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Home My WebLink AboutCOM 1095.000 2012-2014 .... .. Walter K.M.Lau � 14� Managing Director William P.Kenoi *:PC: =• Mayor - -weer Randall M.Kurohara • . +••.. ♦`. Deputy Managing Director Oi � County of Hawaii ,r Office of the Mayor 25 Aupuni Street,Suite 2603 • Hilo,Hawai`i 96720 • (808)961-8211 • Fax(808)961-6553 KONA: 74-5044 Me Keohokalole Hwy.,Bldg.C • Kailua-Kona,Hawaii 96740 (808)323-4444 • Fax(808)323-4440 September 18, 2014 J Yoshimoto, Council Chair and Members of the County Council County of Hawai`i 25 Aupuni Street Hilo, HI 96720 w _ Dear Chairman Yoshimoto and Members: SUBJECT: Change of Zone Application (REZ 14-000176) '' Applicant: Paul Ogasawara "' — Request: RS-15 to CV-10 Tax Map Key: 1-5-014:005 Change of Zone Application(REZ-14-000177) Applicant: David and Brenda Camacho Request: Agricultural– 1 Acre (A-1 a)to Neighborhood Commercial– 20,000 Square Feet(CN-20) Tax Map Key: 2-3-037:012 As required by Chapter 7, Sec. 6-7.5 (a), Hawai`i County Charter, transmitted herewith for the County Council's consideration and action are the Windward Planning Commission letters and enclosures regarding the above-referenced requests. Sincerely,.: William P. Kenoi Mayor Enclosures cc: Planning Department < "t 304> Comm. No. t09C Ref.To: Pc- Ref. Date O T 0 3 2014 County of Hawai`i is an Equal Opportunity Provider and Employer. ;•. . County of Hawaii WINDWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawai`i 96720 Phone(808)961-8288 • Fax(808)961-8742 September 18, 2014 J Yoshimoto, Council Chair and Members of the County Council County of Hawai`i 25 Aupuni Street Hilo, HI 96720 Dear Chairman Yoshimoto and Council Members: Change of Zone Application(REZ-14-000177) Applicant: David and Brenda Camacho Request: Agricultural— 1 Acre(A-1 a) to Neighborhood Commercial—20,000 Square Feet(CN-20) Tax Map Key: 2-3-037:012 The Windward Planning Commission, at its duly held public hearing on September 4, 2014, recommended for your approval the proposed legislative bill for a Change of Zone from a Agricultural 1 —acre (A-1a) to Neighborhood Commercial—20,000 square feet(CN-20) for approximately 1.02 acres of land located along the south side of Ponahawai Street approximately 780 feet east(makai) of the Komohana Street and Ponahawai Street intersection, Ponahawai, South Hilo, Hawai`i. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the request: The applicants are requesting a change of zone from an Agricultural 1-acre(A- 1 a)to a Neighborhood Commercial - 20,000 square foot (CN-20) zoning district in order to develop medical offices on the property. The design of the project is conceptual at this stage and includes two 1-story modular medical office buildings totaling approximately Hawai`i County is an Equal Opportunity Provider and Employer J Yoshimoto, Council Chair and Members of the County Council Page 2 6,200 square feet in size. With a common entry, each module, consisting of 3,100 square feet, would have its own waiting and reception areas, office, restroom, and examination rooms. The height of the single-story structure would not exceed 25 feet. Approximately 39 conventional parking stalls and 9 tandem parking stalls would be provided on-site. There would also be room in the front of the property for a 3,000-square foot building for future medical or office use. The applicants estimate infrastructure improvements (i.e. site preparation, driveway) will cost $1.5 million to construct and the project would be completed sometime in late 2015. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The change of zone request from an A-la to a CN-20 zoned district conforms to applicable goals, policies and standards of the General Plan. The Land Use Pattern Allocation Guide(LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested change of zone to a CN-20 district conforms to the LUPAG Map, which designates the property and its immediately surrounding area as Medium Density Urban. Such designation may allow neighborhood commercial uses, including office and retail uses. Therefore, the requested Neighborhood Commercial zoning is consistent with the Medium Density Urban designation on the LUPAG Map for this area of Hilo. The proposed rezone also conforms to the following goals and policies of the Natural Beauty and Land Use elements of the General Plan: • Protect scenic vistas and view planes from becoming obstructed. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. J Yoshimoto, Council Chair and Members of the County Council Page 3 • Require developers to provide basic infrastructure necessary for development. The hillside that makes up the 2-3-37 plat, which the property is located in, is identified in the General Plan Natural Beauty Element as an area of natural beauty for the view plane looking towards Hilo Bay from the hilltop. The applicants propose to limit the building height of all structures to 25 feet or one-story in order to preserve the view plane of Hilo Bay for adjacent neighbors looking mauka of the property and motorists traveling on Komohana and Ponahawai Streets. The Zoning Code limits the height of structures within the CN-zoning districts to 40 feet. We applaud the applicants for proposing a one- story height for its proposed structures to maintain the view plane,but note that the maximum height allowed within this zoning district is still less than the 45-foot height limit allowed within the property's existing Agricultural zoning classification. Either way, we do not believe that any structure built to the maximum height limit will have a significant adverse impact upon visual resources due to the slopes of individual properties along this section of Ponahawai Street and the orientation of Ponahawai Street that already provides a view corridor directly towards the ocean. The applicants will provide necessary on-site infrastructure to support development of the property with commercial land uses as well as curb, gutter, sidewalk, and drainage improvements to the frontage of the property along Ponahawai Street. The rezone to Neighborhood Commercial will allow the applicants to provide goods and services to Hilo neighborhoods in an area that is served by infrastructure, which will result in a more appropriate land use pattern that will further the public necessity and convenience. All essential infrastructure to support the proposed rezoning is or can be made available to the site. The property fronts Ponahawai Street, which has a right- of-way width of 60 feet with a 24-foot wide pavement and 4-foot wide grassed shoulders. The subject property and the adjoining property(TMK 2-3-037:011)to the east each have a 15-foot wide access easement fronting Ponahawai Street for a combined width of 30 feet. Each property has reciprocal access rights over this easement. The applicants propose to construct a 20-foot wide paved private roadway from Ponahawai Street to the project site over this common easement. The applicants are also amenable to providing curb, gutter, and sidewalk improvements fronting the property along Ponahawai Street as recommended by the Department of Public Works. County water is available from an existing 6-inch waterline fronting the property along Ponahawai Street. According to the Department of Water Supply, the existing J Yoshimoto, Council Chair and Members of the County Council Page 4 waterlines in the vicinity are not adequate to provide the required 2,000-gallons per minute of fire flow for commercial zoning. According to the applicants, a fire flow test conducted for the nearby physical therapy office determined that the existing water system was sufficient to provide fire protection to that property. The Fire Department concurred with the results of the test for the nearby property. The applicants will work with the Fire Department and Department of Water Supply in order to provide adequate fire protection for the development of commercial uses on the subject property. Additionally, there is a fire hydrant within 150 feet of the subject property, which is a requirement of commercial zoning. The property is not currently serviced by the County sewer system and therefore the applicants will install a septic system meeting the requirements of the Department of Health to handle wastewater disposal for the development. In the event the County sewer system is extended along Ponahawai Street fronting the property, the applicants are amenable to connecting to the sewer line. Only a small portion of the southwest corner of the property is in Flood Zone"A", the remainder of the property is located in Zone "X," which is an area determined by FEMA to be outside of the 500-year flood plain. Electrical and telephone services are available to the property. Police and fire services are available less than one mile from the site. Medical services are available nearby in Hilo. The request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is not proximate to the shoreline and therefore will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access that traverses the property. According to the applicants, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. In view of the Hawai'i State Supreme Court's "PASH"and"Ka Pa'akai 0 Ka Aina"decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed in terms of the cultural, historical, and natural resources and the associated traditional and customary practices of the site: J Yoshimoto, Council Chair and Members of the County Council Page 5 • Investigation of valued resources: No formal archaeological, floral or faunal studies were conducted of the property because it has historically been cultivated in sugar cane. • The valued cultural, historical, and natural resources found in the rezoning area: According to the applicants, there are no valued cultural, historical and natural resources found on the property because it was previously used for growing sugar cane. • Possible adverse effect or impairment of valued resources: Given the scope of previous agricultural use of the property and the property's urban setting, no known rare, threatened, or endangered species are known to inhabit the parcel or are expected to be discovered on the site. • Feasible actions to protect native Hawaiian rights: According to the applicants, no gathering or other cultural practices are taking place on the site. Thus, to the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights; therefore, no action is necessary to protect these rights. Lastly, this approval is made with the understanding that the applicants remains responsible for complying with all other applicable governmental requirements in connection with the approved use, prior to its commencement or establishment upon the subject properties. Additional governmental requirements may include the issuance of building permits, the installation of approved wastewater disposal systems, compliance with the Fire Code, installation of improvements required by the American with Disabilities Act (ADA), among many others. Compliance with all applicable governmental requirements is a condition of this approval; failure to comply with such requirements will be considered a violation that may result in enforcement action by the Planning Department and/or the affected agencies. Based on the above findings, the approval of the change of zone from an Agricultural 1-acre(A-1 a) to a Neighborhood Commercial 20,000-square foot(CN-20) zoned district would result in an appropriate land use pattern and further benefit the general public. J Yoshimoto, Council Chair and Members of the County Council Page 6 For your favorable consideration, an amendment to the Section 25-8-33 (South Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawai`i County Code is transmitted. We are enclosing copies of the staff Background, Planning Director's Recommendation, Powerpoint presentation and the transcript of the hearing for your information. Sincerely, Myles Miyasato, Chairman Windward Planning Commission LDCamachorez 14-177wpc2 Enclosures cc: David and Brenda Camacho Sidney M. Fuke, Planning Consultant Department of Public Works Department of Water Supply William Brilhante, Esq., Corporation Counsel BCamachoREZ.mjj 7/30/14 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT DAVID AND BRENDA CAMACHO CHANGE OF ZONE APPLICATION (REZ 14-000177) DAVID AND BRENDA CAMACHO have submitted an application for a Change of Zone from Agricultural 1-acre(A-1 a)to Neighborhood Commercial 20,000 square feet(CN-20)for approximately 1.02 acres of land. The property is located on the southeast side of Ponahawai Street approximately 780 feet northeast of the Komohana Street and Ponahawai Street intersection,Ponahawai, South Hilo, Hawai'i, TMK: 2-3-037:012. PROPOSED ACTION 1. Request: Change of zone from A-la to CN-20 for approximately 1.02 acres of land. According to the Zoning Code, the purpose of the Neighborhood Commercial district is to provide strategically located centers suitable for commercial activities of such size and shape as will accommodate a compact shopping center which supplies goods and services to a residential or working population on a frequent need or convenience basis. The CN zoning district is distinguished from a central commercial district(CG for example)in that it provides general business and broad services to a city or region. Requirements for establishing a land use in the CN zoning district, including a list of the variety of permitted land uses, are shown in Section 25-5-100 to 108 of the Zoning Code. (Planning Department Exhibit 1- Zoning Code Requirements for Neighborhood Commercial District) 2. Proposed Development: The applicants are requesting a change of zone in order to develop medical offices on the property. The design of the project is conceptual at this stage and includes two 1-story modular medical office buildings totaling approximately 6,200 square feet in size. With a common entry, each module, consisting of 3,100 square feet, would have its own waiting and reception areas, office, restroom, and examination rooms. The height of the single-story structure would not exceed 25 feet. Approximately 39 conventional parking stalls and 9 tandem parking stalls would be provided on-site. There would also be room in the front of the property for a 3,000- square foot building for future medical or office use. The applicants estimate Re: Bill 304/Comm. 1095 infrastructure improvements (i.e. site preparation,driveway)will cost$1.5 million to construct and the project would be completed sometime in late 2015. (P.D. Exhibit 2- Change of Zone Application) 3. Landowner: Camacho Holdings LLC. STATE AND COUNTY PLANS 4. State Land Use District: Urban. 5. General Plan Designation: Medium Density Urban, which allows a maximum residential density of 35 units per acre. 6. County Zoning: Agricultural— 1 acre(A-la). 7. Hilo Community Development Plan (CDP): The Hilo Community Development Plan adopted by Planning Commission Resolution No. 1 on May 21, 1975 identifies the area as RS/RM/PUD. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 8. Subject Property: The subject property is rectangular in shape with approximately 80 feet of frontage along Ponahawai Street. There is a drainage easement over the southwest portion of the property and a road and utility easement over the northeast portion of the lot which provides access to the property from Ponahawai Street. The property slopes downward in a makai direction with a relatively gentle slope. There are no structures on the property. 9. Surrounding Zoning/Land Uses: Surrounding properties are zoned Agricultural (A-1 a), Multiple-Family Residential(RM-4, RM-5.5),and Neighborhood Commercial (CN-20). There is a house on the adjacent property to the east which is zoned CN-20. A physical therapy office is located further east on property also zoned CN-20. The property to the south(rear of subject property) is vacant and zoned A-la. Lands directly across Ponahawai Street are also zoned A-1 a and vacant. A multiple-family apartment building is located west of the subject property on land zoned RM. Nearby land uses include medical offices, a church and the previously mentioned dwellings. 10. USDA Soil Survey Report: (HoD & HoC) Hilo silty clay loam soil is typically 12 inches thick with 48-inch thick subsoil. Roots can penetrate up to a depth of 5 feet or more. This soil type has historically been used for sugarcane, truck crops, orchards and pasture. -2- 11. Land Study Bureau Soil Rating: Existing Urban Development. 12. Agricultural Lands of Importance to the State of Hawaii (ALISH)Map: Unclassified. 13. Flood Zone: The majority of the subject property is located in an area designated Zone "X", an area determined by FEMA to be outside the 500-year flood plain. A small area of the southwest portion of the property is located within Zone"A",which is a special flood hazard area inundated by the 100-year flood. 14. Floral/Faunal Resources: A flora and faunal survey of the property was not conducted of the property because it was previously cleared of vegetation and used for growing sugar cane. The property is currently vegetated with weed and introduced plant species such as gunpowder trees. Thus it is unlikely that endangered or threatened species are present on the property. 15. Historical/Archaeological/Cultural Resources: The property has previously been grubbed and graded for sugar cane cultivation; therefore it is unlikely that any historic resources remain on the site. There are no known cultural resources on the property. 