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HomeMy WebLinkAboutCOM 0768.000 2010-2012William P. Kenoi Mayor County of Hawaii 25 Aupuni Street • Hilo, Hawaii 96720 • (808) 961-8211 • Fax (808) 961-6553 KONA: 74-5044 Ane Keohokalole Highway • Kailua-Kona, Hawai'i 96740 (808) 323-4444 . Fax (808) 326-5663 William T. Takaba Managing Director Wally Lau Deputy Managing Director June 20, 2012 Honorable Dominic Yagong, Chairman r and Members of the County Council a County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Yagong and Members: Change of Zone Application (REZ 12-000153) Applicant: Hawaii Island Board of Realtors Request: RS -10 to CG -20 Tax Map Key: 2-2-024:005 As required by Chapter 7, Sec. 6-7.5 (a), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Windward Planning Commission's letter and enclosures regarding the above -referenced request. Sincerely, William P. Kenoi Mayor Enclosures cc: Planning Department Will 17-5) Mawai `i County is an Equal Opportunity Provider and Employer Comm. No. 7 ( v Ref. To: C_ _ Ref. Date_ 2� County of Hawaii WINDWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street, Suite 3 • Hilo, Hawaii 96720 Phone (808) 961-8288 • Fax (808) 961-8742 JUN 7 0 7017 The Honorable Dominic Yagong, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Yagong and Council Members: Change of Zone Application (REZ 12-000153) Applicant: Hawaii Island Board of Realtors Request: RS -10 to CG -20 Tax Map Key: 2-2-024:005 The Windward Planning Commission, at its duly held public hearing on June 7, 2012, recommended for your approval the proposed legislative bill for a Change of Zone from a Single Family Residential —10,000 square feet (RS -10) to General Commercial — 20,000 square feet (CG -20) zoning district for 20,160 square feet of land. The property is located along the northeast (makai) side of Kino`ole Street, approximately 250 feet northwest of the Kino`ole Street-Lanikaula Street intersection, Waiakea Houselots, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the request: Hawaii Island Board of Realtors (HIBR) is requesting a change of zone from Single -Family Residential -10,000 square feet (RS -10) to General Commercial- 20,000 square feet (CG -20) for approximately 20,160 square feet of land. The applicant is requesting the change of zone in order to use the existing dwelling as an office for its ongoing operations. HIBR was established in 1967 and currently has 609 members. The Hawai `i County is an Equal Opportunity Provider and Employer 4 The Honorable Dominic Yagong, Chairman and Members of the County Council Page 2 organization is served by three employees who are on-site five days a week from 8:00 a.m. to 5:00 p.m. Periodic meetings and classes, related to HIBR business, will occur on the property. Meetings will take place weekly and may include 15 members and guests. Classes will be held 8-10 times a year with a maximum of 18 participants. The applicant is proposing minimal renovations to the existing 1930's -era dwelling. A circular driveway providing a separate ingress and egress from Kino`ole Street is also proposed. On-site parking and landscaping meeting the requirements of the zoning code will be provided. According to the Zoning Code, the purpose of the General Commercial (CG) district is to provide an area suitable for commercial uses and services on a broad basis to serve as the central shopping or principal downtown area for a city or a region. No CG district shall be established until there is a demonstrated need for such action and no two CG districts shall be established in such relationship to each other that they cannot act as one center and yet are too close together to serve two distinct regions. There are two distinct areas in Hilo where General Commercial districts have been established. The first area extends outward from the Downtown Hilo Commercial District (CDH) generally along Kino`ole Street and Kilauea Avenue from Ponahawai Street to Lanikaula Street. Portions of the Waiakea Houselots near the civic center and along Kekuanao`a Street are also included in this area. The second area where CG zoning districts have been established in Hilo is along Puainako Street near Kanoelehua Avenue. The subject property is located within the first area described above where General Commercial zoning has been established. The Change of Zone Application from a Single Family Residential (RS -10) to General Commercial (CG -20) zoned district will conform to the following goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: The Honorable Dominic Yagong, Chairman and Members of the County Council Page 3 LAND USE — GENERAL Zone urban- and rural -types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. LAND USE — COMMERCIAL • Provide for commercial developments that maximize convenience to users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. In order to create an effective land use pattern, zoning districts and their associated uses should closely correspond to the General Plan Land Use Pattern Allocation Guide (LUPAG) map for the area. The LUPAG Map is a graphic representation of the General Plan's goals and policies to guide the coordinated growth and development of the County. The density that is allowed in an area should also closely correspond with the infrastructure that is available to support it. For example, multiple -family residential and commercial zoning would be more appropriate than single-family residential zoning in areas where there is adequate water, sewer, public services and roads because use of the existing infrastructure would be maximized by a larger population than if one residence where located on the property. The subject property is currently designated High Density Urban on the LUPAG Map and has been in The Honorable Dominic Yagong, Chairman and Members of the County Council Page 4 this designation since the 1989 General Plan was adopted. This designation allows for commercial, multiple residential and related services (general and office commercial; multiple residential — up to 87 units per acre). Thus, approval of the CG zoning request would allow for uses that are consistent with the High Density form depicted on the LUPAG Map. The property has been developed since 1938 with a single-family dwelling. The applicant proposes to renovate the existing dwelling and convert it into an office for its operations, which would not substantially change the property. Immediately surrounding lands are zoned RS -10 and primarily consist of single-family dwellings. Nearby commercial uses include a credit union and medical office building located about 150 feet to the north, at the intersection of Lono St and Kino`ole St, on properties zoned CG -20 and CN -10. There is also a vacant lot zoned CG -10 in this area. About 320 feet to the southwest at the Kino`ole St — West Lanikaula St intersection is a law office and kidney dialysis clinic on lands zoned CN -20. The establishment of the CG zoning, and in this particular situation, the establishment of a real estate board office would be consistent with the existing land use pattern established within this portion of Hilo. To mitigate any possible visual or noise impacts the commercial zoning would have on adjacent properties, the applicant would be required to comply with the Planning Department's Rule No. 17 regarding landscaping between commercial and residential properties. Landscaping will be indicated on plans submitted for Plan Approval and reviewed in more detail by the Planning Department at that time to identify and address any specific concerns unique to the subject property and proposed use. Additionally, the applicant will comply with the requirements of the Zoning Code for the CG zoning district which would include but not be limited to building height restrictions and property setbacks. Therefore, a favorable recommendation of this change of zone request to CG -20 would be appropriate. All utilities and services are available to the site. Access to the property is from Kino`ole Street, which is a two-lane County roadway within a 60 -foot wide right-of-way fronting the property. The General Plan identifies Kino`ole Street as a major collector street which requires a minimum right-of-way width of 60 feet. Thus, additional right-of- way is not required from the subject property for future road widening. There is an existing 4 -foot wide sidewalk and planting strip along the property's Kino`ole Street frontage. However, the Department of Public Works recommends that the applicant replace the existing sidewalk with a "full width" concrete sidewalk of 10 -feet width meeting the requirements of the Americans with Disabilities Act. The applicant proposes to establish an approximately 2,200 -square foot real estate board office on the property, which according to the ITE Trip Generation Manual, 7rh Edition, will generate The Honorable Dominic Yagong, Chairman and Members of the County Council Page 5 approximately 4 trips during the a.m. peak hour and 4 trips during the p.m. peak hour which is well below the standard threshold for requiring a traffic impact analysis report. The applicant intends to utilize the existing sewer lateral serving the property. There is also an existing sewer cleanout near the front property line. The Department of Environmental Management has recommended that a sewer study be completed if an increase in wastewater generation from the property is anticipated in order to ensure that the existing sewer lateral is adequate. County water is available from an 8 -inch waterline within Kino`ole Street. The property is currently served by a 5/8 -inch meter that is limited to an average daily usage of 400 gallons. Depending on the water needs of the development, a service lateral and additional meter may be required. The installation of a fire hydrant may also be required to meet Department of Water Supply System Standards. The project has no severe geological or topographical problem which cannot be properly rectified or which would render the land unusable. The property is situated in Flood Zone "X", which is an area determined by FEMA to be outside of the 500 -year flood plain. There are no municipal waste collection services in the County. All solid waste generated by the development will require private disposal at the Hilo landfill. Electric and telephone services are available to the property. Police, fire and medical services are available nearby in Hilo Based on the above findings, approval of the Change of Zone request from Single -Family Residential (RS -10) to the General Commercial (CG -20) zoned district would result in an appropriate land use pattern that will further the public convenience, necessity and general welfare. For your favorable consideration, an amendment to Section 25-8-33 (City of Hilo Zone Map) of Chapter 25 Zoning Code of the Hawaii County Code is transmitted. The Honorable Dominic Yagong, Chairman and Members of the County Council Page 6 We are enclosing copies of the staff Background, Planning Director's Recommendation, and the Powerpoint presentation for your information. Sincerely, Zendo Kern, Chairman Planning Commission Lh ibrrez 12-000153 wpc2 Enclosures cc: Hawaii Island Board of Realtors Mr. Jeff Melrose Department of Public Works Department of Water Supply Department of Land & Natural Resources -HPD Amy Self, Esq., Corporation Counsel Bill 275/Comm. 768 BHI BoardREZ 5/30/12 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT HAWAII ISLAND BOARD OF REALTORS CHANGE OF ZONE APPLICATION (REZ 12-153) HAWAIII ISLAND BOARD OF REALTORS has submitted an application for a Change of Zone from a Single -Family Residential —10,000 square feet (RS -10) to a General Commercial — 20,000 square feet (CG -20) zoning district for approximately 20,160 square feet of land. The subject property is located on the east side of Kino`ole Street, approximately 250 feet north of West Lanikaula Street, Waiakea Houselots 2nd Series, South Hilo, Hawaii, TMK: 2-2- 024:005. PROPOSED ACTION 1. Applicant's Request: Change the zoning district from Single -Family Residential — 10,000 square feet (RS -10) to General Commercial — 20,000 square feet (CG -20) for 20,160 square feet of land. According to the Zoning Code, the purpose of the General Commercial district is to provide an area suitable for commercial uses and services on a broad basis to serve as the central shopping or principal downtown area for a city or a region. No CG district shall be established until there is a demonstrated need for such action and no two CG districts shall be established in such relationship to each other that they cannot act as one center and yet are too close together to serve two distinct regions. Requirements for establishing a land use in the CG district, including a list of the variety of permitted land uses, are shown in Section 25-5-110 to 118 of the Zoning Code. (P.D. Exhibit 1— Zoning Code Requirements for General Commercial District) 2. Reason for Request: The applicant is requesting the change of zone in order to use the existing dwelling as an office for the ongoing operations of the Hawaii Board of Realtors (HIBR). HIBR was established in 1967 and currently has 609 members. The organization is served by three employees who are on-site five days a week from 8:00 a.m. to 5:00 p.m. Periodic meetings and classes, related to HIBR business, will occur on the property. Meetings will take place weekly and may include 15 members and guests. -1- Classes will be held 8-10 times a year with a maximum of 18 participants. The applicant is proposing minimal renovations to the existing 1930's -era dwelling. A circular driveway providing a separate ingress and egress from Kino`ole Street is also proposed. On-site parking and landscaping meeting the requirements of the zoning code will be provided. (P.D. Exhibit 2 - Change of Zone Application) 3. Landowners: Hawaii Island Board of Realtors. STATE AND COUNTY PLANS 4. State Land Use District: Urban. 5. General Plan LUPAG Map Designation: High Density Urban. This designation allows for general commercial, multiple family residential and related services (multiple family residential -- up to 87 units per acre). 6. Current County Zoning: Single -Family Residential —10,000 square feet (RS -10). 7. Hilo Community Development Plan (CDP): The Hilo CDP, adopted by Resolution No. 1 effective May 21, 1975, designates this area as RM -4. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 8. Subject Property: The property is 20,160 square feet in size, relatively flat and rectangular in shape. There is a two-story dwelling on the property that was built in 1938 and is approximately 2,200 square feet in size and in good condition. The remainder of the property is planted with grass lawn and shrubs. There are stone walls along the east and south property boundary that will be left in place. 9. Surrounding Land Uses/Zoning: Immediately surrounding lands are zoned RS -10 and primarily consist of single-family dwellings. Nearby commercial uses include a credit union and medical office building located about 150 feet to the north, at the intersection of Lono St and Kino`ole St, on properties zoned CG -20 and CN -10. There is also a vacant lot zoned CG -10 in this area. About 320 feet to the southwest at the Kino`ole St — West Lanikaula St intersection is a law office and kidney dialysis clinic on lands zoned CN -20. -2- The following ordinances established these commercial areas: • Ord. 787 effective May 5, 1982, rezoned TMK 2-2-023:007 from RS -10 to CO -20 (Office Commercial zoning district later became synonymous with the General Commercial district). • Ord. 94-6 effective January 26, 1994, rezoned TMK 2-2-024:008 from RS -10 to CG -10. • Ord. 98-126 effective December 7, 1998, rezoned TMK 2-2-023:009 from RS -10 to CN -20. • Ord. 10-27 effective April 7, 2010, rezoned TMK 2-2-025:022 from RS -10 to CN -20. 10. Flood Zone: Zone X, an area determined by FEMA to be outside the 500 -year flood plain. 11. Flora/Fauna Resources: The property contains lawn, exotic shrubs and trees that area manicured on a regular basis. A floral or faunal survey of the property was not conducted as the property has been in residential use since 1938. 12. Archaeological/Cultural/Historical Resources: No archaeological inventory survey was prepared as the property has been developed since 1938 with a dwelling. According to the SHPD, due to its age and architecture, the dwelling may have historic value. The applicant is proposing minor renovations to the structure such as the addition of an ADA ramp and bathroom improvements. In a letter dated May 1, 2012, SHPD has requested that they have the opportunity to review building plans for the renovation prior to any physical changes being made to the structure. According to the applicant, there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the property, nor existence of any known valued cultural, historical or native resources in the area. 13. Public Access: There is no public access to the mountains or the shoreline that traverses the property. -3- 14. Traffic: The applicant proposes to establish an approximately 2,200 -square foot real estate board office on the property, which according to the ITE Trip Generation Manual, 7'* Edition, will generate approximately 4 trips during the a.m. peak hour and 4 trips during the p.m. peak hour. UTILITIES AND SERVICES 15. Access: Access to the property is from Kino`ole Street, which is a two-lane County roadway within a 60 -foot wide right-of-way fronting the property. The General Plan identifies Kino`ole Street as a major collector street which requires a minimum right-of- way width of 60 feet. Thus, additional right-of-way is not required from the subject property for future road widening. There is an existing 4 -foot wide sidewalk and planting strip along the property's Kino`ole Street frontage. However, the Department of Public Works recommends that the applicant replace the existing sidewalk with a "full width" concrete sidewalk of 10 -feet width meeting the requirements of the Americans with Disabilities Act. 16. Water: County water is available from an 8 -inch waterline within Kino`ole Street. The property is currently served by a 5/8 -inch meter that is limited to an average daily usage of 400 gallons. Depending on the water needs of the development, a service lateral and additional meter may be required. The installation of a fire hydrant may also be required to meet DWS Water System Standards. 17. Wastewater: The property is currently connected to the County sewer system via a sewer lateral on Kino`ole Street. There is also an existing sewer cleanout located at the front property line. A sewer study may be required if a land use is established on the property that produces additional wastewater flows. 18. Solid Waste: There are no municipal waste collection services in the County. All solid waste generated by the development will require private disposal at the Hilo landfill. 19. Utilities and Services: Electric and telephone services are available to the property. Police, fire and medical services are available nearby in Hilo. AGENCY COMMENTS PROVIDED 20. Department of Public Works: P.D. Exhibit 3 — May 11, 2012 memo -4- 21. Department of Water Supply: P.D. Exhibit 4 — April 25, 2012 memo 22. Police Department: P.D. Exhibit 5 — April 27, 2012 memo 23. Fire Department: P.D. Exhibit 6 — May 1, 2012 memo 24. Department of Environmental Management: P.D. Exhibit 7 — April 18, 2012 memo 25. State Department of Health: P.D. Exhibit 8 — April 26, 2012 memo 26. State DLNR-Land Division: P.D. Exhibit 9 — April 19, 2012 memo 27. State DLNR-Historic Preservation Division: P.D. Exhibit 10 — May 1, 2012 letter AGENCIES — NO RESPONSE 28. Office of Housing and Community Development, Real Property Tax Office. PUBLIC COMMENTS 29. P.D. Exhibit 11— Letter received May 29, 2012 from Martin McGinn. -5- § 25-5-110 HAWAII COUNTY CODE Division 11. CG, General Commercial Districts. Section 25-5-110. Purpose and applicability. (a) The CG (general commercial) district applies to an area suitable for commercial uses and services on a broad basis to serve as the central shopping or principal downtown area for a city or a region. (b) No CG district shall be established until there is a demonstrated need for such action and no two CG districts shall be established in such relationship to each other that they cannot act as one center and yet are too close together to serve two distinct regions. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-111. Designation of CG districts. Each CG (general commercial) district shall be designated by the symbol "CG" followed by a number which indicates the minimum land area, in thousands of square feet, required for each building site. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-112. Permitted uses. (a) The following uses shall be permitted uses in the CG district: (1) Adult day care homes. (2) Amusement and recreation facilities, indoor. (3) Art galleries, museums. (4) Art studios. (5) Automobile service stations. (6) Automobile sales and rentals. (7) Bars, nightclubs and cabarets. (8) Bed and breakfast establishments, as permitted under section 25-4-7. (9) Boarding facilities, rooming, or lodging houses, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (10) Broadcasting stations. (11) Business services. (12) Car washing, provided that if it is mechanized, sound attenuated structures or sound attenuated walls shall be erected and maintained on the property lines. (13) Catering establishments. (14) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (15) Churches, temples and synagogues. (16) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the cleansing agent. (17) Commercial parking lots and garages. (18) Community buildings, as permitted under section 25-4-11. (19) Convenience stores. (20) Crop production. (21) Day care centers. (22) Display rooms for products sold elsewhere. (23) Dwellings, double -family or duplex, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (24) Dwellings, multiple -family, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (25) Dwellings, single-family. (26) Equipment sales and rental yards, and other yards where retail products are displayed in the open. Planning Dept. Exhibit _� § 25-5-112 HAWAII COUNTY CODE (27) Family child care homes. (28) Farmers markets. When the vending activity in a farmers market involves more than just the sale of local fresh and/or raw produce, plant life, fish and local homegrown and homemade products for more than two days a week, the director, at the time of plan approval, shall restrict the hours of use, maintenance and operations and may require improvements as determined appropriate to ensure its compatibility with the existing character of the surrounding area. (29) Financial institutions. (30) Group living facilities. (31) Home occupations, as permitted under section 25-4-13. (32) Hospitals, sanitariums, old age, convalescent, nursing and rest homes and other similar uses. (33) Hotels. (34) Ice storage and dispensing facilities. (35) Laboratories, medical and research. (36) Laundries. (37) Light manufacturing, processing and packaging, where the only retail sales outlet for products produced is on the premises where produced. (38) Medical clinics. (39) Meeting facilities. (40) Model homes, as permitted under section 254-8. (41) Mortuaries. (42) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar neighborhood recreational areas and uses. (43) Offices. (44) Personal services. (45) Photography studios. (46) Public uses and structures, as permitted under section 25-4-11. (47) Printing shops, cartographing and duplicating processes such as blueprinting or photostating shops. (48) Repair establishments, minor. (49) Restaurants. (50) Retail establishments. (51) Schools. (52) Telecommunication antennas, as permitted under section 25-4-12. (53) Theaters. (54) Time share units. (55) Utility substations, as permitted under section 25-4-11. (56) Veterinary establishments. (b) In addition to those uses permitted under subsection (a) above, the following uses may be permitted in the CG district, provided that a use permit is issued for each use: (1) Crematoriums. (2) Golf courses and related golf course uses, including golf driving ranges, golf maintenance buildings and golf club houses. (3) Major outdoor amusement and recreation facilities. (4) Yacht harbors and boating facilities. (c) Residential uses in connection with the operation of any permitted use shall be permitted in the CG district. (d) Buildings and uses normally considered accessory to the uses permitted in this section shall also be permitted in the CG district. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) § 25-5-113 HAWAII COUNTY CODE Section 25-5-113. Height limit. (a) The height limit in the CG district shall be forty-five feet, except in those areas designated in subsection (b) below. (b) The height limit in the City of Hilo shall be one hundred twenty feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999; Am. 2002, Ord. No. 02-88, sec. 2.) Section 25-5-114. Minimum building site area. The minimum building site area in the CG district shall be seven thousand five hundred square feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-115. Minimum building site average width. Each building site in the CG district shall have a minimum building site average width of sixty feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-116. Minimum yards. The minimum yards in the CG district shall be as follows: (1) Front or rear yards, fifteen feet; and (2) Side yards, none, except where the adjoining building site is in an RS, RD, RM or RCX district. Where the side yard adjoins the side yard of a building site in an RS, RD, RM or RCX district, there shall be a side yard which conforms to the side yard requirements for dwelling use of the adjoining district. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-117. Landscaping of yards. (a) All front yards in the CG district shall be landscaped, except for necessary access drives and walkways, and except for the construction of one single-family dwelling and accessory buildings per lot. (b) Where any required side or rear yard in the CG district adjoins a building site in an RS, RD, RM or RCX district, the side or rear yard shall be landscaped with a screening hedge not less than forty-two inches in height, within five feet of the property line, except for necessary drives and walkways, and except for the construction of one single-family dwelling and accessory buildings per lot. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999; Am. 2005, Ord. No. 05-155, sec. 12.) Section 25-5-118. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the CG district, except for construction of one single-family dwelling and any accessory buildings per lot. (b) Exceptions to the regulations for the CG district regarding heights, building site areas, building site average widths and yards, may be approved by the director within a planned unit development. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999; Am. 2005, Ord. No. 05-155, sec. 13.) 5JT CHANGE OF ZONE APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: Hawaii Island Board of Realtors ,� APPLICANT'S SIGNATURE: it DATE: ADDRESS: 26 Waianuenue Ave Hilo HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: See Attached PHONE:(Bus.) 935-0827 (Res.) (Fax) 935-4924 LANDOWNER(S): Hawaii Island poard of Realtors ',-LANDOWNER SIGNATURE(S): ATE: LANDOWNERS) ADDRESS: 26 Waianuenue Ave, Hilo, HI 96720 REQUEST: RS -10 TO CG -20 (Existing zoning) (Proposed Zoning) TAX MAP KEY: (3) 2-2-024:005 STREET ADDRESS OF PROPERTY: 1321 Kino'ole Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 20,160 SF AGENT: Island Planning, ADDRESS: 1405 Waianuenue Ave Hilo HI 96720 TELEPHONE: (Bus.) 989-8322 (Res.) 989-9322 (Fax) 888 269-2576 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Applicant COPIES: Aizent Planning Dept. Exhibit X Background Report Request for Change of Zone TMK (3)2-2-024: 005 from RS -10 to CG 20 Project Description The Applicant proposes to use the subject property as an office for the ongoing operations of the Hawaii Island Board of Realtors. The existing residential structure on the property will be renovated to accommodate the needs of the organization including minimal renovations to the 1930's era home. The grounds will be improved to add employee and visitor parking to meet County requirements with appropriate ingress and egress to 1321 Kino`ole Street. The property contains 20,160 square feet and the existing structure is 2,200 square feet in size. The Applicant will initiate improvements immediately upon the approval of this Change of Zone request and anticipates that improvements will take 2 to 4 months to complete. The cost of the proposed improvements is estimated at $250,000. The Applicant does not propose to add additional density to the property. The Hawaii Island Board of Realtors (HIBR) was established in 1967and has 609 members in 2012. The organization is served by three employees who are on- site five days a week from 8:00 to 5:00. The subject property will be used for periodic meetings and classes related to the business of HIBR. Various meetings take place weekly and may include 15 members and guests. Classes would be held 8-10 times a year for a maximum of 18 participants. Parking and Circulation Parking and circulation improvement will include the development of an additional ingress driveway from Kino`ole and a driveway that encircles the existing residents. Seven paved and marked parking stalls will be developed behind the existing structure. The traffic pattern will have separate ingress and egress as shown on the attached site plan. i PROPOSED SITE DEVELOPEMENT FOR: !$�R R y �n mccrin �artncrs, �nc. n S g CUNCFPTUALSITEPLAN C� ?� E �i tis^ HAWArl ISLAND BOARD OF REALTORS .q.E a� P.o. 9f. 41st z0 o GATE MARC. 2012 REV. c SOUTH HILO, ISLAND OF HAWAII, HAWAII REV.Q REV. i 't E ,r ^. )Na ((I Q 2 far. (IM) 9]3-]533 T.M.K: (3) 2-2-024 : 005 REV. REV. s .fat a cfm w•Ifciafhc.frcfm Traffic Impacts Kino'ole Street is 40 feet wide with two wide lanes, paved sidewalks on both sides and no on - street parking. Traffic impacts resulting from the proposed use will include 10-20 ingress and egress movements daily off Kino`ole Street. Additional traffic movements will occur when meetings and classes are held at the property. The maximum class size will be 18 which will create new traffic movements on to and from of Kino`ole Street once each month. Smaller meetings will also add roughly 10 ingress and egress movements several times per week. On and Off -Site Infrastructure The property is currently served by municipal infrastructure. Domestic water is provided by the Department of Water Supply from a 5/8 inch water meter. Residential use on the property has been less than 1000 gallons per day (GPD). Future water demand under the proposed use will be less than that the prior residential use, as the office -type use will be limited to use of the restrooms, periodic kitchen use by employees and general cleaning. None of the existing laundry facilities will be retained and the showers will be used on a very limited basis. Use will be during regular working hours only. There is an 8 inch potable line on the mauka side of Kino`ole Street with a service lateral under the road to serve the property. A backflow preventer will be installed on the existing service lateral to meet DWS requirements. Fire flow requirements may result in the need for an additional fire hydrant installed near the property. Pressure is available to meet fire requirements and there are newly installed hydrants at several locations along this stretch of Kino`ole Street The property is served by the County's municipal sewer system. No new flow volume will result for the proposed use. Waste water disposal is expected to diminish as a result of the new use based on the reduction in overall water use. The applicant anticipates the construction of one dry well on the property to collect runoff from new driveway and parking improvements. No additional infrastructure, beyond the possible installation of a fire hydrant, will be added on-site and no additional infrastructural improvements are anticipated off-site. RS -10 RS-10 Subject Property TM K 2-2-024:005 nq f J a i au"s f UH Hilo Hawaii Community '. _College r Location Map: TMK 2-2-024:005; 1321 Kino'ole Street, Hilo Conformance with State and County Plans State Land Use District Urban County General Plan LUPAG High Density Urban Community Development Plan No current CDP County Zoning RS -10 Special Management Area: No The proposed use is in the Urban State Land Use district. The County General Plan's LUPAG map designates the area for High Density Urban use. The proposed use is consistent with the County General Plan. Zoning on the surrounding property is RS -10 with the exception of one property located three lots to the north which is zoned CG -10. Several parcels in the next block to the south, are zoned CN -20, including a law office and a medical facility. Applicable Goals, Policies and Obiectives of the General Plan The request is consistent with the following Goals, Policies and Standards of the Economic and Land Use Elements of the General Plan. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be balanced with the physical and social H environments of the Island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expended or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall strive for an economic climate which provides its residents and opportunities for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to its users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such development. Standards • Commercial development shall be located in areas adequately served by transportation, utilities and amenities. Commercial development shall provide for adequate internal circulation amongst commercial facilities. • Off-street parking and loading facilities shall be provided • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping and other design elements in their development. • Preference shall be given to commercial lands with reasonable level topography. Consistency with Chapter 205A, Coastal Zone Management The objectives of the Hawaii Coastal Zone Management (CZM) Program are outlined in Chapter 205A, Hawaii Revised Statutes. The principal goal of the CZM program is to assure the protection and maintenance of the State's coastal resources. Although the entire State falls within the CZM area, the proposed project is not within the Special Management Area. Nevertheless, a review of the project's consistency with CZM policies is required. The proposed project is located at roughly 50 foot elevation and is over 5,000 feet from the shoreline at Hilo Bay. It involves the use of an existing structure with only minimal ground disruption to improve vehicular access and parking. New circulation will require the installation of new driveways and a parking area that will necessitate the installation of one drywell on the property to dispose of new runoff on site. The drywell will be build to the requirements of the Department of Health. The project will have no impact on coastal resources more than a mile away. It will also have no impact on coastal views or scenic resources. The project will involve the re -use of an old home and will preserve local scenic views and character associated with similar buildings in the vicinity. The property has been in active residential use for over 80 years. There are no known archaeological or cultural resources on the property and no traditional public access trails that would enable the public to pass through the property for gathering or other cultural purposes. Public participation goals associated with CZM goals will be met through the public hearing processes to be conducted before the Planning Commission and the County Council. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA Property Description The subject property is 20,160 SF is size, relatively flat and rectangular in shape. There is an existing two story residential structure on the property that is 2,200 SF in size and in good condition. The structure has three bedrooms upstairs with two bathrooms. The property gets 130 to 140 inches of rain annually and is located in the core of Hilo town over 5,000 feet from the shoreline at Hilo Bay. Lava Hazard Zone The property is in Lava Zone 3. Agricultural Soils The parcel is not classified in the ALISH system because it is in the Urban Land Use District and has been that way since the ALISH system was established. Similarly with the MRCS Soil Maps and the Land Study Bureau soil rating system. There is no reasonable expectation of agricultural use of the property. Flood Insurance Rate Map (FIRM The subject parcel is in Zone X as depicted in the adjoining Figure. There are regional channelized drainage ways in the vicinity that protect the property from any flooding from stream runoff. There is also a municipal street drain in road fronting the property. .-,DNE �•. ONE AE - �. X ZDNEi - MNEX a 1 AEE ..,ONE ONE It FIRM ZONE RM ■atm LATE W '. '!' IIAWAII COUNTY, 4„ Ile, IAWAI A) M._. L` ruosrt NLi1f1YD REW ZONEAE ' ZONE X ZONE X • �� W N� .N rrc TONE'..: X R Air/noise/water ouali Air quality and water quality in the area is good. Noise in the area is primarily generated from surrounding public roads and is relatively light. Historic Resources: The structure on the property is over 50 years old and reflects the character of homes built in the Hilo area in the 1930 and 1940's. The structure will be retained in its existing form of the proposed use. Several small additional, such as an ADA ramp and bathroom improvements, will be required to make the property serviceable for commercial use. The State Historic Preservation Office, Architecture Branch, has provided comments on the proposed rezoning per the letter attached in Appendix A. SHPD requested additional information on site improvements to the structure. The Applicant is providing that information to SHPD as it becomes available from the architect who was hired to prepare building plans. Natural and Scenic Resources The landscape on the property is entirely exotic and residential in nature. The lawn is mowed and hedges are well kept. Some landscaping and removal of small trees and shrubs is anticipated to accommodate parking and circulation improvements. The Applicant will install landscaping along the side property boundaries to mitigate impacts on the neighbors. The decision was also made to move all parking to the rear of the property to minimize the commercial look of the property from Kino`ole Street. There are no coastal or scenic resources associated with the property Valued Cultural Resources There are no cultural sites or other resources on the property. The land has been in continuous residential use for over 70 years. Public Access There is a public sidewalk fronting the property on Kino`ole Street. Other than that there are no public trails or coastal access associated with this application. Social -Economic Characteristics The character of the surrounding lands is large lot residential dwellings with substantial homes and surrounding yards. The property is several blocks away from both the University of Hawaii at Hilo and Hawaii Community College. There is also commercial activity along both Kino'ole and Kilauea Avenue. Interspersed among the residential properties within several blocks of the property are commercial uses including several small medical facilities, an attorney's office, a credit union and social service agencies. Property values in the area vary depending on the size of the lot and the nature of the improvements that are on the parcel. Generally speaking, the market values of the residential parcels on this stretch of Kino`ole Street run between $250,000 and $350,000. Surrounding State Land Use is Urban. Zoning is a mix of Residential RS -20 and Commercial, CN -20, CG -10 and CG -20. V/ PUBLIC FACILITIES AND SERVICES Access to the property is over fully developed County maintained roadways and sidewalks. There is a single driveway into the property. The site plan for proposed improvements indicates the addition of an existing ingress with a driveway on the site that encircles the existing structure. A one way ingress and egress pattern will be established with all parking done on at the rear of the property. There will be a slight increase in turning movements in and out of the property from and onto the County street. Municipal water and sewer services are provided to the property and will not increase as a result of the proposed Change of zone. Solid Waste will be managed by private contractor and disposed of in the county land fill. The amount of waste generated is expected to be similar to the prior residential use. Police and Fire Protections are already available on the property and will add no new demand on either the police or the fire departments. The nearest public school .is Queen Kapiolani Elementary several blocks away. The proposed office use will have no impact on surrounding schools and will not add to existing student bodies. All electrical utilities and phone services are already installed on the property. No new demand will be generated for these services. Digital internet service will be upgraded to meet the needs of the new use. ENVIRONMENTAL ASSESSMENT AND ANALYSIS The proposed Change of Zone will result in short term impacts resulting from site improvements to install driveway and parking improvements and minor renovations to the existing structure. Longer term impact will include a small increase in the amount of traffic to the property during regular business hours to accommodate the busyness needs of the Hawaii Island Board of Realtors. Night time activities will reduce base on the lack of residential occupancy. This existing urban property will be re -deployed to support a small business venture that has an island wide impact on the training and organization of realtors and the quality of real estate transactions in the County. AMMA ''UMVMM Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? C. if your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? C. Sell or lease the land to someone who has no plans? C1. Keep it? X e. other (please state) Plan to use the land and structure for the continuation of existing services by the HIBR 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. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Existing building to be retained, will add parking and ingress.egress improvements 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? No if so, please elaborate on your findings in the space provided below. Organizational needs are the market for this proposed rezoning -2- 5- Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? NO If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? yes If so, what kind? Single family residence What do you intend to do with those buildings if your request is approved? Make minor ADA improvements 7• Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? -3- a• To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? No No -4- yes NO a. Schools X b. Roads X c. Sewer X d. Drainage X e. Police Protection X X f. Fire Protection X g. Recreational Facilities X h. Recreational Facilities i. -4- For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No study conducted, SHPD No effect letter requested Signature: Address :Island Planning: 1405 Waianuenue Ave Telephone: 989-8322 Date: Jan 30, 2012 6338A/50A P. D. 5/84 { 9 n f�-i'�T DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: May 11, 2012 TO: BJ Leithead Todd, Planning Director FROM: Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 12-000153) Applicant: Hawaii Island Board of Realtors Request: RS -10 to CG -20 Tax Map Key: 2-2-24: 005 We have reviewed the subject application forwarded by your memo dated April 12, 2012 and offer the following comments for your consideration. All development -generated runoff shall be disposed of on site and not directed toward any adjacent. properties. A drainage plan may be required by the Plan Approval process (Planning Department) in accordance with Section 25-2-72(3) of the Hawaii County Code. The subject property is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500 -year floodplain. The Zoning Map classifies Kinoole Street as a collector. It has an existing right-of-way width of 60 feet fronting the subject property. Based on the proposed zoning, we recommend the applicant provide improvement to the subject property's entire Kinoole Street frontage consisting of a "full width" concrete sidewalk of 10' width meeting the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. Questions may be referred to Kelly Gomes at ext. 8327. Planning Dept. Exhibit County of Hawaii is an Equal Opportunity Provider and Employer S7 CC NME, DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII 345 KEKUANAO`A STREET, SUITE 20 HILO, HAWAII 96720 TELEPHONE (808) 961-8050 • FAX (808) 961-8657 April 25, 2012 TO: Ms. BJ Leithead Todd, Director Planning Department c� FROM: Quirino Antonio, Jr., Manager—Chief Engineer SUBJECT: CHANGE OF ZONE APPLICATION (REZ 12-000153) APPLICANT — HAWAI`I ISLAND BOARD OF REALTORS REQUEST: RS -10 TO CG -20 TAX MAP KEY 2-2-024:005 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 8 -inch waterline within Kino`ole Street fronting the subject parcel. There is an existing 1 -inch service lateral assigned to the subject parcel capable of accommodating a 5/8 -inch meter, which is limited to an average daily usage of 400 gallons. The Department has no objection to the proposed change of zone application, subject to the applicant understanding and accepting the following conditions: 1. The Department requests that the applicant submit estimated maximum daily water usage calculations, prepared by a professional engineer licensed in the State of Hawaii, for review and approval. The water usage calculations should include the estimated peak flow in gallons per minute and the total estimated maximum daily water usage in gallons per day, including all irrigation use. Upon receipt of the water usage calculations above, the Department will make a determination as to the water commitment deposit amount and prevailing facilities charge, which is subject to change, to be paid. Based on the water demand calculations, the Department will determine the appropriate service lateral and meter size required. The existing service lateral will need to be cut and plugged. The proposed zoning will require the installation of a reduced pressure type backflow prevention assembly, by a licensed contractor, within five (5) feet of the meter on private property. If a larger or additional meter is required, a backflow prevention assembly will also be required for that meter. The installation of the backflow prevention assembly(s) must be inspected and approved by the Department before commencement of water service. Planning Dept. Exhibit 4_____� ... Muter, Our Most Precious Resource ... Ka Wai A Kdne ... The Department of Water Sunoiv is an Emil Onnnrtunity nrnvirlar and amnln—r 4Ms. BJ Leithead Todd, Director Page 2 April 25, 2012 3. Please be informed that the nearest fire hydrant capable of providing fire protection to the subject parcel is not within the distance required per the Department's Water System Standards. Therefore, the applicant will be required to install a fire hydrant fronting the subject parcel. 