale of Remnant to Concept Construction, Inc., Waiakea, South Hilo, Hawaii, Tax
Map Key: 3` /2- 4- 57:portion of 01.
APPLICANT:
Concept Construction, Inc. a Hawaii corporation whose business and mailing address is
558 Kanoelehua Ave. Hilo, Hawaii 96720.
LEGAL REFERENCE:
Section 171 -52, Hawaii Revised Statutes, as amended.
LOCATION:
Portion of Government lands of Waiakea Houselots situated at Waiakea, South Hilo,
Hawaii, identified by Tax Map Key: 3` 4 57:portion of 01, as shown on the attached
map labeled Exhibit A.
AREA:
0.119 acres, more or less.
ZONING:
State Land Use District: Urban
County of Hawaii CZO: Residential -RS 10
TRUST LAND STATUS:
APPROVED D THE sot RD OF
LAND AND NATURAL RESOURCES
AT :TS MEETING HELD ON vg D -11
WAR - Sale of Remnant Page 2 August 26, 2009
to Concept Construction, Inc
Section 5(b) lands of the Hawaii Admission Act
DHHL 30% entitlement lands pursuant to the Hawaii State Constitution: NO
CURRENT USE STATUS:
Vacant and unencumbered.
CONSIDERATION:
One -time lump sum payment of fair market value to be determined by independent or
staff appraiser, subject to review and approval by the Chairperson.
CHAPTER 343 - ENVIRONMENTAL ASSESSMENT:
In accordance with the "Division of Land Management's Environmental Impact Statement
Exemption List ", approved by the Environmental Council and dated April 28, 1986, the
subject request is exempt from the preparation of an environmental assessment pursuant to
Exemption Class No. L that states "operations, repairs or maintenance of existing structures,
facilities, equipment or topographical features, involving negligible or no expansion beyond
that previously existing."
DCCA VERIFICATION:
Place of business registration confirmed: YES X NO
Registered business name confirmed: YES X NO
Applicant in good standing confirmed: YES X NO
APPLICANT REQUIREMENTS:
Applicant shall be required to:
1) Pay for an appraisal to determine the one -time payment of fair market value for
the remnant;
2) Consolidate the remnant with the Applicant's abutting property through the -
County subdivision process;
3) Provide survey maps and descriptions according to State DAGS standards and at
Applicant's own cost;
REMARKS:
Pursuant to section 171 -52, HRS, a remnant is defined as "a parcel of land economically
or physically unsuitable or undesirable for development or utilization as a separate unit by
reason of location, size, shape, or other characteristics." The subject parcel has been
ARMIRT 2
BUM - Sale of Remnant Page 3 August 28, 2009
to Concept Construction,.lnc.
determined to be a remnant by this definition for the following reasons:
The parcel is an abandoned railroad right -of -way.
Applicants are the owners of parcels (3) 2 -2 -25:22 as staff has confirmed by an on -line
research through the County of Hawaii Real Property Tax Office. According to Section 171-
52, HRS, if there is more than one abutting owner who is interested in purchasing the
remnant, it shall be sold to the one submitting the highest sealed bid or if the remnant abuts
more than one parcel, the Board may subdivide the remnant so that a portion may be sold to
each abutting owner. The abutting property owner in this case, GP Hoaloha Limited
Partnership, does not wish to purchase their portion of the remnant State lands.
The Applicant has not had a lease, pennit, easement or other disposition of State lands
terminated within the Last five years due to non - compliance with such terms and
conditions.
Various governmental agencies were solicited for comments. All respondents had no
objections to the request as indicated below:
.
t3' ` .. -.
g p
p p
g p
Police Department No p
Public Works No
Water Department No p
Parks & Recreation No p
,State;-o `11awnii Ake.** Com
DOH — Environmental Management No p
DHHL No p
DLNR Historic Preservation No p
DLNR -Na Ala Hele No p
DOT - Highways Division No
Other,tgencies Con
Office of Hawaiian Affairs No p
Staff reviewed the remnant if it had the potential for .tnt and has
concluded it is not a good candidate because it is surr properties
(Salvation Army and Concept Construction). The wi wide. With
County setback requirement of 10 feet, the usable (de Auld be roughly 10
feet by 150 feet.
AE1T 2
BLNR - Sale of Remnant Page 4 August 28, 2009
to Concept Construction, Inc.
RECOMMENDATION:
That the Board:
1. Find that the subject lands are economically or physically unsuitable or
undesirable for development or utilization as a separate unit by reason of location,
size, shape, or other characteristics and, therefore, by definition is a remnant
pursuant to Chapter 171, HRS.
2. Declare that, after considering the potential effects of the proposed disposition as
provided by Chapter 343, HRS, and Chapter 11 -200, HAR, this project will
probably have minimal or no significant effect on the environment and is
therefore exempt from the preparation of an environmental assessment.
3. Authorize the subdivision and consolidation of the subject remnant by the
Applicant.
4. Subject to the Applicant fulfilling all of the Applicant Requirements listed above,
authorize the sale of the subject remnant to Concept Construction, Inc. covering
the subject area under the terms and conditions cited above, which are by this
reference incorporated herein and further subject to the following:
a. The standard terms and conditions of the most current deed or grant
(remnant) form, as may be amended from time to time;
b. Review and approval by the Department of the Attorney General; and
c. Such other terms and conditions as may be prescribed by the Chairperson
to best serve the interests of the State.
Respectfully Submitted,
Gordon Heit ' !_
Land Agent !/w
APPROVED FOR SUBMITTAL:
Laura H. T • elen, Chairp r rson
rp
YOF
William P. Kenoi r c _ 'a � Bobby Jean Leithead Todd
Mayor Planning Director
Margaret K. Masunaga
Deputy Planning Director County of Hawaii
PLANNING DEPARTMENT
Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720
Phone (808) 961 -8288 • Fax (808) 961 -8742
April 27, 2010
Bruce A. Hansen, President
Concept Construction, Inc.