16. Public Access: There is no record of a designated public access to the shoreline or mountain areas that traverses the property. 17. Scenic Resources: The property sits at an elevation of about 220 feet above sea level. The General Plan identifies the viewpoint on the hilltop overlooking Hilo Bay in the vicinity of the subject property as a site of natural beauty. Due to the topography of the property,the proposed structure could be designed and constructed without significantly reducing the scenic views of Hilo Bay from Komohana and Ponahawai Streets. 18. Traffic: The proposed project(9,200 sq ft medical office buildings)is estimated to generate approximately 34 peak hour trips based on the Institute of Transportation Engineers, "Trip Generation Handbook". PUBLIC UTILITIES AND SERVICES 19. Access: Access is from Ponahawai Street, which is a County roadway with 24-foot wide pavement and 4-foot wide grassed shoulders within a 60-foot wide right-of-way. The subject property and the adjoining property(TMK 2-3-037:011)to the east each have a 15-foot wide access easement fronting Ponahawai Street for a combined width of 30 feet. Each property has reciprocal access rights over this easement. The applicants propose to -3- construct a 20-foot wide paved private roadway from Ponahawai Street to the project site over this common easement. 20. Water: County water is available to the property from an existing 6-inch waterline fronting Ponahawai Street. According to the Department of Water Supply, the existing waterlines in the vicinity are not adequate to provide the required 2,000-gallons per minute of fire flow for commercial zoning. 21. Wastewater System: There is currently no municipal sewer in the area. The property is located in a Critical Wastewater Disposal Area which is an area where the disposal of wastewater has or may cause adverse effects on human health or the environment due to existing hydrogeological conditions. All lots within this designated area are subject to the use of a septic tank system approved by the Department of Health. 22. Solid Waste: Solid waste will be disposed of at an authorized landfill by commercial haulers. 23. Essential Utilities and Services: Telephone and electrical services are available to the property. Police and fire services are available nearby in downtown Hilo. Medical services are available at Hilo Medical Center. Nearby parks include Lincoln Park and Mohouli Park. Private and public schools are in close proximity to the property. AGENCIES' AND ORGANIZATIONS' COMMENTS 24. Department of Public Works: P.D. Exhibit 3—June 20,2014 memo 25. Department of Water Supply: P.D.Exhibit 4—June 10,2014 memo 26. Police Department: P.D.Exhibit 5—June 17,2014 memo 27. Fire Department: P.D. Exhibit 6—June 5,2014 memo 28. Office of Housing and Community Development: P.D. Exhibit 7—June 17,2014 memo 29. State Department of Health: P.D. Exhibit 8—June 17,2014 memo 30. State Department of Land and Natural Resources(DLNR)-Land Division: P.D. Exhibit 9—July 1, 2014 memo AGENCIES - NO COMMENTS/CONCERNS 31. Department of Environmental Management. -4- AGENCIES-NO RESPONSES 32. State DLNR-Historic Preservation Division, Real Property Tax Office. APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 33. P.D. Exhibit 10: Letter from Sidney Fuke to Planning Department dated June 25, 2014 34. P.D. Exhibit 11: Letter from Sidney Fuke to Department of Water Supply dated June 27,2014 35. P.D. Exhibit 12: Letter from Sidney Fuke to Planning Department dated July 23, 2014 PUBLIC COMMENTS 36. None at the time of this writing. -5- § 25-5-100 HAWAI`I COUNTY CODE Division 10. CN,Neighborhood Commercial Districts. Section 25-5-100.Purpose and applicability. The CN(neighborhood commercial) district applies to strategically located centers suitable for commercial activities which shall be of such size and shape as will accommodate a compact shopping center which supplies goods and services to a residential or working population on a frequent need or convenience basis. This district is distinguished from a central commercial district which provides general business and broad services to a city or region. (1996, Ord.No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-101.Designation of CN districts. Each CN(neighborhood commercial)district shall be designated by the symbol"CN"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 25-5-102.Permitted uses. (a) The following uses shall be permitted in the CN district: (1) Adult day care homes. (2) Automobile service stations. (3) Bed and breakfast establishments, as permitted under section 25-4-7. (4) 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. (5) Business services. (6) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (7) Churches,temples and synagogues. (8) Community buildings, as permitted under section 25-4-11. (9) Convenience stores. (10) Crematoriums, funeral homes, funeral services, and mortuaries. (11) Crop production. (12) Day care centers. (13) 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. (14) 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. (15) Dwellings, single-family. (16) Family child care homes. (17) Farmers markets. When the vending activity in a fanners 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. (18) Financial institutions. (19) Group living facilities. (20) Home occupations, as permitted under section 25-4-13. (21) Medical clinics. (22) Meeting facilities. (23) Model homes, as permitted under section 25-4-8. Planning Dept. Exhibit I § 25-5-102 HAWAI`I COUNTY CODE (24) Museums. (25) Neighborhood parks, playgrounds,tennis courts, swimming pools,and similar neighborhood recreational areas and uses. (26) Offices. (27) Personal services. (28) Photography studios. (29) Public uses and structures, as permitted under section 25-4-11. (30) Repair establishments, minor. (31) Restaurants. (32) Retail establishments. (33) Schools. (34) Telecommunication antennas, as permitted under section 25-4-12. (35) Theaters. (36) Utility substations as permitted under Section 25-4-11. (b) Buildings and uses normally considered directly accessory to the uses permitted in this section shall also be permitted in the CN district. (1996, Ord.No. 96-160, sec. 2; ratified April 6, 1999; Am. 2012, Ord. No. 12-28, sec. 12.) Section 25-5-103.Height limit. The height limit in the CN district shall be forty feet. (1996, Ord.No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-104.Minimum building site area. The minimum building site area in the CN district shall be seven thousand five hundred square feet. (1996, Ord.No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-105.Minimum building site average width. Each building site in the CN district shall have a minimum average width of sixty feet. (1996, Ord.No. 96-160, sec. 2;ratified April 6, 1999.) Section 25-5-106.Minimum yards. The minimum yards in the CN district shall be as follows: (1) Front and rear yards, fifteen feet; and (2) Side yards,none, except where the adjoining building site is in an RS,RD,RM,RCX or V district. Where the side yard adjoins the side yard of a building site in an RS,RD,RM, RCX or V 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 25-5-107.Landscaping of yards. (a) All front yards in the CN 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 CN 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. 10.) § 25-5-108 HAWAI`I COUNTY CODE Section 25-5-108.Other regulations. (a) In conjunction with plan approval,the director may require the construction of a continuous eave overhanging the front property line in the CN district.The director may also require that the eave be of similar height and design in any one block of the CN district. (b) Plan approval shall be required for all new structures and additions to existing structures in the CN district,except for construction of one single-family dwelling and any accessory buildings per lot. (c) Exceptions to the regulations for the CN 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. 11.) APPLICATION FOR COUNTY REZONING (A-la to CN-20) APPLICANT: DR. DAVID CAMACHO Ponahawai, South Hilo, Hawaii TMK: (3) 2-3-037: 012 Prepared For: Dr. David Camacho Prepared By: Sidney M. Fuke, Planning Consultant Planning Dept. May 2014 Exhibit 2 CHANGE OF ZONE APPLICATION COUNTY OF HAWAII ~' PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: DAV r b /& tJb4 CA A �4/ APPLICANT'S SIGNATURE: 41.--.--e4 DATE: It/i 2O! ADDRESS: I L/1 LtA mete di Iv, i rh.watt.. ` b7io LIST APPLICANT'S INTEREST IF NOT OWNER: Ai/At LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.) e-eit 737 30 (Res.) q3g-"7`l/6 (Fax) LANDOWNER(S): b/1-11 32-E/034 Cnrvt 'Ct-io LANDOWNER SIGNATURE(S): �4"71-e-A-0 DATE: 4/10/2014 LANDOWNER(S)ADDRESS: 5.4 4"4.-- (May be by letter) REQUEST: ^� ' TO zoning) (Proposed Zoning) TAX MAP KEY: 2-- 3-3-7 $ 2 STREET ADDRESS OF PROPERTY: 6/5 /)v1h pl)futhe,+ 'c • SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 1+ acres AGENT: Sidney M. Fuke, Planning Consultant ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE:(Bus.) 969-1522 (Res.) (Fax) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Dr. David Camacho 09194 /: ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1 . if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? N/A . 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? N/A If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? No b. Sell or lease the land to someone who has tentative plans? No c. Sell or lease the land to someone who has no plans? No d. Keep it? Yes e. other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 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. Develop a medical and related office complex 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. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the yes surrounding area and/or the County? If so, please elaborate on your findings in the space provided below. Please refer to accompanying planning and environmental report 6. Are there any buildings on the subject area? No If so, what kind? What do you intend to do with those buildings if your request is approved? 7. Is the subject land currently being used for any No activity? if so, please list the kinds of products grown on and how many square feet or acres of land per product? -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? No If so, what kind? Is the road adequate for the proposed t_affic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? yes NO a. Schools x b. Roads c . Sewer x d. Drainage x e. Police Protection 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. Please refer to planning report Signature: dA414A4414-2__. Address: 1414A Mele Mann Street Hilo, HI Telephone: 937-2130 Date: 4/10/2014 -5- 6338A/50A COUNTY ENVIRONMENTAL REPORT APPLICATION FOR COUNTY REZONING REQUEST (A-la to CN-20) DR. DAVID CAMACHO PONAHAWAI, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-3-037: 012 I. INTRODUCTION The applicant, Dr. David Camacho ("Applicant"), recently purchased the subject property consisting of 1.02 acres with the intent of establishing a medical office for himself and another practicing physician. As such, the Applicant is requesting the rezoning of the subject property from Agriculture (A-1a) to Neighborhood Commercial(CN-20). I1. PROJECT LOCATION The subject site, consisting of 1.02 acres, is located on the south or Puna side of Ponahawai Street in tho City of Hilo. It is situated within the land division of Ponahawai, South Hilo, and is identified by TMK: 2-3-37: 012. More specifically, the site fronts the south side of Ponahawai Street, generally mauka of the Homelani Cemetery and less than 1,000 feet makai of Komohana Street. The Church of the Latter Days Saints is situated on the north side of Ponahawai Street, less than 250 feet makai of the subject parcel. There is physical therapy office located one lot makai of the subject property. (Figures 1 and 2) III. PROJECT DESCRIPTION A. Project Concept and Components The Applicant is proposing to construct a medical office for him and other practicing physicians, while providing additional area for other future medical or office-related uses. The Applicant believes that the subject area is suitable for his proposed office and other practicing physicians, as there are other like uses within a half-mile of the subject property. The hospital is also equally accessible from this site. Although the design of the project is conceptual at this stage, the Applicant intends to ultimately develop a project that is more in keeping with the residential/commercial ambiance of this area. This would mean that instead of a monolithic 3-story structure, 1 1 Controls \\:' t .i j Available Layers ;f . '.h , � t EA Parcels , 1\ r _ .. 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Al ( 100 m `Y ,..,,� ib 500 4011 4 4 ,rt e. it: e *Hawaii County makes every effort to produce the most accurate inf• ation possible.No warranties,expressed or Implied,are provided for the d; change before the next certified taxroll.The'parcels'layer is inters. • to be used for visual purposes only and should not be used for boundary int( and bounds described accuracy therefore,please use caution wh- viewing this data.Overlaying this layer with other data layers that may not hay SUBJECT SITE FIGURE 1 I c- Na� , � : m z« t w. a 1 \ t w 1 =a o •NN e To 1.11111111111111111111111. \ Z...r a3 iy ..-'-?ciZ- ....r„H Q. i .° V.o v�.n r -4.. .1 PJ a 4' T w. SS \ e B O L_ O Y .. - - Y il • ° w,. lf p}' `y e°?E a , li g \\ •`.l t'J a p'c lit 1m ti ' o o• i '1 (.tip i...a ,. 1 < :� r �t .ti: -'..-- - its /Y.Hbyb o° 1. r Ii Asa 6- ® 1 `� .4•'.C ti kf • A _ 'o-a.r,,... < 11 -..1 _ - 0 SUBJECT SITE 3 ti ;�,,, 44 Qa sy - 4 :I d 1 _ ,� Zi 41 3V — °� • r N ,u— '- — y i "x' J Z -- Ill. • ,- ' :— —� d O / ,/ o o o \ 1,1 Y o ;11( Y. N w O Q F a � / 4t11 \ b "0 6 '/ n d r a .. _ xaw a )4• <• • V. °c; fir-0 b- 0 H d N n d • k e t • k z 4 J .1 •»S b V+1 L9f ay .= > R. o f Z • \ el ..' • / ' ■ [./a�a•.JJx7JGI' :xg %t9 r s i Qi:i'535' y+i't3 �3 � 1 h -- • there would be multiple structures, each limited to one story, with a maximum height of 25 feet. As proposed herein, the Applicant's office building, consisting of approximately 6,400 square feet, would be designed like 2 modular buildings. With a common entry, each module, consisting of 3,100 square feet, would have its own waiting and reception areas, office, restroom, and examination rooms. The height of the single-story structure should not exceed 25 feet. As proposed, there would be 39 conventional parking stalls, including 4 handicapped, adjacent to the proposed and future structures. Further, 9 stalls would be deep enough to allow for tandem stalls, largely for employees. (Figure 3). There would also be room in the front of the property for a 3,000 square foot building for future medical or office use. The subject site and the adjoining property (TMK: 2-3-037: 011) to the southeast each have a 15-foot wide access easement fronting Ponahawai Street for a combined width of 30 feet. Each property has reciprocal rights over this easement. Access to the proposed project would be via this common easement. If required, the Applicant would improve that portion of the site fronting Ponahawai Street with a curb, gutter, and sidewalk section. B. Project Timetable and Cost The Applicant intends to secure the balance of the required construction permits and begin making the appropriate infrastructure improvements immediately upon securing all development permits. Hopefully, this can be done by the end of this year or early 2015. Occupancy is tentatively scheduled for the end of 2015 or sooner. The applicant estimates the cost of the basic infrastructure and on- site improvements to be in excess of$1.5 million. This cost would include site preparation, the roadway leading to the site, the wastewater system, and, if required, the curb, gutter, and sidewalk section along the property's frontage. • IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, a boundary amendment to cover the requested CN-20 zone is not needed. 2 (11.'''. r:14..7.t g 1.'13 ,S, . III ISIVIWOH.1.1.9.313119 f, :i ,,,- i%Sii..: ;lit ''? 4.4, i., i II : r- . . o • : n2,4,I! hip t tIlgiii i g 3an SMIXXIO N OHJA.,3 R1^M1.. 1,11 :1; Nkld aLS !iii ) w o nin0AA0 1VOIC < o 31111 ONIAVUO ...4 :5 a : 1--„ - -- zo, IL .H- .11rb .117 soh liar IN Ili Ill 401 I 4114 7--al Tr- °--i i + z. SrO1 S2 1 <a a .. 1 I I 9 it - on . e .9, I .1111,-/•:,„ -1;:, Li<, 1 71. c"1" I0 VI I ---, 1 triiilli I; 1 1 . 1 2 rAl I I 1 4,. 4, c--- 0 IffaiN ,•.... .. L___-j- , : "__ I <' j F1,411/ffio I" .] (4,,,Aawi !I , 1 . z , I .-= I; ,...2 1 I % 1 , 11 a... u.i 1. r. --...- C) = J : aL• LL-,i,LLL ■• L .4; 1111 4:: A hi* ° 116 lir Ll" I I i I 1 f 1* if r I 1 Mg, 9 9 to Alia 0' I 2- Itlitiii , I g.- " 0 , ow 0 1* g., r , 1 7 : I . i 1 2 I LI I I .i) ilk illt iii t I I IVA lik,:•• . lair' 1 _L931:1_LS IV MVHVNOd 1,7",,TTTIA T ') B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the site Medium Density. As such, a General Plan amendment to the LUPAG map would not be required. Relative to the Medium Density designation, the General Plan allows consideration for "Village and neighborhood commercial and residential and related functions (3-story commercial, residential- up to 35 units per acre." The requested zonings and planned uses would be consistent with the uses envisioned within the Medium area. C. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the Genera` Plan and serves as a guide for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map identifies a RS/RM PUD designation for this area. Having some residential uses on the balance of the property with the proposed commercial uses would be somewhat consistent with the concept of a residential PUD. Notwithstanding the technical inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna and Hamakua, have made some of the planning assumptions of the CDP obsolete. An updated CDP would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. C. County Zoning The County zoning of the requested area is Agriculture (A-la). It should be noted, however, that the site was formerly zoned RS-7.5 but due to non-fulfillment of zoning conditions, is being downzoned to its original A-la designation. 3 In the event the requested Neighborhood Commercial(CN-20) request were approved, all related land use and development codes such as.Plan Approval, parking, landscaping, fire, ADA, and the like would be complied with by the Applicant. D. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, as noted earlier, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, grading permit, building permit, Department of Health clearances, driveway improvement permit, and the like. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The 1+-acre site is generally rectangular in shape. The site's frontage along Ponahawai Street is 80 feet. The rear boundary line has a width of 100 feet; the lengths are 425 and 445 feet. The Alenaio Stream does not affect the subject site. The Stream forms the rear boundary of the adjoining flag lot property (TM K: 2-3- 37: 13). The stream is located more than 400 feet from the closest boundary of the subject site. (See Figure 2) The subject property was formerly planted in sugar cane. It is presently overgrown with weed and other introduced plant species. There are no structures on the subject site. B. Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hilo Airport. The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day and westerly or mountain winds during the evenings. The property's elevation is approximately 220 feet. There is a less than 10% slope towards the makai end of the property. There are 4 no perceptible topographic or geologic constraints on the area of the proposed development. The U.S. Department of Agriculture Soil Conservation Service (now known as the Natural Resource Conservation Service) Land Study Bureau Overall Master Productivity Rating designates this site HoC, Hilo silty clay loam (0 to 10% slope). This soil represents the Hilo series of well-drained soils formed in volcanic ash layers. The University of Hawai'i Land Study Bureau Overall Master Productivity Rating map, this site is classified "C" (C-42) or Fair. This soil is of the Hilo and Wailea series. This series is characterized by soils that area deep, with moderately fine texture. It is non-stony and well drained. It is well suited for machine tillability. Being within an urban area, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. C. Natural Hazards 1. Drainage The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map ("FIRM") identifies the subject site Zone X (areas outside of 500-year flood). As there will be an added level of impervious surface resulting from the proposed development, there may be an issue relating to potential increased run-off. In that event, drywell(s) or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works and State Department of Health via the Underground Injection Control ("UIC") permit process. With the proposed on-site drainage improvements, and since none of the proposed improvements will occur within any Floodway (AE) designated area, all potential drainage and/or flooding issues could be reasonably addressed and mitigated. 5 2. Tsunami Hazard Given its elevation (220±) and distance from the nearest shoreline (1± miles), it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there should be little or no threat from high waves. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the subject site as Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. This designation applies to all of Hilo There is very little that can be done to protect structures and improvements on the site from lava flows. Relative to protection of life, however, this would be achieved through the evacuation routes and warning systems provided by the County Civil Defense agency. Such notices will be prominently placed within office building. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, all structures built on the site will have to meet with the more restrictive seismic hazard structural requirements of the Building Code. D. Fauna Resources • As the site is within an urban area and previously in sugar cane, no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. This is due to the already developed state of the subject area and its immediate surrounding area. Nonetheless, due to the semi-developed state of this area, the faunal resources should be somewhat typical of other developed areas. One may thus find bird species such as the Spotted Dove, Japanese White-eye, House Finch, Common Myna, and the like. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. None of these are endangered animals. As such, it is unlikely that the development of this property would cause any adverse faunal impacts. 6 E. Flora Resources As with the description of the site's faunal resources, no professional botanical survey was done of the subject area. In historical times, the side was used for sugar cane cultivation, and remnants of sugar cane growth are evident. The area is presently overgrown with California (Brachiaria mutica) and Wainaku (Panicum repens)) grass. Other plant/trees on the site include the gunpower tree (Trema orientalis), African tulip tree (Spathodea campanulata) guava (Psidium guajava). None of these are considered rare, threatened or endangered plant species. These plants can be found in the general area and other midland, disturbed habitats in Hawaii, including the area on the mauka side of Komohana Street. In conjunction with the application for the University Terrace project, the botanical study found similar type of plant species and concluded that that development would not have any adverse floral impacts. The same conclusion can be drawn for this site. F. Historic/Cultural/Archaeological Resources As the site has been cleared and used for sugar cane, no commissioned archaeological survey of the site was made. The former clearing makes it less likely to find any archaeological features on the site. Nonetheless, during the course of improving the site, should any unanticipated archaeological features or sites be uncovered, work will cease and the applicant will immediately notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai 0 Ka'Aina decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated tradition and customary practices of this site. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, gathering of marine life and coastal access is not an issue. It is not known whether the subject or immediate surrounding area was used in the recent past for the gathering of plants by native Hawaiians. However, as the site has been used for sugar cane, it would appear unlikely that the site would serve such purpose today. In the unlikely event that legitimate gathering claims are made by native Hawaiians, the applicant intends to respect and honor such claims and provide the needed access within the site. Based on the above, it does not appear that the project would have any potential adverse impact relative to the cultural and historical resources of the area. H. Water and Coastal Resources The subject site is located over a mile from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non-coastal property, no coastal access will be affected. The proposed development is expected to develop its own private wastewater system, possibly a septic tank system. In the event the County's sewer line is extended to this area, the Applicant would connect to this system. In either case, the method of wastewater disposal should further reduce potential adverse groundwater or nearshore water impacts resulting from this project. Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. Noise, Air Quality, and Dust The existing background ambient noise level in this area is wind, foliage, birds, and the like. However, the significant manmade noise is influenced by the traffic associated along both Komohana and particularly Ponahawai Streets. With the traffic, the noise level is relatively high, averaging more than 55 Ldn. To mitigate this noise to the project, the Applicant plans to install appropriate landscaping along the frontage of the property and to the sides. There will also be short-term noise impacts during the construction phase. To mitigate this impact, the development of this project— particularly the site work -will be limited to daylight hours and on s weekdays. Contractors will also be required to comply with established State Department of Health guidelines and standards relating to noise and emission controls. The proposed development should not generate any direct air quality impacts. As the project itself is not expected to have uses that generate adverse air pollutants, the only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for vehicular air emissions and the prevailing tradewinds. All of the required parking area within the project site will be paved with an all-weather, dust free surface. Landscaping will also be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, there were a few examples cited in the Hilo area. The most notable is the backdrop of Mauna Kea and the Hilo Bay. The proposed development would not have any visual impacts on Mauna Kea or Hilo Bay. The view of Mauna Kea in this area is somewhat visible from Komohana Street. Inasmuch as the subject site is located makai of Komohana Street, this view would not be impeded from this public road. The view of Hilo Bay is possible from Komohana Street and Ponahawai Street. However, because there are intervening sites between the subject property and Komohana Street, this view should not be adversely impacted. Then, too, because the land slopes in a makai direction, it would make the potentially tallest (25 feet) structure appear even less tall. From Ponahawai Street, the site is located to the south, whereas the view is more northeast. Thus, with the planned height of the structure, the location of the site in relation to the views of the significant landmarks, and the sloping topography, the visual impact should not be overly pronounced. 9 VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The surrounding land uses in this area are a mixture of low to moderately dense residential, semi-agricultural, and commercial uses. There are residential subdivisions located generally makai (Kapiolani Street) and south (Kukuau Street) of the subject site. There are also other residential subdivisions within 1,000 feet of the subject site. The only quasi-agricultural use is a nursery about 500 feet makai of the subject site. The Church of the LDS is located above of the nursery, and another church has applied for a Use Permit between the LDS church and the nursery. There is a cemetery less than 600 feet makai of the subject site, while the properties immediately adjacent to the subject site are vacant. There are several commercial uses within 1,000 feet of the site. These include medical office buildings at the corner of Ponahawai Street and Komohana Street, as well as Kapiolani Street and Ponahawai Street. There is a physical therapy building one lot makai of the subject site, and a property on the mauka side was issued a Use Permit for a medical office as well. A neighborhood retail and office complex is also being planned less than 300 feet from the subject site. The requested zoning would be generally consistent with the evolving mixture of commercial and residential land use pattern in this area. Nonetheless, because of there are some residential developments proximate to the subject area, mitigative measures will be taken. These measures deal principally with landscaping, lighting, and access. It should also be noted that the recently approved Wailani project is located mauka of Komohana Street, less than 800 feet from the subject site. This project calls for a mixture of residential and commercial uses. B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. 10 When completed, there may not necessarily be more employment relative to the Applicant's operation. However, the additional modular could generate additional employment opportunities. A commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjoining agriculturally zoned properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. However, landowners intent on keeping their property for residential or agricultural uses would have the option of dedicating their land for residential or agricultural uses. C. Agricultural Impacts The subject site has not been used for commercial agricultural purposes for over 30 years. With the exception of the limited agricultural activity (nursery; north and makai of the subject site, the surrounding areas consist of a mixture of commercial and residential uses (including a cemetery). Admittedly, the soil classification system of the Land Study Bureau designates the site as Class C or"Fair", and thereby suggesting the site's agricultural potential. However, it is located in an urban "in- fill" area, and as such, not classified as important on the State Agricultural Lands of Importance to the State of Hawaii (ALISH) system. Thus, its removal from potential agricultural use should not compromise the agricultural objectives of the County. Given the above, the agricultural impacts resulting from this rezoning should not be significant. VII. INFRASTRUCTURE CONSIDERATIONS A. Road and Traffic The subject site fronts Ponahawai Street. This 2-lane County road serves as one of several maukalmakai roads in and out of Hilo. It has a right-of-way of 60 feet with a 24-foot wide pavement and 4+ foot wide grassed shoulders. To minimize potential traffic movement conflicts along Ponahawai Street, the Applicant will be limited to an approved and shared access easement over the adjoining property makai of the subject site. 11 At this entrance, the Applicant proposes to construct a 20-foot wide paved private roadway leading to the entrance of the project. If required, a curb, gutter, and sidewalk section fronting the subject site along Ponahawai Street would be constructed. It should be noted at the proposed entrance, the sight distance is very good, as there are no curves along this section of Ponahawai Street. B. Water Water service to the project site is from the Piihonua well source. There is a 12-inch line along Komohana Street and an 8-inch County water line fronting the subject site along Ponahawai Street. It is anticipated that the proposed development would need no more than 1,200 gallons or 2 units of water per day. Should this application be favorably considered, the Applicant intends to secure the required water commitments from the Department of Water Supply for this project. C. Wastewater The subject area is not serviced by the County sewer system. As such, the alternatives for the Applicant are either a private wastewater treatment plant or connecting to the County sewer line. At this time, the Applicant intends to develop a private system, which would typically be a septic system. Given the proposed use, the wastewater demand should be comparable to one or two residential units. In the event the County sewer line is extended along Ponahawai Street, the Applicant would connect to this line. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo, which is at or nearing capacity. This landfill must be closed when full. Unless an approved site is located in Hilo, the waste will have to be hauled and ultimately disposed off at Pu'uanahulu in West Hawaii. During the course of preparing the land for this project, the Applicant intends to retain as much of the material on the property. This should thus minimize disposal at approved disposal sites. This and other waste reduction methods could be reflected, if needed, in a solid waste management plan. 12 E. Other Government Services As this area is already part of an urban area, it already has access to a number of services. All of the required police, fire, and related services are available. Police protective services are provided from the main station along Kapiolani Street, less than 2 miles from the site. Likewise, the nearest fire station would be at central, less than a mile from the subject site. There are also the Kaumana and Kawailani stations, located less than 2 miles away. Emergency medical and paramedical services are also provided from these stations. The Hilo Hospital is located approximately 2 miles from the site and is managed by the State. This facility is one of 5 licensed hospitals on the island. As this project is a commercial one, it should have little or no direct impact.;to schools, parks, and other related facilities. As the project may indirectly generate a school demand, it should be noted that the site is proximate to the K-12 Hilo Complex and Waiakea Complex, both of which are less than 2 miles from the site. There are also a number of public parks within a 2-mile radius. Thus, no extension of government services would be required, and existing facilities should be sufficient to accommodate the demand expected from this project F. Other Utilities All other utilities such as telephone and electrical services are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity The short-term use of the site would probably be the same as the current use, which is open space. This will continue until the full improvements are made, which will hopefully commence before the end of this year and be completed within a year thereafter. This project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits resulting from the construction and implementation of this project. There will be construction jobs 13 created in the short-term and at least the retention of the Applicant's 4 full-time equivalent positions. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the immediate neighborhoods. The required infrastructure - if needed -will be implemented by the applicant to mitigate potential impacts of this project. B. Irreversible and Irretrievable Commitment of Resources The area of the requested rezoning has already been extensively disturbed. As such, the commitment of natural or other resources (such as botanical and avifaunal) would not appear to be significant. C. Mitigative Measures The Applicant intends to provide reasonable off and on-site infrastructure in conjunction with the development of this project. These will include on-site drainage system, landscaping, road, water, and wastewater improvements. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Off-site traffic-related improvements at Ponahawai Street fronting the property will, if required, also be provided. This would involve the construction of a curb, gutter, and sidewalk section fronting the property. If any inadvertent archaeological discoveries are made during any phase of this project, the Planning Department will be notified and appropriate mitigation will be taken before work is resumed. Landscaping will also be incorporated within the project site, as well as along its boundaries. The landscaping would be consistent with the Planning Department's landscaping rules. D. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site would remain in its present vacant, cleared use. 14 Under this scenario, the site would not be utilized to its highest and best use, as envisioned by the General Plan and the commercial and residential growth of the general area. 2. Development Based on Existing A-la Zoning Under this alternative, the area of the requested zoning may still not be utilized agriculturally, given its current condition. The site would probably be used for a 1-acre residence. A large-lot residential lot, however, may not be too desirable, due to noise associated with the traffic along Ponahawai Street. 3. Residential Rezoning Another option could be to utilize this site for a denser residential project. While that would still be consistent with the General LUPAG's map Medium Density designation, it may not be too feasible, given the need for off-site infrastructure improvements, such as road and wastewater. 4. Evaluation of Alternatives Leaving the property in its current state would not maximize the use of the land. The land could be subdivided, but its agricultural uses would be minimal. There would also be diminished tax revenues and fewer services to the public. While alternative residential densities are possible, those uses may not be really desirable, given its proximity to the Highway and the cost to provide the required off-site infrastructure improvements. Neither of the above alternatives could deliver some needed off-site infrastructure improvements as would the requested commercial project. The proposed project would make improvements at its intersection with Ponahawai Street. Then, too, the use would provide needed medical and office- related services to the area community, thereby reducing longer commutes. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. 15 In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested CN-20 zoning alternative. IX. REGULATORY ANALYSIS - County and State Land Use Policies A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The LUPAG map designates the site Medium Density, a designation that allows the requested CN-20 zoning. Accordingly, this request would be consistent with the LUPAG map. B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic 16 opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. 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 the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments 17 Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion If approved, the project would provide needed medical and related services to this sector of Hilo. Its location is ideal to service the community. It is proximate to other similar medical related uses and the hospital. Relatedly, all required infrastructures are there or, if not, will be provided by the Applicant without taxing government's servicing ability. The site has limited on-site developmental constraints. There is an intervening parcel between the subject site and the Alenaio Stream. As such, the Stream does not have any direct impact to the subject site. If anything, those can be considered as amenity (being in open space) for the project. Because of its prior agricultural use, archaeological, floral, or faunal concerns should not be significant, if at all. Relatedly, although there may be a potential for some endemic birds to visit this area, the development of this site would not remove a critical habitat. Then, too, there are alternative areas that would be more suitable for any habitats. Furthermore, if there are inadvertent archaeological features found on the site, work will stop and the State DLNR and 18 County Planning Department will be consulted before further activities occur within the affected area. Finally, all structures will be built to comply with the Zoning Code standards, such as parking, setback, height, landscaping, and so forth. C. Zoning If the request were approved, the site would be developed into a medical and related office complex. All structures and improvements would be developed consistent with the Zoning Code. No variances from the Code are anticipated. D. Hawaii State Plan Chapter 226, Hawaii Revised Statutes, outlines the long-range goals and policies of the Hawaii State Plan. Said Plan is intended to serve as a guide for the growth and future long-range development of the State. Pursuant to said requirement, a discussion of the pertinent policies and goals and the project's relationship follows: Goals • A strong, viable economy characterized by stability, diversity, and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations • A desired physical environment characterized by beauty, cleanliness, quiet, stable and natural systems, and uniqueness that enhances the mental and physical well-being of the people • Physical, social and economic well-being for individuals and families that nourishes a sense of community responsibility and caring of participation in family life. Discussion The proposed project would achieve these goals. It would provide both direct and indirect employment opportunities for current and future residents of the island; contribute to the island's overall tax base and hence, increase both State and County revenues; and complement and support other economic uses and in turn, 19 contribute to the stability, diversity, and growth of local and regional economies. This employment opportunity would come without adversely affecting the environment. There is no known wildlife or plant life listed as either endangered or threatened on the subject site. Then,too, because of its historical agricultural use, the likelihood of finding archaeological features on the site is quite remote. Impacts to the surrounding areas would also not be significantly adverse. All required infrastructures will be in place by the applicant prior to occupancy of any portion of the project. These include traffic improvements, and the wastewater and water system. Furthermore, the provision and/or retention of natural landscaped buffers around the perimeter of and selected portions within the project site would also help mitigate any adverse visual and noise impacts to neighboring residential or agricultural properties. G. Hawaii Coastal Zone Management Program The objectives of the Hawaii Coastal Zone Management (CZM) Program are outlined in Chapter 205a, Hawaii Revised Statutes. The principal goal is to assure the protection and maintenance of the State's coastal resources. Although the entire State falls within the CZM area, the permitting process is geared for those areas proximate to the coast and identified by the County as the Special Management Area. Nonetheless, a general review of a project's consistency to the CZM policies - regardless of its location - must still be made. In that regard, please note the following: • The proposed project will not have any substantial adverse environmental or ecological effect. (Please refer to discussions in Chapters V, VI, and VII). Any effect that may result will be minimized to the extent practicable and will be clearly outweighed by public interest. • The proposed development would be consistent with the objectives of the CZM program. Specifically: • there would be no impact to the area's recreational resources. This is not a shoreline property; 20 • because of its historical agricultural use, the project site should not have any remaining historical resources. Any inadvertent find during the course of construction can be appropriately mitigated; • the project will not affect any scenic and open space resources; • the coastal ecosystem will not be impacted; • there will be more employment opportunities, and hence furthering the economic uses of the site; • the site is more than a mile from the shoreline, and thus there would be no coastal hazard or beach erosion or marine resource impacts; and • public participation will he achieved through the hearings on this request. • The proposed development is consistent with the County General Plan and other appropriate regulatory tools, such as the Zoning Code. 21 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: June 20, 2014 7/401014a aNt TO: Duane Kanuha, Planning Director FROM: er- Department of Public Works, Engineering Division SUBJECT: CHANGE OF ZONE APPLICATION (REZ 14-000177) Applicant: David and Brenda Camacho Request: A-1 a to CN-20 Tax Map Key: 2-3-37: 012 We have reviewed the subject application forwarded by your memo dated June 4, 2014 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. The majority of 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. A small area of the southeast portion of the property is located within Flood Zone A. All earthwork activity, including grading and grubbing,shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. The Zoning Map (Ordinance No. 187) classifies Ponahawai Street as a collector with an existing right-of-way width of 60 feet. Based on the proposed zoning, we recommend the applicant provide improvements to the subject property's entire Ponahawai Street frontage consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. Install streetlights and traffic control devices as may be required by the Traf ' a' ' '.1 Department of Public Works. The applicant shall be responsible for the desig , SCIAgrvivireri, and installation of such devices. Planning Dept. d P2252 4 Questions may be referred to Kelly Comes at ext. 8327. Byt Exhibit County of Hawaii is an Equal Opportunity Provider and Employer of WATER s=•_ '19 491 (-6 � DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII yrypfHAWP��P' 345 KEKOANAO`A STREET, SUITE 20 • HILO, HAWAII 96720 TELEPHONE (808) 961-8050 • FAX (808) 961-8657 June 10, 2014 N) u7 TO: Mr. Duane Kanuha, Director Planning Department - j" FROM: Quirino Antonio, Jr., Manager-Chief Engineer w SUBJECT: CHANGE OF ZONE APPLICATION (REZ 14-000177) APPLICANT—DAVID AND BRENDA CAMACHO TAX MAP KEY: 2-3-037:012 We have reviewed the subject application and have the following conditions and comments. Water is available for the project from a 6-inch waterline fronting the parcel in Ponahawai Street. There is an existing 1-inch service lateral to the parcel indicating that one (1) unit of water is already allotted to the parcel and that the facilities charge(FC)has already been paid for that unit. One(1)unit of water allows for an average daily usage of 400 gallons and up to 600 gallons per any one maximum day usage. The documents submitted with the application suggest that the water demand for the project will be two (2) units. However, water demand calculations for the project, including the average daily demand and the peak-flow rate, will need to be submitted by an engineer, registered in the State of Hawaii, for review and approval by DWS. Once the water demand is established, pursuant to Rule 5 of the Department's Rules and Regulations, the Department will be able to formally effect a water commitment for the additional unit(s)required for the project,upon the applicant's remittance of a water commitment deposit of$150.00 for each additional unit. The commitment will be in writing with specific dates and conditions stated. The prevailing facilities charge (FC) for each additional unit of water is $5,500.00. Water commitment deposits are applied towards the facilities charge at the time that the FC is paid. The FC balance will be due and payable upon completion of the installation of the required water system improvements and prior to activation of water service. Please be informed that for lots involved in commercial activity, a reduced pressure type backflow prevention assembly must be installed within five (5) feet downstream of the meter(s) and the backflow prevention assembly is to be located on private property. The installation of the backflow prevention assembly(ies) must be inspected and approved by the Department prior to commencement of water service. A copy of our backflow prevention handout is being forwarded to the a p oN n help them understand this requirement. JUN 1 7 2O14 _ Byp92323 Ficu in Dept. w . . .Water, Our Most Precious resource . . . xa Wai A pane . . . " its bit L The Department of Water Supply is an Equal Opportunity provider and employer. Mr. Duane Kanuha, Director Planning Department Page 2 June 10, 2014 It is important to note that the existing 6-inch waterline fronting the parcel is inadequate to provide the required 2,000-gallons per minute (gpm) of fire flow for commercial zoning. There is also an 8-inch waterline, across the street from the parcel, which connects to a 12-inch waterline in Komohana Street. However,the 8-inch line is not adequate to provide 2,000 gpm of fire flow, either. The 6-inch line actually branches off of the 8-inch line and then runs parallel to it, so the upper section of the 8-inch pipeline, nearer to Komohana Street, controls the maximum fire-flow rate. Both the 8-inch and the 6- inch lines fronting the parcel terminate several hundred feet beyond the subject parcel and are not looped with other waterlines. It would be possible for the applicant to extend another pipeline down Ponahawai Street coming from the 12-inch pipeline in Komohana Street, approximately 400 feet away, and tie-in to the existing piping in order to achieve the require flow. Commercial zoning also requires a fire hydrant within 150 feet of the property and this requirement appears to be met by an existing hydrant, although the location should be field checked. The applicant's engineer shall submit water system improvement construction plans for review and approval by DWS. The applicant's engineer may first wish to consult with the Fire Department regarding fire protection requirements and any acceptable alternatives that may be available. Note that if the Department's water system facilities should be affected as a result of other agencies' requirements to construct improvements as part of this project, then the developer shall be responsible for the relocation and adjustment of the Department's affected water system facilities. Should there be any questions, please contact Mr. Lawrence Beck of our Water Resources and Planning Branch at 961-8070, extension 260. Sincerely yours, LA444/111t6 rt4JQuirino Antonio, ., 1:'.E. Manager-Chief Engineer LB:sco copy— Sidney M. Fuke, Planning Consultant (w/ enc.) DWS Customer Service Section(Hilo) DWS Cross-Connection ,o,NtY Os h, ' William P.Kenoi °� :„ Harry S.Kubojiri Police Chief Mayor •t f 03 r +;. . ATE Gi•N�,i�_ Paul K.Ferreira Deputy Police Chief County of Hawai' POLICE DEPARTMENT 349 Kapi`olani Street • Hilo,Hawaii 96720-3998 (808)935-3311 • Fax(808)961-2389 June 17, 2014 TO : DUANE ANUHA, PL NING DIRECTOR FROM : HENR . AV AF S, J . ASSISTANT POLICE CHIEF AREA PERATIONS SUBJECT: CHANGE OF ZONE APPLICATION (REZ-14-000177) APPLICANT: DAVID AND BRENDA CAMACHO REQUEST: AGRICULTURAL — 1 ACRE (A-1a) TO NEIGHBORHOOD COMMERICAL — 20,000 SQUARE FEET (CN-20) TAX MAP KEY: 2-3-037:012 Staff, upon reviewing the provided documents, 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 Richard Sherlock, Hilo Patrol, at 961- 2214 RS:Ili 140382 ti SCANNED Planning Dept in 14. Em� t s "Hawai'i County is an Equal Opportunity Provider and Employer" By: e William P. Kenoi `y.a.