4. Subject to other agencies' requirements to construct improvements within the road right-of-way fronting the property affected by the proposed development, the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary. Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and Planning Branch at 961-8070, extension 256. RQ:dfg copy — Hawai `i Island Board of Realtors Island Planning DWS Cross Connection Section Sincerely yours, i Quirirl Antonio, Jr., P.E. Manage, -Chief Engineer i qq William P. Kenoi hlalvor• April 27, 2012 JNtVfOF H'q[i, Y \a�Lrus. 'rT� • Ns Mo�,' P�\ gTE•OFHP.rI County of Hawaii POLICE DEPARTMENT 349 Kapiolani Street Hilo, Flawai`i 96720-3998 (808)935-3311 Fax(808)961-8865 TO BJ LEIT AD TO FROM HIN Y TAVA ARE I PERATIO NNING DIRECTOR 3�J� ASSISTANT POLICE CHIEF IS UREAU SUBJECT: CHANGE OF ZONEWPPLICATION (REZ 12-000153) APPLICANT: HAWAI'I ISLAND BOARD OF REALTORS REQUEST: RS -10 TO CG --20 TAX MAP KEY: 2-2024:005 Harry S. Kubojiri Police Chief Paul K. Ferreira Deputy Police Chief Staff, upon reviewing the provided documents and visiting the proposed site, does not anticipate any significant impact to traffic and/or public safety concerns. Thank you for allowing us the opportunity to comment. If you have any questions, please contact Captain Robert Wagner of our S. Hilo Patrol Division at 961-2214. RW:Ili 120237 Planning Dept. Exhibit S "llawai`i County is an Equal Opportunity Provider and Fmployer" "SCANNED F o.ki°F� William P;enbi h ° T 4• Mayor Couutp of'a bract `f HAWAPI FIRE DEPARTMENT 25 Aupuni Street • Room 2501 • Hilo, Hawaii 96720 (808) 932-2900 • Fax (808) 932-2928 May 1, 2012 TO: BJ LEITHEAD TODD, PLANNING DIRECTOR FROM: DARREN J. ROSARIO, FIRE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION (REZ 12-000153) APPLICANT: HAWAN ISLAND BOARD OF REALTORS REQUEST: RS -10 TO CG -20 TAX MAP KEY: 2-2-024:005 Darren J. Rosario Fire Chief Renwick -J. Victorino Deputy Fire Chief In regards to the above-mentioned Change of Zone application, the following shall be in accordance: NFPA 1. UNIFORM FIRE CODE, 2006 EDITION Note: NFPA 1, Hawaii State Fire Code with County amendments. County amendments are identified with a preceding "C—" of the reference code. Chapter 18 Fire Department Access and Water Supply 18.1 General. Fire department access and water supplies shall comply with this chapter. For occupancies of an especially hazardous nature, or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, or areas where there is an inadequate fire flow, or inadequate fire hydrant spacing, and the AHJ may require additional safeguards including, but -not limited to, additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. 18.1.1 Plans. 18.1.1.1 Fire Apparatus Access. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. 18.1.1.2 Fire Hydrant Systems. Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. I Planning Dept` Exhibit u *D785V. �_. Hawaii County is an Equal Opportunity Provider and Employer, BJ Leithead Todd May 1, 2012 Page 2 C— 18.1.1.2.1 Fire Hydrant use and Restrictions. No unauthorized person shall use or operate any Fire hydrant unless such person first secures permission or a permit from the owner or representative of the department, or company that owns or governs that water supply or system. Exception: Fire Department personnel conducting firefighting operations, hydrant testing, and/or maintenance, and the flushing and acceptance of hydrants witnessed by Fire Prevention Bureau personnel. 18.2 Fire Department Access. 18.2.1 Fire department access and fire department access roads shall be provided and maintained in accordance with Section 18.2. 18.2.2* Access to Structures or Areas. 18.2.2.1 Access Box(es). The AHJ shall have the authority to require an access box(es) to be installed in an accessible location where access to or within a structure or area is difficult because of security. 18.2.2.2 Access to Gated Subdivisions or Developments. The AHJ shall have the authority to require fire department access be provided to gated subdivisions or developments through the use of an approved device or system. 18.2.2.3 Access Maintenance. The owner or occupant of a structure or area, with required fire department access as specified in 18.2.2.1 or 18.2.2.2, shall notify the AHJ when the access is modified in a manner that could prevent fire department access. 18.2.3 Fire Department Access Roads. 18.2.3.1 Required Access. 18.2.3.1.1 Approved fire department access roads shall be provided for every facility, building, or portion of a building hereafter constructed or relocated. 18.2.3.1.2 Fire Department access roads shall consist of roadways, fire lanes, parking lots lanes, or a combination thereof. 18.2.3.1.3* When not more than two one- and two-family dwellings or ?rivate garages, carports, sheds, agricultural buildings, and detached buildings or structures 400ft (37 m2) or less are present, the requirements of 18.2.3.1 through 18.2.3.2.1 shall be permitted to be modified by the AHJ. BJ Leithead Todd May 1, 2012 Page 3 18.2.3.1.4 When fire department access roads cannot be installed due to location on property, topography, waterways, nonnegotiable grades, or other similar conditions, the AHJ shall be authorized to require additional fire protection features. 18.2.3.2 Access to Building. 18.2.3.2.1 A fire department access road shall extend to within in 50 ft (15 m) of at least one exterior door that can be opened from the outside and that provided access to the interior of the building. 18.2.3.2.1.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13, NFPA 13D, or NFPA 13R, the distance in 18.2.3.2.2 shall be permitted to be increased to 300 feet. 18.2.3.2.2 Fire department access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft (46 m) from fire department access roads as measured by an approved route around the exterior of the building or facility. 18.2.3.2.2.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13, NFPA 13D, or NFPA 13R, the distance in 18.2.3.2.2 shall be permitted to be increased to 450 ft (137 m). 18.2.3.3 Multiple Access Roads. More than one fire department access road shall be provided when it is determined by the AHJ that access by a single road could be impaired by vehicle congestion, condition ofterrain, climatic conditions, or other factors that could limit access. 18.2.3.4 Specifications. 18.2.3.4.1 Dimensions. C— 18.2.3.4.1.1 FDAR shall have an unobstructed width of not less than 20ft with an approved turn around area if the FDAR exceeds 150 feet. Exception: FDAR for one and two family dwellings shall have an unobstructed width of not less than 15 feet, with an area of not less than 20 feet wide within 150 feet of the structure being protected. An approved turn around area shall be provided if the FDAR exceeds 250 feet. C— 18.2.3.4.1.2 FDAR shall have an unobstructed vertical clearance of not less then 13ft 6 in. C— 18.2.3.4.1.2.1 Vertical clearances may be increased or reduced by the AHJ, provided such increase or reduction does not impair access by the fire apparatus, and approved signs are installed and maintained indicating such approved changes. BJ Leithead Todd May 1, 2012 Page 4 18.2.3.4.1.2.2 Vertical clearances shall be increased when vertical clearances or widths are not adequate to accommodate fire apparatus. C— 18.2.3.4.2 Surface. Fire department access roads and bridges shall be designed and maintained to support the imposed loads (25 Tons) of the fire apparatus. Such FDAR and shall be comprised of an all-weather driving surface. 18.2.3.4.3 Turning Radius. C— 18.2.3.4.3.1 Fire department access roads shall have a minimum inside turning radius of 30 feet, and a minimum outside turning radius of 60 feet. 18.2.3.4.3.2 Turns in fire department access road shall maintain the minimum road width. 18.2.3.4.4 Dead Ends. Dead-end fire department access roads in excess of 150 ft (46 m) in length shall be provided with approved provisions for the fire apparatus to turn around. 18.2.3.4.5 Bridges. 18.2.3.4.5.1 When a bridge is required to be used as part of a fire department access road, it shall be constructed and maintained in accordance with county requirements. 18.2.3.4.5.2 The bridge shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. 18.2.3.4.5.3 Vehicle load limits shall be posted at both entrances to bridges where required by the AHJ. 18.2.3.4.6 Grade. C 18.2.3.4.6.1 The maximum gradient of a Fire department access road shall not exceed 12 percent for unpaved surfaces and 15 percent for paved surfaces. In areas of the FDAR where a Fire apparatus would connect to a Fire hydrant or Fire Department Connection, the maximum gradient of such area(s) shall not exceed 10 percent. 18.2.3.4.6.2* The angle of approach and departure for any means of fire department access road shall not exceed 1 ft drop in 20 ft (0.3 m drop in 6 m) or the design limitations of the fire apparatus of the fire department, and shall be subject to approval by the AHJ. BJ Leithead Todd May 1, 2012 Page 5 18.2.3.4.6.3 Fire department access roads connecting to roadways shall be provided with curb cuts extending at least 2 ft (0.61 m) beyond each edge of the fire lane. 18.2.3.4.7 Traffic Calming Devices. The design and use of traffic calming devices shall be approved the AHJ. 18.2.3.5 Marking of Fire Apparatus Access Road. 18.2.3.5.1 Where required by the AHJ, approved signs or other approved notices shall be Provided and maintained to identify fire department access roads or to prohibit the obstruction thereof of both. 18.2.3.5.2 A marked fire apparatus access road shall also be known as a fire lane. 18.2.4* Obstruction and Control of Fire Department Access Road. 18.2.4.1 General. 18.2.4.1.1 The required width of a fire department access road shall not be obstructed in any manner, including by the parking of vehicles. 18.2.4.1.2 Minimum required widths and clearances established under 18.2.3.4 shall be maintained at all times. 18.2.4.1.3* Facilities and structures shall be maintained in a manner that does not impair or impede accessibility for fire department operations. 18.2.4.1.4 Entrances to fire departments access roads that have been closed with gates and barriers in accordance with 18.2.4.2.1 shall not be obstructed by parked vehicles. 18.2.4.2 Closure of Accessways. 18.2.4.2.1 The AHJ shall be authorized to require the installation and maintenance of gates or other approved barricades across roads, trails, or other accessways not including public streets, alleys, or highways. 18.2.4.2.2 Where required, gates and barricades shall be secured in an approved manner. BJ Leithead Todd May 1, 2012 Page 6 18.2.4.2.3 Roads, trails, and other accessways that have been closed and obstructed in the manner prescribed by 18.2.4.2.1 shall not be trespassed upon or used unless authorized by the owner and the AHJ. 18.2.4.2.4 Public officers acting within their scope of duty shall be permitted to access restricted property identified in 18.2.4.2.1. 