558 Kanoelehua Avenue
Hilo, HI 96720
Dear Mr. Hansen:
FINAL SUBDNISION APPROVAL NO. SUB -09- 000941 (
FINAL PLAT MAP
SUBDIVIDERS: CONCEPT CONSTRUCTION, INCJSTATE -DLNR
Proposed Consolidation of Lots A and B,
Block 103, "Waiakea House Lots" Second Series, Land Patent Grant 9391,
And a Portion of the Abandoned Railroad Right -of -Way,
Bging a Portion of Govemment Land of Waiakea,
And Resubdivision Into Lot "C" and Remainder "A ",
Waiakea, South Hilo, Island of Hawai'i, Hawaii
TMK: 2- 2- 025:022 & 2- 4- 057:001
This is to acknowledge receipt of ten (10) copies of the final plat map dated April 14, 2010, and one (1) CD
of final plat map in .dwg file for the referenced application.
Please be informed that final subdivision approval for recordation is hereby granted to the final plat map as
attached herewith inasmuch as all requirements of the Subdivision Code, Chapter 23, have been met.
You and the subdividers may wish to consult an attomey and surveyor for the preparation of the necessary
legal documents and description of the certified final plat map for the purpose of recordation with the State
of Hawaii, Bureau of Conveyances.
SCAN ED
APR 302010
By: )
Hawaii County is an Equal Opportunity Provider and Employer /
/D- D LZ 4/
A 1 J T 3 APR 3 0 2010
Bruce A. Hansen, President
Concept Construction, Inc.
Page 2
April 27, 2010
By a copy of this letter, we are forwarding a copy of the certified final plat map to the listed officers for their
file.
Copies of the certified final plat map are enclosed.
Sincerely,
BJ LEITHEAD TODD
Planning Director
JRH:Inm
P:Iwp8OISUBDr Documentslsubc2010- 21SUB-09-000941conceptconstructionDLNRFPMFSA .doc
Encs.: 5 Certified FPM
xc: Manager, DWS w /Certified FPM
Director, DPW w /Certified FPM
Real Property Tax Division -Hilo w /Certified FPM
Tax Maps and Records Supervisor w /Certified FPM & CD
Gordon C. Heit, Land Agent, STATE -DLNR, Hilo Office
Ronaido B. Aurelio, LPLS
REZ -09- 000108
AB AWEIT 3
Photographs of Property
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Photo 1: Taken from grassed lawn on TMK: (3) 2-2-025:022, facing roughly west.
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Photo 2: Taken from grassed lawn on TMK: (3) 2 -2- 025:022, facing roughly west.
ATTACHMENT 4
EXHIBIT 5
t E O F 84-- LAURA H. TIIIELEN
LINDALINCLE ;e 1 4/. B OARD OF LAND AND NA URALRESOURCFS
GOVERNOR OF HAWAII : i . COMMLSSION ON WATER RESOURCE MANAGEMENT
1�! l, Re
�pnd and h .„„ ''
c ` d„ STATE OF HAWAII
'j1j DEPARTMENT OF LAND AND NATURAL RESOURCES
10
t LAND DIVISION .
75 Aupuni Street, Room 204
s tare ofHa+rA Hilo, Hawaii 96720
PHONE: (808) 974 -6203
FAX: (808) 974 -6222
July 28, 2010
Ref. No.: LPG S- 16,033
Author: LD -KM
Concept Construction, Inc.
558 Kanoelehua Avenue
Hilo, HI 96720
Dear Concept Construction, Inc.:
SUBJECT: Land Patent Grant No. S- 16,033 to Concept Construction, Inc.
• for Sale of Portion (5,160 sf) of Abandoned Railroad Right -of -Way at
Waiakea, South Hilo, HI — TMK:3rd/2- 4- 57:Por.01
Enclosed, for your records, is one fully executed, recorded copy of the above referenced
document.
Should you have any questions, please contact us at 974 -6203. Thank you.
, Sincerel
41 -71411 , 1,1 0-
Kevin E. M'. or;
Hawaii District Land Agent
Enclosure
c: Land Board Member
Central File
EXHIBIT 6
•
F` :. ......., : _. -. )
)
THE ORIGINAL OF THE DOCUMENT
) RECORDED AS FOLLOWS:
• STATE OF HAWAII
BUREAU OF CONVEYANCES
) Doc 2010- 105882 ----
_ ) JUL 26, 2010 10:00 AM ---
) REGULAR SYSTEM
xeturn by Mail ( ) Pickup (x) To:
Total Number of Pages: 7
Tax Map Key No. (3)2- 4- 057 :Por. 001
PATENTOR: STATE OF HAWAII
PATENTEE: CONCEPT CONSTRUCTION, INC.,
a Hawaii corporation
558 Kanoelehua Avenue
Hilo, Hawaii 96720
LAND PATENT GRANT NO. S- 16,033
BY THIS PATENT the State of Hawaii, in conformity with
the laws of the State of Hawaii relating to public lands,
pursuant to the approval by the Board of Land and Natural
Resources on August 28, 2009, and acting pursuant to Section
171 -52, Hawaii Revised Statutes, grants to CONCEPT CONSTRUCTION,
INC., .a Hawaii corporation, whose address is 558 Kanoelehua
Avenue, Hilo, Hawaii 96720, hereinafter referred to as the
"Patentee," for the consideration of FIFTY FIVE THOUSAND AND
NO /100 DOLLARS ($55,000.00), the receipt whereof is hereby
acknowledged, all of the land situate at Waiakea, South Hilo,
Island of Hawaii, Hawaii, being designated "Portion of Abandoned
Railroad Right -of -Way (30.00 feet wide)," containing an area of
5,160 square feet, more particularly described in Exhibit "A" and
delineated on Exhibit "B," both of which are attached hereto and
made parts hereof, said exhibits being respectively, a survey
381387_1 . DOC DEPARTMENT OF LAND AND NATURAL RESOURCES
LAND DIVISION
mum. . APf R'D'
P.O. BOX 621
Department of the
� � I AMcxney General
description and survey map prepared by the Survey Division,
Department of Accounting and General Services, State of Hawaii,
both being designated C.S.F. No. 24,913 and dated January 27,
2010.