- ° ' PI AN'',„G DFPPi'TENT ,f.T.. I Darren J. Rosario Mayor • Fire Chief 44 rf ..NP`P 201{1 _ , —9 P3 ft . en a ► 4 OO ick J.Victorino Deputy Fire Chief County of Ti9aitiari HAWAI'I FIRE DEPARTMENT 25 Aupuni Street • Room 2501• Hilo,Hawaii 96720 (808)932-2900 • Fax(808)932-2928 June 5,2014 TO: DUANE KANUHA,PLANNING DIRECTOR FROM: DARREN J. ROSARIO,FIRE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION(REZ 14-000177) APPLICANT: DAVID AND BRENDA CAMACHO REQUEST: AGRICULTURAL— 1 ACRE(A-1A)TO NEIGHBORHOOD COMMERCIAL—20,000 SQUARE FEET(CN-20) TAX MAP KEY: 2-3-037:012 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 !t submitted to the fire department for review and approval prior to construction. `4-� Dept. c' E ,� Planning z [9 2�] 3 t '� �` E Exhibit Hawai'i County is an Equal Opportunity Provider and Employer. Duane Kanuha June 5,2014 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. (*may be referred as FDAR) 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 private garages, carports, sheds, agricultural buildings, and detached buildings or structures 400ft2 (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. Duane Kanuha June 5,2014 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 that provides access to the interior of the building. Exception: 1 and 2 single-family dwellings. 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 18.2.3.2.1 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 of terrain, 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. Duane Kanuha June 5,2014 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 AIHJ. 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. Duane Kanuha June 5,2014 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. Duane Kanuha June 5,2014 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. Occupancies,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. Duane Kanuha June 5,2014 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; Duane Kanuha June 5,2014 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 depalatent 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; (1)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 may be increased to 1000 feet. (4) For one and two family dwellings, agricultural buildings, and storage sheds Duane Kanuha June 5,2014 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 may be 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) 932-2913. ati- DARREN J. ROSARIO Fire Chief RP/Ic ;�rP,y� y+,; , 7teplSep J Arnett 1Vd4;. HousingAdminislrgto T William P.Kenoi .: `` Ft1+. Mayor } eu§an,K.Aki ama �r • ••`% � j A�sesl n(/iousiniAd nis]3tor • E CF.N► 3 ClUlltV of Patintil ®ffire of Pausing nub (t1ummuni fir!>einhapm>Dnf 50 Wailuku Drive • Hilo,Hawaii 96720 • (808)961-8379 • Fax(808)961-8685 KONA: 74-5044 Ane Keohokalole Highway • Kailua-Kona,Hawaii 96740 (808)323-4305 • Fax(808)323-4301 June 17, 2014 MEMORANDUM TO: Duane Kanuha, Planning Director Planning Department FROM: ■-Stephen J. Arnett 400401! Housing Administrator SUBJECT: CHANGE OF ZONE APPLICATION (REZ 14-000177) APPLICANT: DAVID AND BRENDA CAMACHO REQUEST: (A-1A) TO (CN-20) MAX MAP KEY: (3)2-3-037 :012 The Office of Housing and Community Development has reviewed the application and determined that Affordable Housing Conditions are applicable to the subject request. Thank you for the opportunity to comment. G:/Planning/2275pasr if"I.A. 7i1'li►1"°r y) EQUAL HOUSING •P 'llT��1r1'r I�t 3r' �J `HAWAII COUNTY IS AN E• AL PP RTUNITY Planning Dept. PROVIDER AND MPLOYI)N 19 2014 Ethibit 4. 4 NEIL ABERCROMBIE . o : q= LINDA ROSEN,M.D.,M.P.H. GOVERNOR r��•' ,esy"Li ,I DIREC O;iTOFHEALTH % t:.cy&tl2+ 201t1 ,11'.t 1 t ",i f{' 18 STATE OF HAWAII DEPARTMENT OF HEALTH P.O.BOX 916 HILO,HAWAII 96721-0916 MEMORANDUM DATE: June 17, 2014 TO: Duane Kanuha Planning Director, County of Hawaii FROM: Newton Inouye r District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ-14-000177) Applicant: David and Brenda Camacho Request: Agricultural-1 Acre(A-1a) to Neighborhood Commercial- 20,000 Square Feet (CN-20) Tax Map Key: 2-3-037:012 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. The Department of Health (DOH), Clean Water Branch (CWB), acknowledges receipt of the subject document on June 5, 2014 . The CWB has reviewed the limited information contained in the subject document and offers the following comments: 1. The Army Corps of Engineers should be contacted at (808) 438-9258 for this project. Pursuant to Federal Water Pollution Control Act (commonly known as the "Clean Water Act" (CWA)), Paragraph 401(a)(1), a Section 401 Water Quality Certification (WQC) is required for "[a]ny applicant for Federal license or permit to conduct any activity including, but not limited to, the construction or operation of facilities, which may result in any discharge into the navigable waters...". The term "discharge" is defined in CWA, Subsections 502(12), and 502(6); Title 40, Code of Federal Regulations, Sectior. 1 2; NED Hawaii Administrative Rules (HAR), Chapter 11-54. JUN 1 s 2014 Planning Deft. By:092430 a IaF . Duane Kanuha June 17, 2014 Page 2 of 4 2. In accordance with HAR, Sections 11-55-04 and 11-55-34.05, the Director of Health may require the submittal of an individual permit application or a Notice of Intent (NOI) for general permit coverage authorized under the National Pollutant Discharge Elimination System (NPDES). a. An application for an NPDES individual permit is to be submitted at least 180 days before the commencement of the respective activities. The NPDES application forms may also be picked up at our office or downloaded from our website at: http://www.hawaii.go v/health/environmental/water/cleanwater/forms/indi v-index.html. b. An NOI to be covered by an NPDES general permit is to be submitted at least 30 days before the commencement of the respective activity. A separate NOI is needed for coverage under each NPDES general permit. The NOI forms may be picked up at our office or downloaded from our website at: http://www.hawaii.gov/health/environmental/water/cleanwater/forms/genl -index.html. i. Storm water associated with industrial activities, as defined in Title 40, Code of Federal Regulations, Sections 122.26(b)(14)(i) through 122.26(b)(14)(ix) and 122.26(b)(14)(xi). [HAR, Chapter 11-55, Appendix B] ii. Construction activities, including clearing, grading, and excavation, that result in the disturbance of equal to or greater than one (1) acre of total land area. The total land area includes a contiguous area where multiple separate and distinct construction activities may be taking place at different times on different schedules under a larger common plan of development or sale. An NPDES permit is required before the commencement of the construction activities. [HAR, Chapter 11-55,Appendix C] iii. Discharges of treated effluent from leaking underground storage tank remedial activities. [HAR, Chapter 11-55, Appendix D] iv. Discharges of once through cooling water less than one (1) million gallons per day. [HAR, Chapter 11-55, Appendix E] v. Discharges of hydrotesting water. [HAR, Chapter 11-55, Appendix F] vi. Discharges of construction dewatering effluent. [HAR, Chapter 11-55, Appendix G] vii. Discharges of treated effluent from petroleum bulk stations and terminals. [HAR, Chapter 11-55, Appendix H] r, 40, Duane Kanuha June 17, 2014 Page 3 of 4 viii. Discharges of treated effluent from well drilling activities. [HAR, Chapter 11-55, Appendix I] ix. Discharges of treated effluent from recycled water distribution systems. [HAR, Chapter 11-55, Appendix J] x. Discharges of storm water from a small municipal separate storm sewer system. [HAR, Chapter 11.-55, Appendix K] xi. Discharges of circulation water from decorative ponds or tanks. [HAR, Chapter 11-55, Appendix L] 3. In accordance with HAR, Section 11-55-38, the applicant for an NPDES permit is required to either submit a copy of the new NOl or NPDES permit application to the State Department of Land and Natural Resources, State Historic Preservation Division (SHPD), or demonstrate to the satisfaction of the DOH that the project, activity, or site covered by the NOI or application has been or is being reviewed by SHPD. If applicable, please submit a copy of the request for review by SHPD or SHPD's determination letter for the project. 4. Any discharges related to project construction or operation activities, with or without a Section 401 WQC or NPDES permit coverage, shall comply with the applicable State Water Quality Standards as specified in HAR, Chapter 11-54. Hawaii Revised Statutes, Subsection 342D-50(a) requires that "[n]o person, including any public body, shall discharge any water pollutants into state waters, or cause or allow any water pollutant to enter state waters except in compliance with this chapter,rules adopted pursuant to this chapter, or a permit or variance issued by the director." If you have any questions, please contact Mr. Alec Wong, Supervisor of the Engineering Section, CWB, at (808) 586-4309. 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 of gas or air must be equipped with mufflers. 3. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933- 0917. Lands formerly used for sugarcane production are now being developed into communities where residential homes, schools and commercial businesses are being constructed. Chemicals t Duane Kanuha June 17, 2014 Page 4 of 4 associated with the sugarcane industry persist in soil today and may be a threat to public health and the environment. Elevated arsenic levels were discovered in soil at former sugarcane production areas on the islands. The HEER Office has identified former sugarcane production areas for assessment throughout the state and plans to work with property owners to conduct environmental assessments to identify and address elevated soil arsenic levels prior to finalizing development plans for the properties. We recommend that you review all of the Standard Comments on our website: http://hawaii. ov/health/environmental/env-planning/landuse/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-1 4-000 1 77.ni NEIL ABERCROMBIE +� GOVERNOR OF HAWAII ° WILLIAM L MLA,JR. ` I , S iA1 ANPNAI MAI.Nr]IA7WCMi M, COMMON UN W AIFI RENNNN1:MANAMA* RR1i 6464.fr 7111k.\ STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION POST OFFICE BOX 621 'reale ` HONOLULU,HAWAII 96809 July 1,2014 1 County of Hawaii rU Planning Department v -=1 Attention: Mr. Jeff Darrow via email: idarrow(a,co.hawaii.hi.us 101 Pauahi Street,Suite 3 Hilo,Hawaii 96720 Dear Mr. Darrow: SUBJECT: Change of Zone Application(REZ 14-000177);Request: 1 Acre (A-1a)to Neighborhood Commercial — 20,0000 Square Feet (CN-20), David and Brenda Camacho,Applicant, South Hilo,Hawaii; TMK: (3)2-3-037-012 Thank you for the opportunity to review and comment on the subject matter. The Department of Land and Natural Resources' (DLNR) Land Division distributed or made available a copy of your report pertaining to the subject matter to DLNR Divisions for their review and comments. At this time, enclosed are comments from the (i) Engineering Division, and (ii) Hawaii District Land Office on the subject matter. Should you have any questions, please feel free to call Kevin Moore at 587-0426. Sincerely, i Russell Y.Tsuji and Administrato Enclosure(s) SCANNED JUL - 1 LC', Planning Dept. By: ( 9 2 7 4 3 Exhibit Se or h1 NEIL ABERCROMBIE a '�' GOVERNOR Of HAWAII WILLIAM J.MIA,JR. �. (1`r (1MRDU1%(1N I ( l(' WARNS-AND ANTI NA1114A1 R17R/(M(IIC . i 441,1 ((MIMVSKXi(m WAD k RI:GR'RII MANA(RADM AvInd and 44 , STATE OF HAWAII ( DEPARTMENT OF LAND AND NATURAL RESOURCES �'- LAND DIVISION f POST OFFICE BOX 621 WO HONOLULU,HAWAII 96809 June 9,2014 MEMORANDUM f DLNR Agencies: Div. of Aquatic Resources Div. of Boating& Ocean Recreation X Engineering Division -_Div. of Forestry&Wildlife _Div. of State Parks _Commission on Water Resource Management _Office of Conservation&Coastal Lands X Land Division—Hawaii District X Historic Preservation F : sell Y. Tsuji,Land Administrator SUBJECT: C of Zone Application (REZ 14-000177); Request: 1 Acre (A-1a) to Neighborhood Commercial—20,000 /Square Feet(CN-20) LOCATION: South Hilo, Hawaii; K: (3)2-3-037-012 APPLICANT: -A'' -Mobilitjr—, ref,114, a l- 1aC Transmitted for your review and comment is a copy of the above-referenced application. We would appreciate your comments on this application. Please submit any comments by June 27,2014. 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. ( ) We have no objections. ( ) We have no comments. ( /f Com -nts are attached. Signed: . Print name:S Choi OW Date: . ( cc: Central Files DEPARTMENT OF LAND AND NATURAL RESOURCES ENGINEERING DIVISION LD/Russell Y.Tsuji REF:Change of Zone Application(REZ 14-0000177),Request from 1 Acre(A-1a)to Neighborhood Commercial-20,000 Square Feet(CN-20),South Hilo Hawaii.032 COMMENTS () We confirm that the project site,according to the Flood Insurance Rate Map(FIRM),is located in Flood Zone . () Please take note that the remainder of the project site,according to the Flood Insurance Rate Map (FIRM),is located in Flood Zone (X) Please note that the correct Flood Zone Designation for part of the project site according to the Flood Insurance Rate Map(FIRM)Is Flood Zone A. The National Flood Insurance Program regulates developments within Zone A as indicated in bold letters below. The remainder of the project site is located in Flood Zone X. The National Flood Insurance Program does not have any regulations for developments within Zone X. (X) Please note that the project site must comply with the rules and regulations of the National Flood Insurance Program(NFIP)presented in Title 44 of the Code of Federal Regulations (44CFR),whenever development within a Special Flood Hazard Area is undertaken. If there are any questions,please contact the State NFIP Coordinator,Ms.Carol Tyau-Beam, of the Department of Land and Natural Resources,Engineering Division at(808)587-0267. Please be advised that 44CFR indicates the minimum standards set forth by the NFIP. Your Community's local flood ordinance may prove to be more restrictive and thus take precedence over the minimum NFIP standards. If there are questions regarding the local flood ordinances,please contact the applicable County NFIP Coordinators below: () Mr. Mario Siu Li at(808)768-8098 of the City and County of Honolulu,Department of Planning and Permitting. (X) Mr.Frank DeMarco at(808)961-8042 of the County of Hawaii,Department of Public Works. () Mr.Carolyn Cortez at(808)270-7253 of the County of Maui,Department of Planning. () Mr.Stanford Iwamoto at(808)241-4896 of the County of Kauai,Department of Public Works. () The applicant should include project water demands and infrastructure required to meet water demands. Please note that the implementation of any State-sponsored projects requiring water service from the Honolulu Board of Water Supply system must first obtain water allocation credits from the Engineering Division before it can receive a building permit and/or water meter. () The applicant should provide to the Engineering Division upon its availability the water demands and calculations for the selected site,so it can be included in the State Water Projects Plan Update. () Additional Comments: () Other: Should you have any questions,please call Mr.Denn.. mada of tie Planning Branch at 587-0257. Signed: /.4 CARTYHA G, HIEF ENGINEER Date:__6/L f _�_ State of Hawaii .:.� FLOOD HAZARD ASSESSMENT REPORT 4 ,� � � L r� rt� , 4,', ,ti L ti '. ,' ? 1 'Q 'I'' x`i ''�� 4►` ,•�; ilg'cF':-.•E.t 4v�.:. �.� 4�; ' ''' ' ��,,,, +y 'Y •\ OF "4..:: ': ', 7 yam. mi ,yiy._�..••ir,'i � . \ \ .:\ STUDY ,� " -= --:. $41 -"' '_ '� i '�c..: . t '�' ,^1! ''•.. ...tome r" toy, `' .,,,. ��_ ..St:1`'+,,1'.�' ;,, \' ti. C" t� 4 ';k'i�3b':��9 �'Y �� ,`vrt*,�`f?s .�`:- �.{lr{�..'L;•'i�{y�,�.�►. .a. —.-.i.... '` J .1:�'•� S 1♦ ••1!.F,,H?.+,,A,c.,'f:BiN.. ��..,� * },± a `�Y`+fs J,'TNS �.r�',.--rt • -.,'1 ,.` 7r " tQ •4 t�s ,� ,, t - ,f ''tor y r y, .04 N N� lq_?Yj ♦ 't 3rd /` l t r �` ,n.1. f c' err. it \ ) \ `` %' /r `•- F l �• ♦ A 1i 7'�►j'4V'_e_ ,, , ..., , 1 .... ir,I,u-- ''' - •• f k4 .14,- . R. .... - . ---. 