18.2.4.2.5 Locks, gates, doors, barricades, chains, enclosures, signs, tags, or seals that have been installed by the fire department or by its order or under its control shall not be removed, unlocked, destroyed, tampered with, or otherwise vandalized in any manner. 18.3 Water Supplies and Fire Hydrants 18.3.1* A water supply approved by the county, capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities or buildings, or portions thereof, are hereafter constructed, or moved into or within the county. When any portion of the facility or building is in excess of 150 feet (45 720 mm) from a water supply on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on- site fire hydrants and mains capable of supplying the required fire flow shall be provided when required by the AHJ. For on-site fire hydrant requirements see section 18.3.3. EXCEPTIONS: 1. When facilities or buildings, or portions thereof, are completely protected with an approved automatic fire sprinkler system the provisions of section 18.3.1 may be modified by the AHJ. 2. When water supply requirements cannot be installed due to topography or other conditions, the AHJ may require additional fire protection as specified in section 18.3.2 as amended in the code. 3. When there are not more than two dwellings, or two private garage, carports, sheds and agricultural. Occupanicies, the requirements of section 18.3.1 may be modified by AHJ. 18.3.2* Where no adequate or reliable water distribution system exists, approved reservoirs, pressure tanks, elevated tanks, fire department tanker shuttles, or other approved systems capable of providing the required fire flow shall be permitted. 18.3.3* The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be provided on a fire apparatus access road on the site of the premises or both, in accordance with the appropriate county water requirements. 18.3.4 Fire Hydrants and connections to other approved water supplies shall be accessible to the fire department. BJ Leithead Todd May 1, 2012 Page 7 18.3.5 Private water supply systems shall be tested and maintained in accordance with NFPA 25 or county requirements as determined by the AHJ. 18.3.6 Where required by the AHJ, fire hydrants subject to vehicular damage shall be protected unless located within a public right of way. 18.3.7 The AHJ shall be notified whenever any fire hydrant is placed out of service or returned to service. Owners of private property required to have hydrants shall maintain hydrant records of approval, testing, and maintenance, in accordance with the respective county water requirements. Records shall be made available for review by the AHJ upon request. C— 18.3.8 Minimum water supply for buildings that do not meet the minimum County water standards: Buildings up to 2000 square feet, shall have a minimum of 3,000 gallons of water available for Firefighting. Buildings 2001- 3000 square feet, shall have a minimum of 6,000 gallons of water available for Firefighting. Buildings, 3001- 6000 square feet, shall have a minimum of 12,000 gallons of water available for Firefighting. Buildings, greater than 6000 square feet, shall meet the minimum County water and fire flow requirements. Multiple story buildings shall multiply the square feet by the amount of stories when determining the minimum water supply. Commercial buildings requiring a minimum fire flow of 2000gpm per the Department of Water standards shall double the minimum water supply reserved for firefighting. Fire Department Connections (FDC) to alternative water supplies shall comply with 18.3.8 (1)-(6) of this code. NOTE: In that water catchment systems are being used as a means of water supply for firefighting, such systems shall meet the following requirements: (1) In that a single water tank is used for both domestic and firefighting water, the water for domestic use shall not be capable of being drawn from the water reserved for firefighting; BJ Leithead Todd May 1, 2012 Page 8 (2) Minimum pipe diameter sizes from the water supply to the Fire Department Connection (FDC) shall be as follows: (a) 4" for C900 PVC pipe; (b) 4" for C906 PE pipe; (c) 3" for ductile Iron; (d) 3' for galvanized steel. (3) The Fire Department Connection (FDC) shall: (a) be made of galvanized steel; (b) have a gated valve with 2-1/2 inch, National Standard Thread male fitting and cap; (c) be located between 8 ft and 16 ft from the Fire department access. The location shall be approved by the AHJ; (d) not be located less than 24 inches, and no higher than 36 inches from finish grade, as measured from the center of the FDC orifice; - (e) be secure and capable of withstanding drafting operations. Engineered stamped plans may be required; (f) not be located more than 150 feet of the most remote part, but not less than 20 feet, of the structure being protected; (g) also comply with section 13.1.3 and 18.2.3.4.6.1 of this code; (4) Commercial buildings requiring a fire flow of 2000gpm shall be provided with a second FDC. Each FDC shall be independent of each other, with each FDC being capable of flowing 500gpm by engineered design standards. The second FDC shall be located in an area approved by the AHJ with the idea of multiple Fire apparatus' conducting drafting operations at once, in mind. (5) Inspection and maintenance shall be in accordance to NFPA 25. (6) The owner or lessee of the property shall be responsible for maintaining the water level, quality, and appurtenances of the system EXCEPTIONS TO SECTION 18.3.8: (1) Agricultural buildings, storage sheds, and shade houses with no combustible or equipment storage. (2) Buildings less than 800 square feet in size that meets the minimum Fire Department Access Road requirements. (3) For one and two family dwellings, agricultural buildings, storage sheds, and detached garages 800 to 2000 square feet in size, and meets the minimum Fire Department Access Road requirements, the distance to the Fire Department Connection maybe increased to 1000 feet. (4) For one and two family dwellings, agricultural buildings, and storage sheds BJ Leithead Todd May 1, 2012 Page 9 greater than 2000square feet, but less than 3000 square feet and meets the minimum Fire Department Access Road requirements, the distance to the Fire Department Connection maybe increased to 500 feet. (5) For buildings with an approved automatic sprinkler system, the minimum water supply required may be modified. If there are any questions regarding these requirements, please contact the Fire Prevention Bureau at (808) 932-2912. DARKEN J. ROSARIO Fire Chief RP/lc William P. Kenoi Mayor William T. Takaba Managing Director Dora Beck, P.E. Acting Director 2. Hunier Bishop Deputy Director County of Hawaii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street • Hilo, Hawaii 96720 (808) 961-8083 • Fax (808) 961-8086 httl2://co.hawaii.hi.us/directory/dir envmn MEMORANDUM Date : April 18, 2012 To . BJ LEITHEAD TODD, Planning Director From: DORA BECK, P.E., Acting Director At� Subject: Change of Zone Application (REZ 12-000153) Planning Dept. Applicant: Hawaii Island Board of Realtors Exhibit Request: RS -10 to CG -20 LIL TMK: 2-2-024:005 The Wastewater Division has reviewed the subject application and offers the following recommendations (please note Solid Waste Division comments will be submitted separately): 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 Hawaii 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. (X) Check or line out as applicable: [ X ] 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. ( X ) Other: The property is currently connected to the County sewer system via a sewer lateral on Kinoole Street. A sewer cleanout will be required at the property line if not already installed While the Change of Zone Application currently indicates no increase in wastewater generation a sewer study may be required if plans for renovation of the building indicates that additional wastewater flows are expected. County of Hawaii is an Equal Opportunity Provider and Employer. 078121 NEIL ABERCROMBIE r'' � T '3 { t 24 MEMORANDUM DATE: April 26, 2012 STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 HILO, HAWAII 96721-0916 TO: Bobby Jean Leithead Todd Planning Director, County of Hawaii FROM: Newton Inouye Vv)' District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 12-000153) Applicant: Hawaii Island Board of Realtors Request: RS -10 to CG -20 Tax Map Key: 2-2-024:005 LORETTA J. FUDDY, A.C.S.W., M.P.H. Director of Health The subject project is located within or near proximity to the County sewer system. a. All wastewater generated shall be disposed into the County sewer system. b. All lots in the proposed project shall connect to the County sewer system. c. Wastewater Branch supports the sewer requirements made by the County for the proposed project. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm runoffs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." The applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60. 1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff at Ph. 933-0401. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." 1. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. 2. Construction equipment and on-site vehicles requiring an exhaust must be equipped with mufflers. S °. N Planning Dept.7�8 354 Exhibit BJ Leithead Todd April 26, 2012 Page 2 of 2 3. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933-0917. The Department of Health does not have any objections to the proposed change in land uses. However, existing or planned land use activities adjacent to the proposed residential area should be compatible with a residential neighborhood. We recommend that you review all of the Standard Comments on our website: http•//hawaii .gov/health/environmental/env_plannin Wlanduse/landuse.html. Any comments specifically applicable to this project should be adhered to. The same website also features a Healthy Community Design Smart Growth Checklist (Checklist) created by Built Environment Working Group (BEWG) of the Hawaii State Department of Health. The BEWG recommends that state and county planning departments, developers, planners, engineers and other interested parties apply the healthy built environment principles in the Checklist whenever they plan or review new developments or redevelopments projects. We also ask you to share this list with others to increase community awareness on healthy community design. WORD:REZ 12-000153.my Transmitted for your review and comment on the above referenced document. We would appreciate your comments on this document. Please submit any comments by May 7, 2012. 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 Kevin Moore at 587-0426. Thank you. Attachments We have no objections. We have no comments. V Comments are attached, Signed: Date: _)dl cc: Central Files Planning Dept. Exhibit 0 1: NEILADMICRON1819 GOVFRNOR OF HAWAII WILLIAM&AILAML MARMINUn ed aw STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION POST OFFICE BOX 621 HONOLULU, HAWAII 96809 April 14, 2012 F3 MEMORANDUM > C:) rn C-1 TO: DLNR Agencies: —Div. of Aquatic Resources Virn —Div. of Boating & Ocean Recreation CD X Engineering Division C190 =rn —Div. of Forestry & Wildlife —Div. of State Parks —Commission on Water Resource Management —Office of Conservation & Coastal Lands ILLand Division - Hawaii District -KHistoric Preservation FROM: Russell Y. Tsuji, Land Administrator SUBJECT: C ge of Zone Application (REZ 12-000153) LOCATI0 outh Hilo, Hawaii; TMK: (3) 2-2-024:005 APPLICANT: Hawaii Island Board of Realtors Transmitted for your review and comment on the above referenced document. We would appreciate your comments on this document. Please submit any comments by May 7, 2012. 