RESERVING TO THE STATE OF HAWAII, ITS SUCCESSORS AND
ASSIGNS, THE FOLLOWING:
(1) All minerals as hereinafter defined, in, on or
under the land and the right, on its own behalf or through
persons authorized by it, to prospect for, mine, and remove these
minerals and to occupy and use so much of the surface of the
ground as may be required for all purposes reasonably extending
to the mining and removal of these minerals by any means
whatsoever, including strip mining. "Minerals," as used herein,
shall mean any or all oil, gas, coal, phosphate, sodium, sulphur,
iron, titanium, gold, silver, bauxite, bauxitic clay, diaspore,
boehmite, laterite, gibbsite, alumina, all ores of aluminum and,
without limitation thereon, all other mineral substances and ore
deposits, whether solid, gaseous, or liquid, including all
geothermal resources, in, on, or under the land, fast or
submerged; provided, that "minerals" shall not include sand,
gravel, rock, or other material suitable for use and used in
general construction in furtherance of the Patentee's permitted
activities on the land and not for sale to others.
(2) All surface and ground waters appurtenant to the
land and the right on its own behalf or through persons
authorized by it, to capture, divert, or impound the same and to
occupy and use so much of the land as may be required in the
exercise of this right reserved.
Provided, however, that as a condition precedent to the
• exercise of the rights reserved in Paragraphs 1 and 2, just
compensation shall be paid to the Patentee for any of Patentee's
improvements taken.
AND THE PATENTEE, for itself, the Patentee's successors
and assigns, covenants with the State of Hawaii, and its
successors as follows:
A) The use and enjoyment of the land herein granted
shall not be in support of any policy which discriminates against
anyone based upon race, creed, sex, color, national origin,
religion, marital status, familial status, ancestry, physical
handicap, disability, age or HIV (human immunodeficiency virus)
infection.
381387_1 . DOC PRELIM. A!'PR'D.
DEPARTMENT OF LAND AL NATURAL RESOURCES
LAND DIVISION Deportment d the
P.O. BOX 821 L Mornay C e neral
H� TyQ L
j r
B) The use of the land shall be combination,
consolidation, or otherwise with other abutting lands owned by
the Patentee and shall be used in accordance with the appropriate
zoning and subdivision ordinances of the County of Hawaii.
SUBJECT TO rights of native tenants and regulatory
rights and ownership rights (if any) of the State of Hawaii
established pursuant to state law including Chapter 6E, Hawaii
Revised Statutes, over prehistoric or historic remains found in,
on, or under the land.
TO HAVE AND TO HOLD said granted land unto the said
Patentee, the Patentee's successors and assigns forever, subject,
however, to the reservations, conditions and covenants herein set
forth.
IN WITNESS WHEREOF, the State of Hawaii, by its Board
of Land and Natural Resources, has caused the seal of the
Department of Land and Natural Resources to be hereunto affixed
and this Patent to be duly executed this 2I5+ day of
iUty , 2010 .
STATE OF HAWAII .
Approved by the Board
of Land and Natural
Resources at its
meeting held on
August 28, 2009. Chairpers
4_,__ —Board of Land and
Natural Resources
PATENTOR
CONCEPT CONSTRUCTION, INC., a
Hawaii corporation
By c� lit,4,-,--
6 ra. a e a - o-r9V_ vs,
APPROVED AS TO FORM: Its Pe.e.G( G) ,o....4-
41 t PATENTEE
JO
D= Ail VAttorney General
Dated: (jiu.2 o -4d(6›
PRELIM. APPR'D.
381:387_1 . DOC DEPARTMENT OF LAND AD NATURAL RESOURCES Deportimont tise
LAND DIVISION Aflorney General
PO. BOX 621
quypy� •y,�gp/g,,.
HLAi1 V
STATE OF HAWAII
COUNTY OF' -H3Gla ( 1 . ) SS. )
On this 14 da of v �� t/ , 20 (
before me appeared . V.S6 4 :91e(ifaI1 V )
to me perso ally known, who, being by me duly sworn, did say that
he is the ote of CONCEPT CONSTRUCTION,
INC., a Hawaii corporation, and that the foregoing instrument was
signed in behalf of said corporation by authority of its Board of
Directors, and the said J0-01 f -
acknowledged said instrument to be the free act and deed of said
corporation.
/ l 1
No ary Public, State of waii
WriAnfri a
' IIrr
My commission expires: `'f'• ,
undo l
Doc Date; h!T}�Y7 �:GtGl vi • of Pages
Notary Name Sharon R. Chang 3rd Circuit
Doc. Description: ^ t1 LI 1
e k TD•S-
otary Signature / 'ate
•
PRELIM. APPR D,
Depoitmonl of the
381387_1 . DOC q Atlornay General
DEPARTMENT OF LAND AND NATURAL RESOURCES
LAND DIVISION
P.O. BOX 621
HON 1 1 6
48 e•M7
:* aA ' .
y..
„♦ , , ,
a •
STATE OF HAWAII
SURVEY DIVISION
DEPT, OF ACCOUNTING AND GENERAL SERVICES
Q.S.F. N° 24 January 27, 2010
HONOLULU
PORTION OF
ABANDONED RAILROAD RIGHT -OF -WAY
(30.00 FEET WIDE)
Waiakea, South Hilo, Island of Hawaii, Hawaii
Being a portion of the Government (Crown) Land of Waiakea.
Beginning at the north corner of this parcel of land and the west
comer of Grant 9391 to Herman N. Kamai, the coordinates of said point of beginning
referred to Government Survey Triangulation Station "HALAI" being 412422 feet South
and 6686.43 feet East, thence running by azimuths measured clockwise from True
South: -
1 . 328° 10' 172.00 feet along Grant 9391 to Herman N. Kamai;
2. 58° 10' 30.00 feet along the remainder of the Abandoned
Railroad Right -of -Way (30.00 ft. wide);
3. 148° 10' 172.00 feet along Grant 8890 to Stanley Sims;
PfIF}I 1M. APPR'D.