4 _ ,t. ,- , 7,,,,,,, '' : - , NATIONAL 13R FLOOD ZONE DEFINITIONS PROPERTY INFORMATION __ SPECIAL FLOOD HAZARD AREAS SUBJECT TO INUNDATION BY THE 1%ANNUAL COUNTY: HAWAII CHANCE FLOOD—The 1%annual chance flood(100-year flood),also known as the base TN k NO: (3)2.3.037-012 flood,is the flood that has a 1%chance of being equaled or exceeded in any given year. PARCEL ADDRESS: 615 PONAHAWAI STREET The Special Flood Hazard Is the area subject to flooding by the 1%annual chance flood. HILO,HI 96720 Areas of Special Flood Hazard include Zone A,AE,AH,AO,V,and VE The Base Flood FiRM INDEX DATE: APRIL 02,2004 Elevation(BFE)is the water-surface elevation of the 1%annual chance flood.Mandatory LETTER OF MAP CHAN flood insurance purchase applies in these zones: GE(S) 98-09-870P -Zone A: No BEE detemined. AMA FIRM PANEL(S): 15516608800 Zone AE: BEE determined, PANEL EFFECTIVE DATE: SEPTEMBER 16,1988 ■Zone AR Flood depths oft to 3 feet(usually areas of pending);BFE determined. r- )Zone AO: Flood depths of 1 to 3 feel(rtsuatiy sheet flow on sloping terrain); average depths determined. III III Zone V: Coastal flood zone with velocity hazard(wave action);no BFE determined. PARCEL DATA FROM: JUNE 2013 Zone VE Coastal flood zone with velocity hazard(wave action);BFE determined. IMAGERY DATA FROM: MAY 2005 •Zone AEF: Floodway areas in Zone AE. The floodway is the channel of stream plus any adjacent floodplain areas that must be kept free of encroachment so that IMPORTANT PHONE NUMBERS the 1%annual chance flood can be carried without increasing the BEE. County NFIP Coordinator NON-SPECIAL FLOOD HAZARD AREA—An area in a low-to-moderate risk flood zone. County of Havvai No mandatory flood Insurance purchase requirements apply,but coverage is available in Frank DeMarco,CFM (808)961-8042 participating communities. Stator NFIP Coordfnato( II Zone XS(X shaded): Areas of 0.2%annual chance flood;areas 011%annual Carol Tyau-Beam.P.E.,CFM (808)587-0267 chance flood with average depths of less than 1 foot or with drainage areas less Disclaimer.The Department of Land and Natural Resources(DLNR) than 1 square mile;and areas protected by levees from 1%annual chance flood. assumes no responsibility arising from the use of the information r_, c contained in this report Viewers/Users are responsible for verifying the Zone X: Areas determined to be outside the 0,2%annual chance floodplain. accuracy of the information and agree to indemnify the t7LNR from any OTHER FLOOD AREAS liability.which may arise from its use. Zonal): Unstudied areas where flood hazards are undetermined,but flooding Is if this map has been identified as PRELIMINARY'a'UNOFFICIAL', please note that it is being provided to informational purposes and is possible. No mandatory flood Insurance purchase requirements apply,but coverage not to be used for official/legal decisions,regulatory compliance,or flood Is available in participating communities. insurance rating. Contact your county NPIP coordinator for flood zone determinations to be used for compliance with local floodplain management regulations. 4 ., t • OF NEIL ABERCROMBIL '.' VYILLIAf/AAILA,dR, GOVERNOR OF HAWAII CHAIRPERSON laN r1 .�•%, 00kgrI WGMWATTZOTVA E MNU09AfiM' d•S'Indand7 ., '' � STATE OF HAWAII 13¢s ' 12 P 3 DEPARTMENT OF LAND AND NATURAL RESOURCES �i LAND DIVISION RECEIVED `T POST OFFICE BOX 621 °S CI ; €V ? state etNis' HONOLULU,HAWAII 96809 Pj,L L j. ;l,-' June 9,2014 MEMORANDUM TO: DLNR Agencies: _Div. of Aquatic Resources Div. of Boating&Ocean Recreation X Engineering Division _Div. of Forestry&Wildlife Div. of State Parks Commission on Water Resource Management _Office of Conservation&Coastal Lands X:Land Division—Hawaii District Historic Preservation FROM: ssell Y. Tsuji,Land Administrator SUBJECT: C of Zone Application (REZ 14-000177); Request: 1 Acre (A-1a) to Neighborhood Commercial—20,0000 Square Feet(CN-20) LOCATION: South Hilo,Hawaii;TMK: (3)2-3-037-012 APPLICANT: Transmitted for your review and comment is a copy of the above-referenced application. We would appreciate your comments on this application. Please submit any comments by June 27,2014. 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. ( ) We have no objections. ( ✓� We have no comments. ( ) Comments are attached. Sign Print name:(",,,pt /4:1 f Date: 0f,/,y __ cc: Central Files • i SidneyFuke, Planning Consultant , 100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 •Planning•Variance•Zoning Telephone:(808)969-1522•Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sidfuke @hawaiiantel.net i i ti PI i 3 I: 30 •Environmental Reports June 25, 2014 Mr. Duane Kanuha, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kanuha: Subject: Rezoning Application (REZ 14-000177) David and Brenda Camacho TMK: 2-3-037: 012 Thank you for providing me with a copy of agency comments to date regarding the subject application. In response to these comments, we provide the following: a. The County Office of Housing and Community Development commented that the affordable housing requirements are applicable to all rezoning requests. While true, please note that the requirements apply to residential and not commercial projects of this nature. In either event,the applicant will comply with the applicable provisions of Chapter 11 of the Hawaii County Code relating to Affordable Housing. b. The County Fire Department("FD")commented that fire access and fire flow requirements be met. This will be specifically addressed and complied with during the building permit process and completed prior to issuance of an occupancy permit. c. Pursuant to the State Department of Health's("DOH")comments,the requirements— if applicable - for an Underground Injection Control ("UIC") and National Pollutant Discharge Elimination System("NPDES")permits will be complied with relative to the installation of any drywells on the site. The applicant will also make sure that the contractor is aware of and complies with the appropriate construction noise and dust control measures outlined in the DOH's rules. Because the site is proposed for commercial use and was not intensively used for sugar cane production,the applicant does not believe that an environmental soils test is needed. Nevertheless, because of the nature of the proposed use (medical office),the applicant may decide to have one done anyway. d. The County Department of Environmental Management did not have any comments relative to wastewater and solid waste. Suffice to say, however, the project will install a septic system meeting with the requirements of the DOH. Solid waste will be disposed by commercial haulers in the County's landfill, while any medical related material will be segregated and appropriately disposed off. Planning Dept. JUN 201 Exhibit 10 --"0 9 2 5 8 0 • Mr. Duane Kanuha, Director June 25, 2014 Page 2 e. The County Police Department noted that the project should not generate any significant traffic and/or public safety concerns. f. Finally,regarding the County Department of Water Supply's("DWS") comments,the applicant is prepared to submit a water use calculation study to the DWS for its review and approval. Additional water commitments will be secured,if necessary. Likewise,the facilities charge will be paid and the appropriate meter size and backflow preventer will be installed. The applicant believes that the current water system—with a fire hydrant less than 150 feet from the subject site—should be sufficient to address the fire flow requirements of the FD. In the alternative,the project can be designed with added on-site measures—such as storage tank, sprinklers, etc. -that would address the FD's requirements. This will be demonstrated and done in conjunction with the submittal of a water system plan to the DWS. We trust that the above adequately responded to the comments to date. If not or if there are further questions or comments on this matter,please let me know. Thank you very much. Sincerely, SIDNEY M. FUKE Planning Consultant Copy—David Camacho,M.D. w/enclosures via email • SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 Telephone:(808)969-1522•Cell:(808)989-0640 •Planning•Variance•Zoning E-mail:sidfuke @hawaiiantel.net •Subdivision-Land Use Permits 3` 5 •Environmental Reports June 27,2014 ? Mr. Quirino Antonio,Manager-Chief Engineer Department of Water Supply COUNTY OF HAWAI'I 345 Kekuanao'a Street, Suite 20 Hilo, HI 96720 Dear Mr.Antonio: Subject: Rezoning Application (REZ 14-000177) Dr.David and Dr.Brenda Camacho TMK: 2-3-037: 012 Thank you for providing me with a copy of your comments, dated June 10, 2014,to the Planning Department regarding the subject application. Please be informed that the applicants intend to submit the required water use calculation study and pay the appropriate water commitment and facilities fees, if necessary. The applicants believe that the projected water use should be generally comparable or slightly more than the adjoining physical therapy office. This should be verified by the study. Regarding the fire flow requirements for commercial zone,we would like to note that there is a fire hydrant within 150 feet of the subject property. Further,this issue was also brought up in conjunction with the rezoning application for the adjoining physical therapy office. In that regard, a fire flow test was made, and subsequently the County Fire Department concurred that the existing system was sufficient. In that regard,please find enclosed pertinent correspondences on this matter. Given the projected and comparable medical office use,we trust that you can find that the existing system is satisfactory and thus obviate the need for a new water system to serve this site. Should you have further questions or comments on this matter,please let me know. Thank you very much for your attention and consideration of this matter. Sincerely, /4Arv, SIDNEY M. FUKE Planning Consultant Enclosures Copy—Planning Department w/enclosures David Camacho,M.D. w/enclosures via email SC JUL - 1 2014 Planning Dept. gy: Exhibit iI SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212 •Hilo, Hawaii 96720 •Planning•Variance-Zoning jai.10 .1111.W Telephone:(808)969-1522• Fax:(808)969-7996 • •Subdivision•Land Use Permits E-mail:sidfuke@hawaiiantel.net •Environmental Reports June 6,20.11. • Ms. BJ Leithead Todd,Director Planning Department COUNTY OF HAWAI'I 101 Pauahi Street Hilo, HI 96720 Dear Ms. Leithead Todd: • • Subject: Water Requirements—REZ 06-000038,Ord.No. 07137 Applicant—Guy Nakao' Ponahawai, South Hilo,Hawaii, TMK: 2-3-037:009 The subject property was rezoned into the Neighborhood Commercial(CN-20) district to enable the applicant,Mr. Guy Nakao,to relocate his physical therapy practice. to the subject site. The applicant has completed the construction plans for his new office and will be shortly applying for a building permit. . • In its March 23,2006 comments on the rezoning application,the Department of • . Water Supply("DWS')noted that water is available from the 6-inch line fronting the " subject property. However,there was a question as to whether the line/system was - adequate to meet the fire flow requirements: As such,the DWS asked that there be• improvements that would include the construction of an additional 8-inch water line' . along Ponahawai Street to form a"loop"in the overall water system. (Exhibit A) Your office initially recommended a condition that specifically mandated or • outlined—among other water related improvements-the construction of this.additional 8-- inch line water line. (Exhibit B) .However, in light of the possibility that the fire flow requirements could be satisfied without further improvements, your office thenagreed to modify that condition to essentially defer the water requirements to DWS rather than_ specifically mandating a particular system or improvements. The revised condition (Condition C)read, "The applicant shall construct water system improvements meeting • with the requirements of the Department of Water Supply,prior to the issuance ofd • Certificate of Occupancy." (Exhibit C) • • To address the DWS' requirements,the applicant conducted the required fire flow test of the existing water line and fire hydrants.in this area. Based on.the test, the County Fire Department on May 19,2011, concurred that the existing system was sufficient, and a copy of this approval was provided to the DWS. (Exhibit D) To bring this matter to a close,I participated in a June 1 meeting with Mr. Kurt Inaba and Ms. Shari Komata of the DWS. Also present were the applicant and his wife (. Ms.BJ Leithead Todd,Director June 6,2011 Page 2 as well as Mr. Yen Wen Fang of Engineering Partners,Inc. At this meeting,it was pointed out that: 1. The Fire Department agreed that the existing fire flow was adequate for the proposed physical therapy office; 2. Although the water system was adequate for the proposed project,the CN-20 zoning permits uses—such as a laundromat-that could render the existing system inadequate. However, given the applicant's imminent plan to construct his new office and goal of practicing there for at least 20+years, an alternative use on that property that could stress the water system appeared very unlikely over this period; and = 3. In February 2006, a 10-acre area situated less than 500 feet makai of the subject site was rezoned into the CN-20 district for.,a commercial shopping center. Given the magnitude of that project,the rezoning had specific conditions that mandated, among other improvements,the construction.of this 8-inch line. (Exhibit E) When and should that occur, the site of the proposed physical therapy office would be able to, although unnecessary, avail itself of this improved water system. Mr. Inaba acknowledged that although the existing water system may not meet its standard for a commercial zoning, given thefavorable fire flow tests and projected water demand for this project, it is adequate. Should the Planning Department concur, the DWS Would thus have no objections to not having this project install the parallel 8-inch water line and related improvements to form this loop system. • We trust that you can agree with the adequacy of the water system for this project as described above;And,if so,we respectfully request a letter of concurrence from your office, with a copy to the DWS. Thank you very much! Sincerely, SIDNEY M. PUKE Planning Consultant Enclosures - Copy—Mr. Kurt Inaba,DWS w/enclosures Mr. Guy Nakao w/enclosures Mr. Yen Wang Fen w/enclosures ..ngmneering partners, Inc. Progressive Solutions Letter of Transmittal Date: May 25,2011 EP JN: 7041-08-053 To: Department of Water Supply Re: Proposed Site Developattnt Plan for 345 Kekuanaoa Street Nakao Physical There v Hilo,Hawaii 96720 C?-1 = TMK: (3) 2-3-037: 0E? Attn: Manager-Chief Engineer 4 Efm • X •nit m We are transmitting the following item(s) via Q X delivery mail FedFx UPS Others: ?.1.:17 co Item Date. Copies `-- g Description 1 5/19/2011 1 Letter signed by County Fire Department Chief These are transmitted as checked below: _ For approval For review and comment Returned for corrections X For your use No exceptions taken As requested As noted Remarks: We have received an approval signature from the County Fire Department accepting the operation of the subject property based on the condition stated. The proposed project site is currently served by the two nearby fire hydrants on Ponahawai Street. Both hydrants are connected to the existing 8-inch waterline,not the 6-inch waterline. The two existing hydrants are adequate to serve the proposed project without additional hydrant on site or fronting the property as previously determined by the Fire Prevention Bureau. We are requesting that DWS considers the infeasibility of the originally required waterline improvement for this small scale development and this Fire Department approval for fire protection in determining the final decision on the project requirement. If you have any questions,please contact me at 930-7822 E GINEERING PARTNERS, INC. en Wen Fang,P.E Principal P.O.BOX 4159 • HILO,HI 96720 • TEL(808)933-7900 • FAX(808)933-3533 • CONTACT @EPIHAWAII.COM • WWW.EPIHAWAILCOM EXHIBIT D • e" . • i ngneOring arfners, n - - 5dittiern May IS, 2011 fire Premention gnrean CO-OntY Hawaii Aupuni Street Hilo,Hawaii 96720 AttentiOri: aritry Andrade,-Captaini.Ffrd Prevention Bureau. Stibject: Nakao Pilytleal Therapy office Building,.M6 (3)2-3-037:009 • This letter is in regard o tire protectiorrfOr the iproposeciNalao:Physical Therapy Office located on Pon0W Street in Hilo.Tlierosulfs ofthe lire 43/00.0110'W'tOgtPOlf4411I11411 our 1:#1,11,on March 2:3,2009 in the-vicinity of the glhOotio.porty irsaolog404.flig.:0;014044P011'Vtg#41,41-•qah 611iNfq ,c41914141-0thOgggtial flow of 3900 grim bf fiMPOWKBP.P41400).4.11,t,P0alt% :tiosk-ov4r;bUsW dn h&nuaumum ii0*Y61-04 ,/of 10 feet per second rule as set DkOarttOiat ofWatr Sup1y the ecisting 8-itia;Waterline can only deliver up to a maximum fibw of 1,5ii7 gprnat -1(l8 psi Tesidual pressure, • We:ate.requestingepproval from trio iee-Mpoomotto°perm the subject property based On the condition's. if you require additiotiatiriforingtion:Ayiea§t:oontaot tire ax:(808)91Qq812. 1:f you concur with the.information provided,please sign below and mail or fax Meek to us: We appreciate your assistance With this matter. Sincerely, SNOINESIZING PLAWYNgkSi, 004411r,kroegiy,Y0 Wert;Sang tailfcr)F.Afea*n.liutigi 0--2Etigittk.ticiii5:iiikii inc.,au,. 41.1gi."4100.1.21WMIAlicii$ MAY 19 2:011 Date 2011 05T 1 1431 1000 ' Yen Wen.Fang P.E . 