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 Kevin Moore at 587-0426. Thank you. Attachments We have no objections. We have no comments. V Comments are attached, Signed: Date: _)dl cc: Central Files Planning Dept. Exhibit DEPARTMENT OF LAND AND NATURAL RESWI�C>r,9r f! ENGINEERING DIVISION 1Ru LD/KevinMoore REF.:ChangeZoneKinooleBoa rd RealtorRequest Ilawaii.558 COMMENTS ( X) We confirm that the project site, according to the Flood Insurance Rate Map (FIRM), is located In Zone X. The National Flood Insurance Program does not have any regulations for developments within Zone X O Please take note that the project site, according to the Flood Insurance Rate Map (FIRM), is located in 'Lone () 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 (440F11), whenever development within a Special Flood I lazard 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. Mario Siu Li at (808) 768-8098 or Ms. Ardis Shaw -Kim at (808) 768-8296 of the City and County of Honolulu, Department of Planning and Permitting.. () Mr. Frank DeMarco at (808) 961-8042 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) 2414890 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. O he applicant should provide the water demands and calculations to the Engineering Division so it can be included in the State Water Projects Plan Update O Additional Comments: O Other: Should you have any questions, please call Ms. Suzie S. Agraan of the Planning Branch at 587-0258. r Signed: CARTY PANG.LIEF ENGINEER Date: ,rn..wtttHt kt!w1t11► r' C YS 111t 1.1!11! Ali V]A. 1.11UP-1,01 HIM V,+��,,�•.' 1«•ixu 1 \ 1„ creel 1- MKN.�M. t {• ,. Sri't'.iYk' e•}..>.1...11".i (t } ra 111 kAt 11'kt x11 RECEIVED t.fi �wrW fele! M, . (�.n nlh1.i"1�Iti 11ul1�a+11,11 • � i /f ih I,! i w �X 2012 MAY 15 A ( /_w■... STATE OF HAWAII i�i*W AIA ,�•1k=.�t t�.flll 4 r 1 1 M f�•r: .fiuoll I)fi.P.�RrMF � r �r �. r^�l} AND N;,;TURAI. l .. R1. l,\ A `f D 110,14fittttf i{f st t{ �)tfi,ti rata is f � jff r� RESOURCES KX1It,uttttW1%fiull01Mi t 1 ;''.- HAVIA11 atu h lxli thtt .A fit let). K 11(il 1-1 in ua' 1 DATE: Maw 01. 200 2 LOG: 2012.1 Ib4 DOC: 1 _2t)SRSO2 '1O: Russell Y. 1,;gii. Lind Administrator Department of Land and Natural Resources [lost Office Box 621 lionolulu. Ill 96809 SUR,JFCi": Section 6L•42 Historic Preservation Review Project: Change in land use classification RS -10 to CCi-2O Permit # RE/ 12-000153 Owner: fiawaii Island !hoard of'Reattors iarcation: 1321 Kinciole Street. Hila Tax Map Key: i 37 2-2-024:005 1 his letter t, in re,ronse to inaterials dated April 19. 2012. rcceiwed by Sli1'f) on April 25. 2012. rtjgarding a prolxwstd Change of Zone Application (RF7. 12-000153) from RS -10 tet CG -20. The property contain%a single ramify residence Awith horizontal hoard cladding %vitt wooden wintloww, and a large pyramidal hip root, A narriiww d6%c%%ay runs tit side the house to a rear garden. The proposal woad allow% the structure to become cotnmercial office space fiver the llawaii Island hoard of Realtors, Ilio Area olTotential L11'ect (APF) uouid he the parcel. Hawaii County online records show a construction date for the house of 103X. Uhe houst is a simple American hour -square with a corrugated metal roof and enclosed lanai on either side. flu, hou.t could be a c4)ntributina element to a historic district based upon Criteria C (period Architecturef• In previous correspondence ().,2012 0092+DI201 NIG241 SHPD requested additional information on any proposed physical changes to life property that would occur if commercial activities were allowed. Oil March 14. 2012 11._2012.0(192: Dl20MCi171 SHPD stated that all official change in coning 1•or office use would not in itselfeffcct a historic property. However. we continue to maintain that any physical changes to life property must 1`61141% State Law 6F and be submitted to this office separately fitr review. Any questions should be addressed to Ross tW. Swplietison. SllPD Historian. at (808) 692-8028 (office). (808) 497- 2233 (cell) or ross.ww.stephw nsonu hawwait.gvw. Mahahi for tie opportunity to comment. du�'.44 Angie Westhill .Architecture Branch Chief. Iiawaii Historic pre%crvation Diw iston In the c%Lmi that histone resource. including; hurttan skeletal remains, law:a tubes, and lawa blistersbubbles are identified during construction activities, all work should ce w in the huniediate vicinity ofilie read, the find should be protect.() frtnn additional disturbance. and file State Ilmoric Presenaw,n Ole ision should he coivactccl nnnhediatch at (80N1602-8015 ec: 1)epagmcnt elf public Works County of Iia%kan Iul Pauahi Strttt. knit 7 1111", Ill 46'211 Planning Dept. 078608 Exhibit I= Windward Planning Commission Dear Zoning board, t�_ • � � � �Y 4'S £ � i f I 2012MAY 2 M 2-3.3 I am writing with regard to a change of zone requested for Hawaii Island Board of Realtors at 1321 Kino'ole Street (TMK 2-2-024:005). it is the lot adjacent to one I own at 1331 Kino'ole. After over 40 years of working 1 am retiring from my job and looked towards enjoying the peace and quiet, the Aloha of Hawaii. I had planned on building a house at 1331 Kino'ole Street. Then 1 received a letter from "Island Planning" saying they were going to change the house at 1321 Kino'ole to a business and put parking for 20 cars. This was the worst possible news I could have received. The reason I purchased this lot several years ago was because it was a flag lot. It was away from the noise and pollution of the street. Now my dream will be ruined by many cars coming and going all day. Surely The Board of Realtors can find a more appropriate location. The value of my lot will dramatically go down. The only way 1 could recoup the loss would be to also change the zoning to commercial. But this is not practical for a flag lot that does not have road frontage. I respectfully ask that you please withhold granting the zoning variance. My email address is web3cools@hotmaii.com, phone number 503-231-0504. Thank you. Sincerely,] Martin McGinn 2719 SE 48th Ave Portland, OR 97206 Planning Dept. ExhibitLl L. SCANNED I wigsne . Bill 275/Comm. 768 RHIBoardREZ 5/30/12 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION HAWAII ISLAND BOARD OF REALTORS CHANGE OF ZONE APPLICATION (REZ 12-153) 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. This recommendation does not, however, sanction the specific plans submitted with the application as they may be subject to change given the specific code and regulatory requirements of the affected agencies. 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: Hawaii Island Board of Realtors (HIBR) is requesting a change of zone from Single -Family Residential -10,000 square feet (RS -10) to General Commercial- 20,000 square feet (CG -20) for approximately 20,160 square feet of land. The applicant is requesting the change of zone in order to use the existing dwelling as an office for its ongoing operations. HIBR was established in 1967 and currently has 609 members. The organization is served by three employees who are on-site five days a week from 8:00 a.m. to 5:00 p.m. Periodic meetings and classes, related to HIBR business, will occur on the property. Meetings will take place weekly and may include 15 members and guests. Classes will be held 8-10 times a year with a maximum of 18 participants. The applicant is proposing minimal renovations to the existing 1930's -era dwelling. A circular driveway providing a separate ingress and egress from Kino`ole Street is also proposed. On-site parking and landscaping meeting the requirements of the zoning code will be provided. According to the Zoning Code, the purpose of the General Commercial (CG) district is to provide an area suitable for commercial uses and services on a broad basis to serve as the central shopping or principal downtown area for a city or a region. No CG district shall be established until there is a demonstrated need for such action and no two CG districts shall be established in such relationship to each other that they cannot act as one center and yet are too close together to serve two distinct regions. There are two distinct areas in Hilo where General Commercial districts have been established. The first area extends outward from the Downtown Hilo Commercial District (CDH) generally along Kino`ole Street and Kilauea Avenue from Ponahawai Street to Lanikaula Street. Portions of the Waiakea :Flouselots near the civic center and along Kekuanao`a Street are also included in this area. The second area where CG zoning districts have been established in Hilo is along Puainako Street near Kanoelehua Avenue. The subject property is located within the first area described above where General Commercial zoning has been established. The Change of Zone Application from a Single Family Residential (RS -10) to General Commercial (CG -20) zoned district will conform to the following goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following: LAND USE — GENERAL • Zone urban- and rural -types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Zoning requests shall be ;reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. -2- LAND USE — COMMERCIAL Provide for commercial developments that maximize convenience to users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. In order to create an effective land use pattern, zoning districts and their associated uses should closely correspond to the General Plan Land Use Pattern Allocation Guide (LUPAG) map for the area. The LUPAG Map is a graphic representation of the General Plan's goals and policies to guide the coordinated growth and development of the County. The density that is allowed in an area should also closely correspond with the infrastructure that is available to support it. For example, multiple -family residential and commercial zoning would be more appropriate than single-family residential zoning in areas where there is adequate water, sewer, public services and roads because use of the existing infrastructure would be maximized by a larger population than if one residence where located on the property. The subject property is currently designated High Density Urban on the LUPAG Map and has been in this designation since the 1989 General Plan was adopted. This designation allows for commercial, multiple residential and related services (general and office commercial; multiple residential — up to 87 units per acre). Thus, approval of the CG zoning request would allow for uses that are consistent with the High Density form depicted on the LUPAG Map. The property has been developed since 1938 with a single-family dwelling. The applicant proposes to renovate the existing dwelling and convert it into an office for its operations, which would not substantially change the property. Immediately surrounding lands are zoned RS -10 and primarily consist of single-family dwellings. Nearby -3- commercial uses include a credit union and medical office building located about 150 feet to the north, at the intersection of Lono St and Kino`ole St, on properties zoned CG - 20 and CN -10. There is also a vacant lot zoned CG -10 in this area. About 320 feet to the southwest at the Kino`ole St — West Lanikaula St intersection is a law office and kidney dialysis clinic on lands zoned CN -20. The establishment of the CG zoning, and in this particular situation, the establishment of a real estate board office would be consistent with the existing land use pattern established within this portion of Hilo. To mitigate any possible visual or noise impacts the commercial zoning would have on adjacent properties, the applicant would be required to comply with the Planning Department's Rule No. 17 regarding landscaping between commercial and residential properties. Landscaping will be indicated on plans submitted for Plan