D eportnnont of th
Mornay Gonerod
EXHIBIT "A"
-1-
EXHIBIT 6
C.S.F. No. 24,913 January 27, 2010
4. 238° 10' 30.00 feet along the remainder of the Abandoned
Railroad Right -of -Way (30.00 ft. wide) to
the point of beginning and containing an
AREA OF 5160 SQUARE FEET.
SURVEY DIVISION
DEPARTMENT OF ACCOUNTING AND GENERAL SERVICES
STATE OF HAWAII
By: 45' - ' - "C 3
Gerald Z. Yonas
Land Surveyor
Compiled from CSF 22,375 and
other Govt. Survey Records.
PR€Um. APPR'D.
Deportment of the
Afiomey General
E4IIBIT 6
LANIKAULA STREET
,$, PA ..t.co
G. py�o
c h °n4
t0
1
/ 10�
G( r•,
2 .'3
a] 1
. 30.00 _ 237.00 . .
41542? 3 2.38'10' -- 207.00
■ 5160SQ. fT. 6680.43 c (0
A 4‘ A :� ..'.'1 om o1
Grant 8890 to Stanley Sims r c? 11.
' . to
'
, 1 9391
'3 0 to 01 4nt t'• In
ry p
:
88'10' -- 207.00
3 0. 0 0 237.00
« „1
1.
Grant 9129 to 7� Mrs. Mae Silva lseke
..'.3
REDUCED NOT TO SCALE
ti Grant 9818 647, Harunobu Hirano
S
IL
Grant 9008 toc John de Conte
EXHIBIT "B" PORTION OF
ABANDONED RAILROAD RIGHT -OF -WAY mum.
( ment Doport
of the
30.00 FEEL' WIDE) Mornay Geferd
Job H- 018(10) Waiakea, South Hilo, island of Hawaii, Hawaii
C. 8k. Scale: 1 Inch 60 feet
TAX MAP: 2-4-57: Por. 01 SURVEY DIVISION
DEPARTMENT OF ACCOUNTING AND GENERAL SERVICES
C.S.F. NO. 24,913 1 ST AT L E ig All IOZY January 27. 2010
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
; 0. HILO, HAWAII
DATE: September 24, 2010
71leseeneuedaste
TO: BJ Leithead Todd, Planning Director
FROM: Ao„ Department of Public Works
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 10- 000131)
Applicant: Concept Construction, Inc.
Request: RS -10 to CN -20
Reference REZ 09- 000108 (Ordinance No. 10 27)
Tax Map Key: 2 -2 -25: 022
We have reviewed the subject application forwarded by your memo dated August 25, 2010
and have no objections to the request.
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.
Questions may be referred to Kelly Gomes at ext. 8327.
Planning Dept,
Exhibit, 2
SC r r ' D
2
!_..._.. ..0 TT.. T'. _.._1 Imo. - - - -_A I
1 ,
I
,,oE WATER
I
G
�� A A
c <. • z
19 49Q
0 4 � : , , ,' , ' DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
'y r y p FHAWp \ \P'' 3 4 5 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720
TELEPHONE (808) 961 -8050 • FAX (808) 961 -8657
September 15, 2010 ,
TO: Ms. BJ Leithead -Todd, Planning Director ,
Planning Department
y
FROM: Milton D. Pavao, Manager
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 10- 000131)
APPLICANT — CONCEPT CONSTRUCTION, INC.
REQUEST: RS -10 TO CN -20
TAX MAP KEY 2 -2- 025:022 (PORTION)
We have reviewed the subject application and have the following comments and conditions.
As the "remnant area" [formerly 2 -4- 057:001 (Por.)] has been consolidated with the subject parcel, the
applicant must comply with the conditions of the Change of Zone Ordinance No. 10 -27.
Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and
Planning Branch at 961 -8070, extension 256.
Sincerely yours,
t#
Milton • . Pavao, P.E.
t Man. g:
RQ:dfg Planning Dept.
Exhibit. 13
copy — Concept Construction, Inc.
riE
I
jEFu 6 6
---- 9 .=
... Water, Our Most Precious resource ... Ka Wai Al 7(dne .. .
6
William P. Kenoi ,t �', 41:
Mayor
f • Ivan M Torg
i oo: r
William T. Takaba ..;41 oF e • N�+! �
Managing Director Deputy Director
Guilt of a ni`i
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
25 Aupuni Street • Hilo, Hawaii 96720
(808) 961 -8083 Fax (808) 961 -8086
http: / /co.hawaii.hi.us/directory /dir envmng.htm
MEMORANDUM
Date : September 7, 2010
To . BJ LEITHEAD TODD, Planning Director
From: IVAN M. TORIGOE, Deputy Director..
Subject: Change of Zone Application (REZ 10- 000131)
Applicant: Concept Construction, Inc.
Request RS -10 to CN -20
TMK: 2 -2 -25:22
We have reviewed the subject application and offer the following recommendations:
DEPARTMENT COMMENTS:
WASTEWATER COMMENTS: (Contact Wastewater Division for details.)
( ) No comments
( ) Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21 -5
of the Hawai' i County Code,
( ) Require Council Resolution to approve sewer extension in accordance with Section 21 -26.1 of the Hawai i
County Code. Complete Sewer Extension Application.
( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23 -85
of the Hawai'i County Code.
( ) Check or line out as applicable: [ ] If required by the Director of the Department of Environmental
Management ( "Director of DEM "), [ ] applicant shall conduct a sewer study in accordance with the then
applicable wastewater system design standards prior to approval to connect to the County sewer system.
Applicant shall provide such sewer line or other facility improvements as the Director of DEM may
reasonably require, which the sewer study may indicate are advisable for mitigation of impacts of the
proposed project. Contact Wastewater Division Chief for details.
(� Other: A!c w�l�l� d on c rl 1$( dg �ifr vla' Gf�R i l e ►' `mil s - j, "5 " � /,,_,
SOLID WASTE COMMENTS: (Contact Solid Waste Division for details.) alai �l l /yells c vtM /3 G G `
( ) No comments
(x ) Commercial operations, State and Federal agencies, religious entities and non - profit
organizations may not use transfer stations for disposal. Planning Dept.
( ,x) Aggregates and any other construction/demolition waste should be responsibly reused to Exhibit
its fullest extent. -
(ye) Ample and equal room should be provided for rubbish and recycling. _
(n) Green waste may be transported to the green waste sites located at the Kailua and Hilo transf r sgat lkoN N E
other suitable diversion programs.
(X) Construction and demolition waste is prohibited at all County Transfer Stations. Alj1 YO j (J.� �
("<„,) Submit Solid Waste Management Plan in accordance with attached guidelines. By: U D U V
County of Hawai`i is an Equal Opportunity Provider and Employer. 12696
( ) Existing Solid Waste Management Plan is to be followed. Provide update to the department on current status.
( ) Other:
cc: SWD, WWI 12696
County of Hawa► i is an Equal Opportunity Provider and Employer.
;MtY�oF H1
William P. Kenoi r:': % Lono A. Tyson
Mayor • - -'_ Director
' + ••. ,p► ; Ivan Torigoe
•
° ,� N' ' Deputy Director
Ixiunfg of Pa a
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
25 Aupuni Street • Hilo, Hawar i 96720
(808) 961 -8083 Fax (808) 961 -8086
http : / /co.hawaii.hi.us /directory /dir envmng.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);
B. 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 of Hawai`i is an Equal Opportunity Provider and Employer.
Solid Waste Managem; Plan Guidelines
Page 2 of 2
vehicle movements and associated routes that will be used to transport the waste and
recycled materials.
4. The report will include identification of any impacts to County- operated waste
management facilities, and the appropriate mitigation measures that will be implemented
by the development to minimize these impacts.
5. Analysis will be based on the highest potential use or zoning of the 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:
Lono A. Tyson
DIRECTOR
County of Hawai'i is an Equal Opportunity Provider and Employer.
..O OF H ,.. •
William P. Kerkor , 1 ..
: Harry S. Kubojiri
Mayor Police Chief
�)'�� wi ro
Paul K. Ferreira
Deputy Police Chief
County of Hawaii
POLICE DEPARTMENT
349 Kapiolani Street • Hilo, Hawaii 96720 -3998
(808) 935-3311 • Fax (808) 961 -8865
September 7, 2010
TO : BJ LE EA. TOP I, PLANNING DIRECTOR
FROM : i ' K D. 'ACHECO, ASSISTANT POLICE CHIEF
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 10- 000131)
APPLICANT: CONCEPT CONSTRUCTION, INC.
REQUEST: RS -10 to CN -20
TAX MAP KEY: 2 -2 -25:22
Staff, upon reviewing the provided documents and visiting the proposed site,
does not anticipate any significant impact to traffic and /or public safety concerns.
Thank you for allowing us the opportunity to comment.
RW:IIi
Planning Dept.
Exhibit.
SCANNED
"Hawai`i County is an Equal Opportunity Provider and Employer"
William Kenoi , f Darryl J. Oliveira
Mayor \:iJ.i ; pFre Chief
t't" t"* t Wi F y 7 , . � r ' , �di Glen P. 1. Honda
f M
� ` ,,,,,,,,_ Deputy Fire Chief
Countp of Ti9atuail
HAWAI'I FIRE DEPARTMENT
25 Aupuni Street • Suite 2501 • Hilo, Hawaii 96720
(808) 932 -2900 • Fax (808) 932 -2928
September 13, 2010
TO: BJ LEITHEAD TODD, PLANNING DIRECTOR
FROM: DARRYL OLIVEIRA, FIRE CHIEF
SUBJECT: CHANGE OF ZONE APPLICATION (REZ 10- 000131)
APPLICANT: CONCEPT CONSTRUCTION
REQUEST: RS -10 TO CN -20
TAX MAP KEY: 2 -2 -25:22
In regards to the above - mentioned Change of Zone application, 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 shall 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 wall of the first story is located more
than 150 feet from fire department vehicle access as measured 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 may be 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).
Planning ept.
Exhibit I 07: ANNE'S
Hawai'i County is an Equal Opportunity Provider and Employer.
BJ Leithead Todd
September 13, 2010
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.
"(j) Grade. The gradient for a fire apparatus access road shall not exceed the maximum
approved by the chief." (15 %)
BJ Leithead Todd
September 13, 2010
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 10.301(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.
I• " YL DI, • •
ire Chief
RP:lpc
T
S O E... F . Ai, H. THIELEN
LINDA LINGLE R 5 9 I' S • CHAIRPERSON
9 ! \\\\\\�.y' /// ti ' BOARD OF LAND AND NATURAL RESOURCES
GOVERNOR OF HAWAII
\ �v COMMISSION ON WATER RESOURCE MANAGEMENT
s I yil4 iii s,
rg y y * . 3 1.< V b pd
' n d and4, t. 4 �� .; , . A
is n . f1
rtr ; ^. �# STATE OF HAWAII
.t: -. "_ -� DEPARTMENT OF LAND AND NATURAL RESOURCES
`LAND D IVISION
st ate ofNa' POST OFFICE BOX 621
HONOLULU, HAWAII 96809
September 22, 2010
County of Hawaii
Planning Department
101 Pauahi Street Suite 3
Hilo, Hawaii 96720
Attention: Mr. Jeff Darrow
Ladies and Gentlemen:
Subject: Change of Zone Application (REZ 10- 000131)
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 Division of Aquatic Resources, Land Division- Hawaii
District, Engineering Division, 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. Thank you.
Sincerely,
&■ C4PL
6-1 orris M. Atta
-7m Acting Administrator Planning lit pt.