Approval and reviewed in more detail by the Planning Department at that time to identify and address any specific concerns unique to the subject property and proposed use. Additionally, the applicant will comply with the requirements of the Zoning Code for the CG zoning district which would include but not be limited to building height restrictions and property setbacks. Therefore, a favorable recommendation of this change of zone request to CG -20 would be appropriate. All utilities and services are available to the site. Access to the property is from Kino`ole Street, which is a two-lane County roadway within a 60 -foot wide right- of-way fronting the property. The General Plan identifies Kino`ole Street as a major collector street which requires a minimum right-of-way width of 60 feet. Thus, additional right-of-way is not required from the subject property for future road widening. There is an existing 4 -foot wide sidewalk and planting strip along the property's Kino`ole Street frontage. However, the Department of Public Works recommends that the applicant replace the existing sidewalk with a "full width" concrete sidewalk of 10 -feet width meeting the requirements of the Americans with Disabilities Act. The applicant proposes to establish an approximately 2,200 -square foot real estate board office on the property, which according to the ITE Trip Generation Manual, 7r4 Edition, will generate approximately 4 trips during the a.m. peak hour and 4 trips during in the p.m. peak hour which is well below the standard threshold for requiring a traffic impact analysis report. The applicant intends to utilize the existing sewer lateral serving the property. There is also an existing sewer cleanout near the front property line. The Department of Environmental Management has recommended that a sewer study be completed if an increase in wastewater generation from the property is anticipated in order to ensure that the existing sewer lateral is adequate. County water is available from an 8 -inch waterline within Kino`ole Street. The property is currently served by a 5/8 -inch meter that is limited to an average daily usage of 400 gallons. Depending on the water needs of the development, a service lateral and additional meter may be required. The installation of a fire hydrant may also be required to meet Department of Water Supply System Standards. The project has no severe geological or topographical problem which cannot be properly rectified or which would render the land unusable. The property is situated in Flood Zone "X", which is an area determined by FEMA to be outside of the 500 -year flood plain. There are no municipal waste collection services in the County. All solid waste generated by the development will require private disposal at the Hilo landfill. Electric and telephone services are available to the property. Police, fire and medical services are available nearby in Hilo Based on the above findings, approval of the Change of Zone request from Single -Family Residential (RS -10) to the General Commercial (CG -20) zoned district would result in an appropriate land use pattern that will further the public convenience, necessity and general welfare. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map) of Chapter 25 Zoning Code of the Hawaii County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -5- COUNTY OF HAWAII ORDINANCE NO. STATE OF HAWAII BILL NO. (0, n ;--N I. "� Dy 4-) 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 GENERAL COMMERCIAL — 20,000 SQUARE FEET (CG -20) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-2-024:005. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea, South Hilo, Hawaii, shall be General Commercial — 20,000 square feet (CG -20): Beginning at a pipe at the south corner of this lot, the west corner of Lot 16, Block 92 and on the east side of Kino`ole Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,555.00 feet south and 6,682.58 feet east as shown on Government Survey Registered Map No. 2705 and running by true azimuths: 1. 148° 10' 84.00 feet along east side of Kino`ole Street; 2. 238' 10' 240.00 feet along Lot 14; 3. 328° 10' 84.00 feet along pipe line right-of-way (5 -feet wide); 4. 58' 10' 240.00 feet along Lot 16 to the point of beginning and containing an area of 20,160 square feet, more or less. -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, Hawaii County Code 1983 (2005 Edition), the County Council finds the following conditions are: Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (1) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment 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. , Hawai`i Date of Introduction: Date of 1 st Reading: Date of 2nd Reading: Effective Date: INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII -2- I R5-1 W L V, a%1% R5 0 RS 10 RD 3.75 R5-10 RS -1 b,Lo 03 -20 CG -7.5 \0�� CG -20 �,A RD -3.75 CN -10 \ CG -10 NJ CG -20 CG -10 r R0 CG -20 v� �G R5-10 m CG -20 CG -10 10 GG -10 � o SINGLE-FAMILY RESIDENTIAL - V 10,000 SOFT (RS -10) G-2 TO GENERAL COMMERCIAL - 20,000 SOFT (CG -20) 20,160 SQFT TOTAL AREA CG -10 R5-10 R -10 / rl_� R5-10 R5-10 R5-10 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 SQFT (RS -10) TO GENERAL COMMERCIAL- 20,000 SQFT (CG -20), AT WAIAKEA, SOUTH HILO, HAWAII MAP PREPARED BY - COUNTY OF HAWAI`1, PLANNING DEPARTMENT TMK: (3) 2-2-024:005 DATE: APR 05, 2012 HIBIT "A" Hawai'i Island Board of Realtors Map 1323 Feet 0 125 250 500 750 1,000 AMENDIVIENTTO 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 SQFT (RS -10) TO GENERAL COMMERCIAL- 20,000 SQFT (CG -20), AT WAIAKEA, SOUTH HILO, HAWAII MAP PREPARED BY - COUNTY OF HAWAI`1, PLANNING DEPARTMENT TMK: (3) 2-2-024:005 DATE: APR 05, 2012 HIBIT "A" Hawai'i Island Board of Realtors Map 1323 CMoardREZ.doc 5/29/12 HAWAPI ISLAND BOARD OF REALTORS CHANGE OF ZONE APPLICATION (REZ 12-153) CONDITIONS OF APPROVAL A. The applicant, successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Construction of the development shall be completed within five (5) years from the effective date of this ordinance. Prior to construction (i.e. renovation), the applicant shall secure Final Plan Approval for the development from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, fire protection measures, 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 properties in accordance with the requirements of Planning Department Rule No. 17 (Landscaping Requirements) and Chapter 25 (Zoning Code), Hawaii County Code. C. The applicant shall submit estimated maximum daily water usage calculations prepared by a professional engineer licensed in the State of Hawai `i to the Department of Water Supply within 180 days from the effective date of this ordinance. If required by the Department of Water Supply, the applicant shall provide a water commitment deposit, prevailing facilities charge and appropriate service lateral and water meter prior to commencing the proposed development on the property. D. The applicant shall install a fire hydrant fronting the subject property meeting with the requirements of the Department of Water Supply. E. The applicant shall install a reduced pressure type backflow prevention assembly within five (5) feet of the existing water meter and any additional water meters on private property, which must be inspected and approved by the Department of Water Supply. F. Should the applicant, successors or assigns develop a land use which the Planning Department, in consultation with the Department of Public Works, determines will generate over 50 peak hour trips, a Traffic Impact Analysis Report (TIAR) shall be submitted for review and approval by the Department of Public Works prior to Final Plan Approval. The applicant shall implement, when required by the Department of Public Works, at no cost to the County, any transportation system improvements to Kino`ole Street that may be deemed necessary by the Department of Public Works. G. Driveway connection(s) to Kino`ole Street shall conform to Chapter 22, County Streets, of the Hawaii County Code. H. The applicant shall provide improvement to the subject property's entire Kino`ole Street frontage consisting of a "full width" concrete sidewalk of 10 -foot width meeting with the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. The improvements shall be completed within five (5) years from the effective date of this ordinance. I. If required by the Director of the Department of Environmental Management, a sewer study shall be submitted if development of the property is expected to increase wastewater flows to the public sewer system. J. All development -generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. K. All earthwork activity shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. L. Should any remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources — State Historic Preservation Division (DLNR-SHPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR-SHPD when it finds that sufficient mitigation measures have been taken. M. The applicant, successors or assigns shall make its fair share contribution to mitigate the potential regional impacts of the development 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 -2- beginning three years after the effective date of this ordinance, based on the percentage change in the Honolulu Consumer Price Index (HOPI). The fair share contribution shall have a maximum combined value of $8,196.06 per multiple family residential unit ($12,772.64 per single family residential unit). The total amount shall be determined by 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 units) shall be allocated as follows: $4,042.89 per multiple family residential unit ($6,159.19 per single family residential unit) to the County to support park and recreational improvements and facilities; $127.78 per multiple family residential unit ($297.12 per single family residential unit) to the County to support police facilities; $393.05 per multiple family residential unit ($586.85 per single family residential unit) to the County to support fire facilities; $175.19 per multiple family residential unit ($256.93 per single family residential unit) to the County to support solid waste facilities; and $3,457.16 per multiple family residential unit ($5,472.55 per single family residential unit) to the County to support road and traffic improvements. In lieu of paying the fair share contribution, the applicant, successors or assigns 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 recommendation of the Planning Director, upon consultation with the appropriate agencies and approval of the County Council. N. 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, O. To ensure that the goals and policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Article 1, Hawaii County Code relating to the Affordable Housing Policy. This requirement shall -3- be approved by the Administrator of the Office of Housing and Community Development prior to Final Plan Approval. P. The applicant, successors or assigns shall comply with all applicable County, State and Federal laws, rules, regulations and requirements. Q. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). 5. If the applicant should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the subject area to its original or more appropriate designation. -4- Bill 275/Comm. 768 U O z r1 u ILI 71 7LJ�� CIA s �. ;A � �vx., 1\ �( } ' ,� .syAu n �_ �5� j'�" § D. ,, - �- - ---- ------------- --------------- � I NA < CL F- wi Ly Q 1� NF - fir 1 3 3 8 1 S 3 1 0 0 N I X Is: L00 ZO- OWS, '0 1. M.00$ NV'" alf, Wfulli.W1.1 316 0350dOdd doi iN3r(]d013A30 ---- ------------- --------------- � I NA < CL F- wi Ly Q 1� NF - fir 1 3 3 8 1 S 3 1 0 0 N I X 0 w W x H A 0 w