Exhibit
1 6
,S : o F • / - LAURA H. THIELEN
~ P {� 9 11 5 s c 9 i ` BOARD OF LAND AND NA
LINDA NATURAL RESOURCES
GOVERNOR OF HAW AII ; yr/' �1� � '
OF HAW ` COMMISSION ON WATER RESOURCE MANAGEMENT l 1441 ZI
�Ir�1 ll
rte § STATE OF HAWAII
r` -. DEPARTMENT OF LAND AND NATURAL RESOURCES
LAND DIVISION
St ate of 1AV° POST OFFICE BOX 621
HONOLULU, HAWAII 96809
September 8, 2010
MEMORANDUM
TO: DLNR Agencies: � -�,
i- v—r-of°Agrintie Res_ources
_Div. of Boating & Ocean creation
x Engineering Division vim' 9
01v. o orestry & Wildlife u , cp , ,,
_Div. of State Parks
Commission on Water Resource Management
Office of Conservation & Coastal Lands
x Land Division — Hawaii District
FROM: Charlene Unoki, Assistant Administrator 1-L.
SUBJECT: Change of Zone Application RS -10 to CN -20
LOCATION: Island of Hawaii
APPLICANT: Concept Construction, Inc.
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 20,
2010.
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
( ) We have no objections.
( ) We have no comments.
(/) Co II ents are attached.
Signed: 4J 40
Date: ✓ Mir'
v
j d
1
DEPARTMENT OF LAND AND NATURAL RESOURCES
ENGINEERING DIVISION
LM /CharleneUnoki
REF.: ChangeZoneAppRS- 10toCN -20
Hawaii.487
COMMENTS
( X) We confirm that the project site, according to the Flood Insurance Rate Map (FIRM),
is located in Zone X. The Flood Insurance Program does not have any regulations for
developments within Zone X.
( Please take note that the project site, according to the Flood Insurance Rate Map (FIRM), is
located in Zone
() Please note that the correct Flood Zone Designation for the project site according to the Flood
Insurance Rate Map (FIRM) is _
() Please note that the project must comply with the rules and regulations of the National Flood
Insurance Program (NFIP) presented in Title 44 of the Code of Federal Regulations (44CFR),
whenever development within a Special Flood Hazard Area is undertaken. If there are any
questions, please contact the State NFIP Coordinator, Ms. Carol Tyau -Beam, of the Department of
Land and Natural Resources, Engineering Division at (808) 587 -0267.
Please be advised that 44CFR indicates the minimum standards set forth by the NFIP. Your
Community's local flood ordinance may prove to be more restrictive and thus take precedence
over the minimum NFIP standards. If there are questions regarding the local flood ordinances,
please contact the applicable County NFIP Coordinators below:
() Mr. Robert Sumitomo at (808) 768 -8097 or Mr. Mario Siu Li at (808) 768 -8098 of the
City and County of Honolulu, Department of Planning and Permitting..
() Mr. Carter Romero at (808) 961 -8943 of the County of Hawaii, Department of Public
Works.
() Mr. Francis Cerizo at (808) 270 -7771 of the County of Maui, Department of Planning.
() Ms. Wynne Ushigome at (808) 241 -4890 of the County of Kauai, Department of Public
Works.
() The applicant should include water demands and infrastructure required to meet project needs.
Please note that projects within State lands requiring water service from the Honolulu Board of
Water Supply system will be required to pay a resource development charge, in addition to Water
Facilities Charges for transmission and daily storage.
() The applicant should provide the water demands and calculations to the Engineering Division so it
can be included in the State Water Projects Plan Update
() Additional Comments:
() Other: -
Should you have any questions, please call Ms. Suzie S. Agraan of the Planning Branch at 587 -0258.
Signed: 641
CART /IP HA , IEF ENGINEER
Date: - L ,
•
. , hq LAURA H. THIELEN
� - CHAIRPERSON
LINDA LINGLE BOARD OF LAND AND NATURAL RESOURCES
GOVERNOR OF HAWAII � % 1 � W ^/� } COMMISSION ON WATER RESOURCE MANAGEMENT
Iit� ' V
o E � a nd and y dt` Q �®s"aii'a 0 ,/
� a ��
' STATE OF HAWAII
DEPARTMENT OF LAND AND NATURAL RESOURCES
-
LAND DIVISION
* of Has8a-'‘ POST OFFICE BOX 621
HONOLULU, HAWAII 96809
September 8, 2010
MEMORANDUM
TO: DLNR Agencies:
x Div. of Aquatic Resources Mt
Div.
of Boating & Ocean Recreation = ' � q rn
• x Engineering Division ,,' ry cv c ar
Div. of Forestry & Wildlife , I --- ° <
Div. of State Parks = w s 3> f'' ci
Commiss' • • gi n. -WatG ource Management _ om
ce of Conservation & Coasta nds —m Cri
, x Land Division — Hawaii District
FROM: Charlene Unoki, Assistant Administrator lit
SUBJECT: Change of Zone Application RS -10 to CN -20
LOCATION: Island of Hawaii
APPLICANT: Concept Construction, Inc.
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 20,
2010.
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
( ) We have no objections.
( t./r We have no comments.
( ) Comments are attached.
Signed: 111/�/
Date: / . •
a
,r'S E. •O 1......'.'.1;;;..„ LAURA H. THIELEN
P • CHAIRPERSON
LINDA LINGLE ; q / f+ - ////// 9 // BOARD OF LAND AND NATURAL RESOURCES
GOVERNOR OF HAWAII . \^!� i COMMISSION ON WATER RESOURCE MANAGEMENT
1 tl mil
wa nd and iVdt 4.41".... ®sti 5
F �. "1 '" g STATE OF HAWAII
� DEPARTMENT OF LAND AND NATURAL RESOURCES
� LAND DIVISION
SreteofNa�4% POST OFFICE BOX 621
HONOLULU, HAWAII 96809
September 8, 2010
MEMORANDUM R",/
TS s L � Agencies: f _ , _ c: ..:
+�,� x Div. of Aquat Resources . ,- r-, -
a mg cean Recreation
2010 x Engineering Division . `�.° FT;
ASE� g -
r _Div. of Forestry &Wildlife _ : " -s?
CL N, 0 _Div. of State Parks r
/C RES° _Commission on Water Resource Management CO
_Office of Conservation & Coastal Lands
x Land Division — Hawaii District
FROM: Charlene Unoki, Assistant Administrator "
SUBJECT: Change of Zone Application RS -10 to CN -20
LOCATION: Island of Hawaii
APPLICANT: Concept Construction, Inc.
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 20,
2010.
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 / a
( We have no objections. ° "G xi
( ) We have no comments. x> rn
( ) Comm- are attached. P> r.,) 0
-� 0 ITi
.41` ` 3><-) Signed: -' � _
Date: ' A 5 r - > l i7 - N f
e) r ..
0
m G3
LINDA LINGLE CHIYOME F
"oc
GOVERNOR � Nq Direc aNO M.D.
�95 1 �.
t*
v� a s ;-
r t 1
' STATE OF HAWAII
DEPARTMENT OF HEALTH
P.O. BOX 916
HILO, HAWAII 96721 -0916
MEMORANDUM
DATE: September 9, 2010
TO: Bobby Jean Leithead Todd
Planning Director, County of Hawaii
FROM: Newton Inouye r
Acting District Environmental Health Program Chief
SUBJECT: Change of Zone Application (REZ 10- 000131)
Applicant: Concept Construction, Inc.
Request: RS -10 to CN -20
Tax Map Key: 2 -2 -25:22
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.
WORD:REZ 10- 000131.my
Planning Dept.
Exhibit, _
SCANNED
RConceptREZ10- 131.jwd 10 -07 -10
COUNTY OF HAWAII PLANNING DEPARTMENT
RECOMMENDATION
CONCEPT CONSTRUCTION, INC.
CHANGE OF ZONE APPLICATION (REZ 10 -131)
Upon careful review of the request against the guidelines for granting a change of zone,
the Planning Director is recommending that a favorable recommendation of the Change of
Zone request be forwarded to the County Council. Since this recommendation is made
without the benefit of public testimony, the Director reserves the right to modify and/or alter this
recommendation based upon additional information presented at the public hearing. This
favorable recommendation is based on the following findings:
The applicant is requesting a Change of Zone from RS -10 to CN -20 for an
approximately 5,160 square -foot remnant that was recently acquired by the applicant
from the State of Hawaii and consolidated into TMK: 2 -2- 025:022. This will allow the
area to be used for additional parking and landscaping in support of the dialysis center
that is being established on the consolidated property. The applicant recently received
approval of a Change of Zone request for TMK: 2 -2- 025:022 from RS -10 to CN -20 to
accommodate the relocation of the Liberty Dialysis Center from its present location on
Rainbow Drive (Change of Zone Ordinance 10 -27). The proposed improvements for the
dialysis center will include:
• a single- story, approximately 12,000 square -foot facility.
• a 42 -inch high rock wall along the north, west and south property boundaries.
• 40 parking stalls, including 4 ADA accessible stalls and 7 compact stalls.
• extensive landscaping.
• related improvements.
The dialysis center will offer hemodialysis treatments, home dialysis training,
medical offices, and a kidney disease prevention clinic. The Liberty Dialysis Center is
currently the only dialysis center in East Hawai`i. There is projected to be approximately
35 employees serving approximately 65 patients per day in three shifts.
In order to consider an area for any type of zoning designation, the applicable
goals, policies and standards of the General Plan must be adequately addressed. It is only
through such a comprehensive policy analysis approach that evaluations and decisions
can be made to better time and stage developments to achieve growth determined by the
General Plan and related planning documents. The implications of these evaluations and
decisions must also be considered as they may have an impact on similar areas in the
County.
The Change of Zone request from RS -10 to CN -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. The overall goals, policies and standards are
set forth to physically plan the lands in the County in the best interest of the island's
residents. Land Use is one of the principal focal points of public concern and policy.
The Land Use Element provides the primary basis for direct control and guidance of
publicly and privately owned resources.
The request conforms to the goals, policies and standards of the Land Use -
Commercial Element of the General Plan in that the proposed development will be
developed in an area adequately served by necessary services such as water, utilities and
transportation systems. The proposed project conforms to the Commercial Development
goal which states "provide commercial developments that complement the overall pattern
of transportation and land usage within the island's regions, communities, and
neighborhoods."
The Land Use Pattern Allocation Guide (LUPAG) Map component of the General
Plan is a representation of the document's goals and policies to guide the coordinated
growth and development of the County. It reflects a graphic depiction of the physical
relationship among the various land uses. The LUPAG Map establishes the basic urban
and non -urban form for areas within the County. The project area is designated High
Density Urban on the LUPAG Map. The requested zoning would be consistent with the
urban designation on the LUPAG Map for this area of Hilo.
The State Land Use designation for the property is Urban. The property is
designated Existing Urban Development by the Land Study Bureau's Productivity Rating
and by the Department of Agriculture's ALISH Map. The Hilo Community
-2-
Development Plan (CDP), adopted in 1975, suggests residential uses in this area.
However, this area is transitioning to higher density commercial type uses. The proposed
change of zone would complement the existing commercial land uses that already exist in
this area and will provide for an orderly development of the area.
The land uses in the area are a mix of residential and commercial uses. The
property adjacent to the project site is zoned CN -20 (Ordinance No. 99 158), site of an
attorney's office. The property to the immediate south is zoned RS -10 and in single -
family residential use. Properties across Kino`ole Street to the east are zoned RS -10 and
also in single - family residential uses. Properties to the west of the site are zoned RM -1.
All utilities and services are available to the site. The project will connect to
the existing County sewer system. The primary access to the project site is from
Kino`ole Street, a County roadway with a right -of -way of approximately 60 feet. The
property is a suitable location for the dialysis center as it is located on a major
thoroughfare and all utilities are available to the site.
The property has no severe geological or topographical problems which
cannot be rectified or which would render the land unusable. The project site is
located within Zone "X ", area determined to be outside the 500 -year floodplain. All
development generated storm run -off shall be disposed of on -site and not allowed onto
adjacent properties or roadways.
On July 17, 2010, the applicant requested a letter of "no effect" from the DLNR-
HPD in which no response has been received. No professional surveys were conducted
of the site. Likewise, no professional flora or fauna surveys were conducted of the site.
It is unlikely that any historical, archaeological, or rare or endangered floral/faunal
resources are on the site as the project site has been improved and located within an urban
environment close to existing commercial uses.
The request is not contrary to Chapter 205A, Hawaii Revised Statues,
relating to Coastal Zone Management. The project site is not proximate to the
shoreline and not located in the SMA. There is no record of a designated public access to
the shoreline or mountain areas that traverses the site. There is no evidence of any valued
cultural, historical or natural resources existing on the property and there is no evidence
-3-
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. Therefore, no action is necessary to protect
these rights.
Based on the above, approval of the change of zone from a Single - Family
Residential (RS -10) to a Neighborhood Commercial (CN -20) zoned district would result
in an appropriate land use pattern that will further benefit the general public. The
accompanying draft bill to amend Section 25 -8 -33 (City of Hilo Zone Map), Chapter 25
(Zoning Code) of the Hawaii County Code, is provided for your favorable consideration.
Please note the proposed condition of approval for the draft bill.
A. The applicant(s), successors or assigns shall be responsible for complying with all
of the stated conditions of approval for Change of Zone Ordinance No. 10 27, or
its amendments thereto.
-4-
�y
-.4O JM`y�Of ,,,,ma
COUNTY OF HAWAII : -: /. • STATE OF HAWAII
ri oFN�
BILL NO.
ORDINANCE NO.
AN ORDINANCE AMENDING SECTION 25 -8 -33 (CITY OF HILO ZONE MAP),
ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983
(2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE -
FAMILY RESIDENTIAL — 10,000 SQUARE FEET (RS -10) TO NEIGHBORHOOD
COMMERCIAL — 20,000 SQUARE FEET (CN -20) AT WAIAKEA, SOUTH HILO DISTRICT,
HAWAII, COVERED BY TAX MAP KEY: 2 -2- 025:022.
BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII:
SECTION 1. Section 25 -8 -33, Article 8, Chapter 25 (Zoning Code) of the 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
District, Hawaii, shall be Neighborhood Commercial — 20,000 square feet (CN -20):
Beginning at the north corner of this parcel of land and the west corner of Grant
9391 to Herman N. Kamai, the coordinates of said point of beginning referred to
Government Survey Triangulation Station "HALAI" being 4124.22 feet South and
6686.43 feet East, thence running by azimuths measured clockwise from True South:
1. 328° 10' 172.00 feet along Grant 9391 to Herman N. Kamai;
2. 58° 10' 30.00 feet along the remainder of the Abandoned Railroad
Right -of -Way (30.00 ft. wide);
3. 148° 10' 172.00 feet along Grant 8890 to Stanley Sims;
4. 238° 10' 30.00 feet along the remainder of the Abandoned Railroad
Right -of -Way (30.00 ft. wide) to the point of
beginning and containing an area of 5160 square
feet.
-1-
•
{
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
(1) Reasonably conceived to fulfill needs directly emanating from the land use
proposed with respect to:
(A) Protection of the public from the potentially deleterious effects of
the proposed use, or
(B) Fulfillment of the need for public service demands created by the
proposed use.
SEE ATTACHED CONDITIONS
SECTION 3. In the event that any portion of this ordinance is declared invalid, such
invalidity shall not affect the other parts of this ordinance.
SECTION 4. This ordinance shall take effect upon its approval.
INTRODUCED BY:
COUNCIL MEMBER, COUNTY OF HAWAII
, Hawai`i
Date of Introduction:
Date of 1st Reading:
Date of 2nd Reading:
Effective Date:
-2-
� i oCG -20
. 111--°
O g's C G 10 W GG 20 CC 10
10 �� 000
CG 10 CG 20
.- 0 I I
CG 20
•
R5-10 CG 10 E LANIKAULA ST v,
•
.RS -10 CN -10 '. -10
' 10 R 5 10 �p 5 OPE
/ R5 -10 .LJ
' ,x_10 RM -4
R5 -10 OPEN
10
7000
RS 10 CN -20
4,4.22'
10
10 li ' -10
S tP
R5 -10
RM -1 � •
P - � SINGLE - FAMILY RESIDENTIAL - �,0�
10,000 SQ.FT (RS -10) O ��
TO NEIG HBORHOOD COMMERCI , � -10 �%
zo,000 SQ.FT (CN -20) RCX -20
5,160 SQUARE FEET TOTAL �, lp
' ; ' <‘ RM1 `,
85-10 ��
gyp t , - -10
R5 -10 92� c ,
0 �cP
N
,t CN -20 S c /
R\-1 RM -1 0 � NO-\
RM-1 �1
CN -10 ' . -10
Feet
0 250 500 1,000 1,500
AMENDMENT TO THE ZONING CODE
AMENDING SECTION 25 -8 -33 (CITY OF HILO ZONE MAP) ARTICLE 8,
CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION),
BY CHANGING THE DISTRICT CLASSIFICATION FROM
SINGLE - FAMILY RESIDENTIAL - 10,000 SQ.FT (RS -10)
TO NEIGHBORHOOD COMMERCIAL - 20,000 SQ.FT (CN -20)
AT WAIAKEA, SOUTH HILO, HAWAII
MAP PREPARED BY:
COUNTY OF HAWAII, PLANNING DEPARTMENT •
TM K: (3)2 -2- 025:022 DATE: Sep 22, 2010
EXHIBIT "A" Concept Construction, Inc.
Map: 1302