1201.1.vira Date Principal Fire hi Comity of Hawail P.O.BOX 4159 • Em..,o,HI 96720 TEL(808)933-7900 • PAX(808)933-3533 • CONTACT@EPIIIAWAILCOM • WWW.EPIIIAWAILCOM • MA.2008 PROJECTS11041-08-053 IlAkA0 CI INICVLTR TO FIRE 2011-05-I8,DOC (' (r. Engineering Partners, inc. Progressive Solutions April 7, 2009 EP Job No.: 8171-08-053L03 Department of Water Supply County of Hawaii 345 Kekuanaoa Street Hilo,Hawaii 96720 Attention: Mr.Milton D. Pavao,P.E.,Manager Subject: Nakao Physical Therapy Office Building,Hilo TMK: (3)2-3-037: 009 Engineering Partners,Inc., as the authorized representative of Dr. Guy Nakao, is submitting the following letter and fire flow test results in an effort to reduce and/or relieve the proposed development of the subject property located on Ponahawai Street in Hilo from the conditions as specified by the Department of Water Supply, specifically off-site improvements. Please consider the following information and the attachments. Engineering Partners, Inc: and Department of Water Supply performed a fire hydrant flow test on March 23, 2009 for the Nakao Physical Therapy Clinic project, located on Ponahawai Street, mauka of the Kapiolani Street Intersection. The results were attached to Letter No. 8171-08-053L02 (attachment "A") dated March 25, 2009 and provided to the County of Hawaii Fire Prevention Bureau by Engineering Partners, Inc. The field data and subsequent calculations indicated that the water main fronting the subject property on Ponahawai Street can deliver 3,943 gpm of fire flow at 20 psi residual pressure. We have determined that the existing water system is capable of meeting the fire protection requirement of 2,000 gpm at 20 psi residual pressure, as specified by the Fire Prevention Bureau. We requested that the Fire Prevention Bureau provide evidence of their acknowledgement that, based on this data, the existing water main fronting the property is capable of providing adequate fire protection for the subject property. The attached signed letter was received March 31St The fire protection capabilities for the municipal water supply serving the subject property were called into question in a letter dated March 26, 2006 to Christopher J. Yuen,Planning Director of the County of Hawaii Planning Department (Attachment B"). In this letter, the availability of water supply to the subject property is confirmed, "however, it does not meet the fire-flow requirements for the proposed change of zone." The letter declares that "the existing waterlines in the area will need to be upgraded and/or modified to obtain the 2,000- gallons per minute fire-flow requirement for the proposed use." The following off-site improvements were proposed as conditions for development of the subject property: 1. Installation of a second 8-inch waterline along Ponahawai Street from Komohana Street (approximately 400 feet) that will connect to the existing 8-inch and 6-inch waterlines running parallel to each other, and 2. A connection between the 8-inch and the 6-inch waterlines to create a loop in the water system. As previously stated, please consider the attached documentation and fire flow test results. The Owner of the subject property has stated that if these conditions placed upon future development of his property are required, it will render his proposed development financially infeasible, especially in these difficult economic P.O.BOX 4159 • HILO,HI 96720 • TEL(808)933-7900 • FAX(808)933-3533 • CONTACT @EPIHAWAII.COM • WWW.EPIHAWAII.COM times. If the Department of Water Supply agrees that revision to the conditions for development of the subject property are warranted, please inform the County of Hawaii Planning Department and copy to the original recipients of the letter dated March 23,2006,Mr. Sidney Fuke and Dr. Guy Nakao. If you require additional information,please contact Josh Mitchell at(808) 933-7900 x227. We appreciate your assistance with this matter. Sincerely, ENGINEERING PARTNERS,INC. G I Yen Wen Fang,P.E� Principal Copy: Mr. Sidney Fuke Dr. Guy Nakao • M:12008 Projects18171-08-053 Nakao Clinic\Letter to DWS 2009-04-07.doc P.O.BOX 4159 • HILO,HI 96720 • TEL(808)933-7900 • FAX(808)933-3533 • CONTACT @EPIHAWAII.COM • WWW.EPIHAWAII.COM uF WAT nod �fjfl 29 sQ! I ! 94 flips' PLANNING _ •19: _ :/9 PLANNI fn L'or`i:`•7 Maf DEPARTMENT b'9Y Tgh tV*LY e COUNTY OF HAWAII p yt .. 3 4 5 KEKUANAOrA STREET, SUITE 20 • HILO, HAWAII 96720 _ TELEPHONE (808) 961-8050 • FAX (808) 961-8657 March 23, 2006 TO: Mr. Christopher J. Yuen,Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: 'CHANGE OF ZONE APPLICATION (REZ 06-000038) REQUEST: A-1A TO CN-20 APPLICANT—GUY'NAKAO TAX MAP KEY 2-3-037:009 • We have reviewed the subject application for the proposed Change of Zone and have the following comments and conditions. • The subject parcel currently has a service lateral for a 5/8-inch meter from the Department. Based on the prevailing water situation in the area,water can be made available from the existing 6-inch waterline along Ponahawai Street,which fronts the property, with a connection size subject to review and approval during the construction phase of the proposed development. • However, prior to issuing a water commitment to the proposed development, the following are required: 1. The anticipated maximum daily water usage, as recommended by a licensed engineer, registered in the State of Hawai`i,must be submitted. The water demand calculations should include all domestic use as well as any irrigation, and the Department reserves the right to make a final determination. 2. In accordance with the Department's Rules and Regulations, a water commiluient deposit shall be remitted. The applicant will be informed of the deposit amount upon final determination of the submittal required in Item No. 1. Upon completion of the above requirements, an official water commitment will be effected in accordance with the Department's Rules and Regulations. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change, depending on the water situation. _ fi:i e ; EXHIBIT EXHIBIT . % . 1114-nanaMman*of Water Sunnly iG an Fru'al f)nnntnjv ornvirlur anrt cma!rnior To fn...r.ornnlaint of rliccrirninaiinn write.I ISDA Director.O ffice of Civil Mx. Christopher J. Yuen;Planning Director Page 2 March 23, 2006 Water for consumption is available from the 6-inch waterline in Ponahawai Street that fronts the subject parcel; however,it does not-meet the fire-flow requirements for the proposed change of zone. In accordance with the Department's 2002 Water System Standards, the existing waterlines in the area will need to be upgraded and/or modified to obtain the 2,000-gallons per minute fire-flow requirement for the proposed use. Improvements include, but are not limited to: 1. Installation of a second 8-inch waterline along Ponahawai Street from Komohana Street (approximately 400 feet)that will connect to the existing 8-inch and 6-inch waterlines running parallel to each other, and 2. A connection between the 8-inch and the 6-inch waterlines to create a loop in the water system. Should there be any questions,please call Ms. Shari Komata of our Water Resources and Planning Branch a`-961-8070, extension 252. Sincerely yours, Milton D. Pavan, P.E. Manager SHK:sco copy- Mr. Sidney Fuke Dr. Guy Nakao • SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 •Planning•Variance•Zoning Telephone:(808)969-1522•Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sidfuke @hawaiiantel.net •Environmental Reports July 23, 2014 Mr. Duane Kanuha, Director Planning Department -- - COUNTY OF HAWAI'I :, 101 Pauahi Street Hilo,HI 96720 Dear Mr. Kanuha: Subject: Rezoning Application(REZ 14-000177) David and Brenda Camacho TMK: 2-3-037: 012 Thank you for providing me with a copy of the Department of Public Works' comments regarding the subject application. In response to its comments, we provide the following: 1. The Department confirmed that the site is within Zone X on the FIRM map. The applicant understands and accepts that any site generated drainage must be contained on-site. This will be done,if needed,through a system of drywells and in accordance with the NPDES and/or UIC permit requirements. 2. The Department further recommended that curb, gutters, and sidewalk be installed fronting the property. It also recommended that streetlights and possibly traffic control devices fronting the site may need to be installed by the applicant. These have been standard requirements for zone change in this area, and the applicant understands and accepts those requirements with the understanding that the recommended improvements be completed prior to or in conjunction with issuance of a certificate of occupancy permit for any commercial structure on the property. We trust that the above adequately responded to the comments. If not or if there are further questions or comments on this matter,please let me know. Thank you very much. Sincerely, 011\-94)\/.\,) SIDNEY M. FUKE Planning Consultant Copy—Dr. David Camacho w/enclosure of DPW comments via email SCANNED Planning Dept. JUL ,zot r By: i � 1 73 Exhibit 12. RCamachoREZ.mjj 7/30/14 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION DAVID AND BRENDA CAMACHO CHANGE OF ZONE APPLICATION (REZ 14-000177) Upon careful review of the request, the Planning Director recommends that a favorable recommendation of the request for a Change of Zone be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this position based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicants are requesting a change of zone from an Agricultural 1-acre(A-la) to a Neighborhood Commercial - 20,000 square foot(CN-20)zoning district in order to develop medical offices on the property. The design of the project is conceptual at this stage and includes two 1-story modular medical office buildings totaling approximately 6,200 square feet in size. With a common entry, each module, consisting of 3,100 square feet, would have its own waiting and reception areas, office,restroom, and examination rooms. The height of the single-story structure would not exceed 25 feet. Approximately 39 conventional parking stalls and 9 tandem parking stalls would be provided on-site. There would also be room in the front of the property for a 3,000- square foot building for future medical or office use. The applicants estimate infrastructure improvements (i.e. site preparation, driveway) will cost$1.5 million to construct and the project would be completed sometime in late 2015. In order to consider an area for any type of zoning designation,the applicable goals,policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The change of zone request from an A-la to a CN-20 zoned district conforms to applicable goals, policies and standards of the General Plan. The Land Use Pattern Allocation Guide(LUPAG) Map component of the General Plan is a representation of Re: Bill 304/Comm. 1095 the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested change of zone to a CN-20 district conforms to the LUPAG Map, which designates the property and its immediately surrounding area as Medium Density Urban. Such designation may allow neighborhood commercial uses, including office and retail uses. Therefore, the requested Neighborhood Commercial zoning is consistent with the Medium Density Urban designation on the LUPAG Map for this area of Hilo. The proposed rezone also conforms to the following goals and policies of the Natural Beauty and Land Use elements of the General Plan: • Protect scenic vistas and view planes from becoming obstructed. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. • Require developers to provide basic infrastructure necessary for development. The hillside that makes up the 2-3-37 plat, which the property is located in, is identified in the General Plan Natural Beauty element as an area of natural beauty for the view plane looking towards Hilo Bay from the hilltop. The applicants propose to limit the building height of all structures to 25 feet or one-story in order to preserve the view plane of Hilo Bay for adjacent neighbors looking mauka of the property and motorists traveling on Komohana and Ponahawai Streets. The Zoning Code limits the height of structures within the CN-zoning districts to 40 feet. We applaud the applicants for proposing a one- story height for its proposed structures to maintain the view plane,but note that the maximum height allowed within this zoning district is still less than the 45-foot height limit allowed within the property's existing Agricultural zoning classification. Either way, we do not believe that any structure built to the maximum height limit will have a significant adverse impact upon visual resources due to the slopes of individual properties along this section of Ponahawai Street and the orientation of Ponahawai Street that already provides a view corridor directly towards the ocean. The applicants will provide -2- necessary on-site infrastructure to support development of the property with commercial land uses as well as curb, gutter, sidewalk, and drainage improvements to the frontage of the property along Ponahawai Street. The rezone to Neighborhood Commercial will allow the applicants to provide goods and services to Hilo neighborhoods in an area that is served by infrastructure,which will result in a more appropriate land use pattern that will further the public necessity and convenience. All essential infrastructure to support the proposed rezoning is or can be made available to the site. The property fronts Ponahawai Street, which has a right- of-way width of 60 feet with a 24-foot wide pavement and 4-foot wide grassed shoulders. The subject property and the adjoining property(TMK 2-3-037:011) to the east each have a 15-foot wide access easement fronting Ponahawai Street for a combined width of 30 feet. Each property has reciprocal access rights over this easement. The applicants propose to construct a 20-foot wide paved private roadway from Ponahawai • Street to the project site over this common easement. The applicants are also amenable to providing curb, gutter, and sidewalk improvements fronting the property along Ponahawai Street as recom mended by the Department of Public Works. County water is available from an existing 6-inch waterline fronting the property along Ponahawai Street. According to the Department of Water Supply, the existing waterlines in the vicinity are not adequate to provide the required 2,000-gallons per minute of fire flow for commercial zoning. According to the applicants, a fire flow test conducted for the nearby physical therapy office determined that the existing water system was sufficient to provide fire protection to that property. The Fire Department concurred with the results of the test for the nearby property. The applicants will work with the Fire Department and Department of Water Supply in order to provide adequate fire protection for the development of commercial uses on the subject property. Additionally,there is a fire hydrant within 150 feet of the subject property, which is a requirement of commercial zoning. The property is not currently serviced by the County sewer system and therefore the applicants will install a septic system meeting the requirements of the Depailinent of Health to handle wastewater disposal for the development. In the event the County sewer -3- system is extended along Ponahawai Street fronting the property, the applicants are amenable to connecting to the sewer line. Only a small portion of the southwest corner of the property is in Flood Zone"A", the remainder of the property is located in Zone "X," which is an area determined by FEMA to be outside of the 500-year flood plain. Electrical and telephone services are available to the property. Police and fire services are available less than one mile from the site. Medical services are available nearby in Hilo. The request is not contrary to Chapter 205A, Hawai'i Revised Statutes, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is not proximate to the shoreline and therefore will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access that traverses the property. According to the applicants, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. In view of the Hawai'i State Supreme Court's "PASH"and "Ka Pa'akai 0 Ka'Aina"decisions,the issue relative to native Hawaiian gathering and fishing rights must be addressed in terms of the cultural,historical, and natural resources and the associated traditional and customary practices of the site: • Investigation of valued resources: No formal archaeological, floral or faunal studies were conducted of the property because it has historically been cultivated in sugar cane. • The valued cultural,historical, and natural resources found in the rezoning area: According to the applicants,there are no valued cultural,historical and natural resources found on the property because it was previously used for growing sugar cane. • Possible adverse effect or impairment of valued resources: Given the scope of previous agricultural use of the property and the property's urban setting,no -4- known rare, threatened, or endangered species are known to inhabit the parcel or are expected to be discovered on the site. • Feasible actions to protect native Hawaiian rights: According to the applicants, no gathering or other cultural practices are taking place on the site. Thus, to the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights; therefore, no action is necessary to protect these rights. Lastly, this approval is made with the understanding that the applicants remains responsible for complying with all other applicable governmental requirements in connection with the approved use, prior to its commencement or establishment upon the subject properties. Additional governmental requirements may include the issuance of building permits, the installation of approved wastewater disposal systems, compliance with the Fire Code, installation of improvements required by the American with Disabilities Act (ADA), among many others. Compliance with all applicable governmental requirements is a condition of this approval; failure to comply with such requirements will be considered a violation that may result in enforcement action by the Planning Department and/or the affected agencies. Based on the above findings, the request to rezone the property from an Agricultural 1-acre(A-1 a) to a Neighborhood Commercial 20,000-square foot (CN-20) zoned district would result in an appropriate land use pattern and further benefit the general public. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map),Article 8, Chapter 25 (Zoning Code)is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -5- COUNTY OF HAWAII +_ ` /:•i STATE OF HAWAII •�r+of BILL NO. ORDINANCE NO. NAWAN14 drAr) AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAI`I COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL—ONE ACRE (A-1 a)TO NEIGHBORHOOD COMMERCIAL—20,000 SQUARE FEET(CN-20)AT PONAHAWAI, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY: 2-3-037:012. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawai`i County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Ponahawai, South Hilo, Hawai`i, shall be Neighborhood Commercial—20,000 square feet(CN-20): BEGINNING AT A POINT AT THE NORTHEAST CORNER OF THIS PARCEL OF LAND BEING ALSO THE NORTHWEST CORNER OF LOT 4 AND ON THE SOUTHEASTERLY SIDE OF PONAHAWAI STREET THE COORDINATES OF SAID POINT OF BEGINNING REFERRED TO GOVERNMENT SURVEY TRIANGULATION STATION"HALAI"BEING 817.60 FEET SOUTH AND 664.56 FEET EAST AND RUNNING BY AZIMUTHS MEASURED CLOCKWISE FROM TRUE SOUTH: 1. 322° 30' 445.00 FEET ALONG LOT 4; 2. 52° 30' 100.00 FEET ALONG LOT 6; 3. 142° 30' 425.00 FEET ALONG LOT 6; THENCE ALONG LOT 6 ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 20.00 FEET, THE CHORD AZIMUTH AND DISTANCE BEING; 4. 187° 30' 28.28 FEET TO A POINT AT THE SOUTHEASTERLY SIDE OF PONAHAWAI STREET; 5. 232° 30' 80.00 FEET ALONG THE SOUTHEASTERLY SIDE OF PONAHAWAI STREET TO THE POINT OF BEGINNING AND CONTAINING AN AREA OF 1.020 ACRES, MORE OR LESS. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. In accordance with Section 25-2-44, Hawai`i County Code 1983 (2005 Edition), the County Council finds the following conditions are: Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (1) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment 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. -2- SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hilo, Hawai`i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -3- CCamachoREZ.mjj 7/30/14 DAVID AND BRENDA CAMACHO CHANGE OF ZONE APPLICATION (REZ 14-000177) CONDITIONS OF APPROVAL A. The applicant(s), successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Prior to the issuance of a water commitment by the Department of Water Supply, the applicants shall submit the anticipated maximum daily water usage calculations as prepared by a professional engineer licensed in the State of Hawai`i. The required water commitment payment shall be submitted to the Department of Water Supply(DWS) in accordance with its "Water Commitment Guidelines Policy"within 180 days from the effective date of this ordinance. C. The applicants shall install a reduced pressure type backflow prevention assembly within five (5) feet of the existing water meter and any additional water meters on private property, which must be inspected and approved by the Department of Water Supply prior to issuance of a Certificate of Occupancy. D. Prior to the issuance of a Certificate of Occupancy, the applicants shall implement any improvements required by the Fire Department and/or DWS to ensure that fire protection requirements can be met for commercial zoning. E. The applicants shall relocate and adjust the Department of Water Supply's water system facilities that are affected by construction of improvements within the Ponahawai Street right-of-way fronting the subject property that are required by this ordinance. F. Construction of the proposed development shall be completed within five(5)years from the effective date of this ordinance. Prior to construction, the applicants shall secure Final Plan Approval from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and 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's Rule No. 17 (Landscaping Requirements) and Chapter 25 (Zoning Code), Hawai`i County Code. G. All driveway connections to Ponahawai Street shall conform to Chapter 22 (County Streets)of the Hawai`i County Code. H. The applicants shall provide improvements to the property's entire frontage along Ponahawai Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. I. Streetlights and traffic control devices, as may be required by the Traffic Division, Department of Public Works, shall be installed by the applicants at no cost to the County. J. Should the applicants submit plans to establish a land use beyond what is proposed in the application, 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 applicants shall implement, when required by the Department of Public Works, at no cost to the County, any transportation improvements deemed necessary by the Department of Public Works. K. All development-generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. A drainage study shall be prepared and submitted to the Department of Public Works prior to the issuance of Final Plan Approval. Any drainage improvements, if required, shall be constructed meeting with the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. L. During construction,measures shall be taken to minimize the potential of both fugitive dust and runoff sedimentation. Such measures shall be in compliance with construction industry standards and practices utilized during construction projects of the State of Hawaii. M. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawai`i County Code. N. Comply with Chapter 11-55, Water Pollution Control, Hawaii Administrative Rules, Department of Health, which requires a NPDES permit for certain construction activity. -2- O. Construction activities must comply with the provisions of Hawai`i Administrative Rules, Chapter 11-46, "Community Noise Control." P. The applicants shall install a septic system meeting with the requirements of the Department of Health prior to the issuance of a Certificate of Occupancy. In the future, should a public sewer system be installed in Ponahawai Street fronting the subject property,the applicants shall connect to the sewer system. Q. 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. R. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the applicants shall comply with the requirements of Chapter 11, Article 1, Hawai`i County Code relating to the Affordable Housing Policy. This requirement shall be approved by the Administrator of the Office of Housing and Community Development prior to Final Plan Approval for any new residential development. S. If the applicants,successors, or assigns develop residential units on the subject property, the applicants shall make its fair share contribution to mitigate the potential regional impacts of the property with respect to parks and recreation, fire,police, solid waste disposal facilities and roads for the additional lots or units created. The fair share contribution shall become due and payable prior to receipt of Final Plan Approval. The fair share contribution for each lot shall be based on the actual number of residential units developed. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three years after the effective date of this ordinance, based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair share contribution shall have a combined value of$8,542.61 per multiple family residential unit ($13,312.70 per single family residential unit). The total amount shall be determined by the actual number of units according to the calculation and -3- payment provisions set forth in this condition. The fair share contribution per multiple family residential unit(single family residential unit) shall be allocated as follows: • $4,213.83 per multiple family residential unit($6,419.62 per single family residential unit)to the County to support park and recreational improvements and facilities; • $133.18 per multiple family residential unit($309.68 per single family residential unit)to the County to support police facilities; • $409.67 per multiple family residential unit($611.66 per single family residential unit)to the County to support fire facilities; • $182.59 per multiple family residential unit($267.79 per single family residential unit)to the County to support solid waste facilities; and • $3,603.34 per multiple family residential unit($5,703.94 per single family residential unit)to the County to support road and traffic improvements. In lieu of paying the fair share contribution,the applicants 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. T. 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. U. The applicants shall comply with all applicable County, State and Federal laws,rules, regulations and requirements. V. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicants, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. -4- 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 applicants should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. W. 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. -5- CN-10 OPEN 4 4440* OPEN A-la A-la CN-10 CN-10 RS-7.5 CN-20 CN-10 CN-10 \S� A-la ■%AP QO at�6c dAta AGRICULTURAL-ONE ACRE(A-1a)TO 66456E NEIGHBORHOOD COMMERCIAL-20,000 SQUARE FEET(CN-20) 1.020 ACRES A-la CN-20 O CN-20 CN-20 PD A-la A-ln CN-20 " Pb /CN-20 CN-20 4\i, (),tJ J�v♦ • RS-7.5 �J PO R- 7.5 R5-75 R RM-4 �.5 i Feet 0 500 1,000 1,500 2,000 AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM AGRICULTURAL - ONE ACRE (A-1a)TO NEIGHBORHOOD COMMERCIAL - 20,000 SQUARE FEET (CN-20) AT PONAHAWAI, SOUTH HILO, HAWAII MAP PREPARED BY: TMK:(3)2.3 os�:o12 COUNTY OF HAWAII, PLANNING DEPARTMENT DATE:May 30,2014 EXHIBIT"A" Camacho Map:1347 rn N o o o 1 � o v C A � •- W pA � C1) A Z O N r„ 414 0 1-I IN 11410 N 41 g W } i eu a•3tl,a k .,,* - Irmik- ,01,,,c3t,,,,,,,,,,,, :-. 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ALSO PRESENT: Duane Kanuha (Planning Director), Margaret Masunaga(Deputy Corporation Counsel for the Windward Planning Commission), William Brilhante(Deputy Corporation Counsel for the Planning Director) from 1:02 p.m., Daryn Arai (Planning Program Manager), Jeff Darrow (Staff Planner), Maija Jackson(Staff Planner), to 6:30 p.m., Christian Kay(Staff Planner), Sarah Hata-Finley(Commission Secretary), Kim Tanaka(Secretary), to 4:30 p.m., and Melissa Dacayanan (Planning Commission Support Technician), to 4:30 p.m. And approximately 39 people from the public in attendance. APPLICANT: DAVID AND BRENDA CAMACHO (REZ 14-177) Application for a Change of Zone from Agricultural 1-acre(A-1 a) to Neighborhood Commercial-20,000 square feet(CN-20) for approximately 1.02 acres of land. The property is located along the south side of Ponahawai Street approximately 780 feet east(makai) of the Komohana Street and Ponahawai Street intersection, Ponahawai, South Hilo, Hawai'i, TMK: 2- 3-037:012. MIYASATO: The second item on the agenda is David and Brenda Camacho. JACKSON: Thank you, Mr. Chair. Good afternoon, Commissioners. MOSES: Good afternoon. MIYASATO: Good afternoon. JACKSON: The next item on the agenda is also a Change of Zone request. The Applicants are David and Brenda Camacho. The subject property is located in the South Hilo District in the Ponahawai area of Hilo. The property is shown on the slide, in the middle of the slide, with a red outline. You see Ponohawai Street running in a general east-west direction through the middle of the slide, and then you have Komohana Street running in a north-south direction on the left side of the slide. 1 Re: Bill 304/Comm. 1095 The subject property has about eighty feet of frontage along Ponohawai Street, and it's currently zoned Agricultural - 1 acre which is shown in the green. This area has been transitioning, however, over to Commercial zoning as well as Multi-Family Residential zoning. The Commercial zoning is shown on the map in pink, and the Multiple-Family Residential is shown in the dark brown and light brown just to the east of the subject property. This is a General Plan Map for the area. You can see that this whole area of Ponahawai extending from Waianuenue Street all the way over to Kukuau and beyond is in the Medium Density Urban area, which is designated for Multiple-Family dwelling as well as commercial uses. And this is the State Land Use District Map for the property. I just showed that to show that this entire area is in the Urban district, rather than Agricultural, even though the zoning is currently Agricultural. This is an aerial view of the property. You have Ponahawai Street in the left corner of the property. The subject property is outlined in red. This structure here, that's two lots to the east is a physical therapy office that was recently constructed. And the structure just to the east is a single-family dwelling. This structure to the west is a multiple-family dwelling. I believe there's four units in it. And then it's off of the map, but you have the Pu'uhonu Street medical offices in this general area, and then there's a large church just off of the map to the north on the other side of Ponahawai Street. The Applicants are requesting a Change of Zone from Agricultural - 1 acre to Neighborhood Commercial - 20,000 square feet for just over an acre of land. They are proposing to develop three medical office buildings on the property totaling approximately 9,300 square feet in size. And this is a site plan of the proposed development. You have Ponahawai Street on the left side of the slide. There is a shared access easement with the adjoining lot to the east. Each of these lots has a 15-foot wide access easement and they have reciprocal rights over each other's easements for access. So combined there's a 30-foot wide right-of-way here for access and the Applicants' proposing to construct a 20-foot wide paved roadway into the site which you can see along the top of the property. The two main structures that the Applicants' proposing are in the middle of the slide, and you can see they're connected by a breezeway and, and that is kind of the first phase development that they're envisioning. And then in the future there is space for a future--future medical building near the road. This is a view of the property and Ponahawai Street looking east towards Hilo Bay. You can see the property is on the right hand side where the sign is posted. This is a view of the location of the future access. So this is the neighbor's current driveway. The 20-foot wide paved driveway would be in this general location where the mailbox is now. And then this is a view of the property. The property is on the left side looking west towards Komohana Street. And this is just an example of the curb, gutter, and sidewalk improvements that the Applicant would need to install fronting Ponahawai Street. These are the improvements along the physical therapy office located just to the east. And then you can see the church, the existing church, off in the distance. 2 So the Planning Director's recommending a favorable recommendation to the County Council for this Change of Zone request. And since you received your Background and Recommendation reports, we did have one other submittal to you which was a revised condition on the yellow paper. This is just to add--add in timing for the Applicant to install the roadway improvements and we put that, that timing would be prior to the Certificate of Occupancy for any commercial uses on the property. Are there any questions? MIYASATO: Thank you, Maija. Would the Applicant or representative please come forward? FUKE: Hi, good afternoon again. MIYASATO: Okay, raise your right hand. Do you swear or affirm to tell the truth on this matter now before the Hawai`i County Planning Commission? FUKE: Yes, I do. MIYASATO: Okay, state your name. FUKE: And, for the record, my name is Sidney Fuke. I'm here assisting the applicant, Dr. Brenda Camacho and Dr., and her husband, Dr. Camacho. Essentially what it is, is like the Camachos are, are neighbors, neighbors to me and they approached me for some assistance in, with this rezoning process so I gladly decided to help them. As some of you may know, Dr. Camacho, Brenda Camacho, who's here in the audience is a pediatrician. She currently has an office. Her building is on Mohouli Street. Basically she's kinda like outgrown that area, that building, so she and her husband both decided to proceed with this particular project. Basically as you, as the staff had pointed out, it's essentially like two modules, and one of the modules would be operated by her and her staff, and the other one is like by an unknown physician that they have tentative arrangements to, to occupy. They have space in the front to eventually construct an additional 3,000 square foot office building for another physician,but that's kinda like down the road. Their immediate plan right now is to just proceed with the two modular approach that the staff had described earlier. The, I think that the staff covered pretty much like all of the different, you know, nuances relating to the project relative to infrastructure. The only point is that the proposed, added condition, you know relative to the timing of when the curb, gutter, and sidewalk section would be constructed is totally acceptable. The balance of the staff's proposed conditions, as well as the Background Report, we found to be acceptable as well. So if there are any questions, I'd be more than happy to answer. MIYASATO: No questions? Thank you. FUKE: Thank you. MIYASATO: We have no public testimony for this application. We have any discussion, Commissioners? 3 MOSES: Can I make a motion? I move that a favorable recommendation be forwarded to the County Council on the application for Change of Zone, REZ 14-000177,based on the Planning Director's Recommendation and proposed conditions. HENKEL: Second. MIYASATO: Motion by Commissioner Moses and seconded by Commissioner Henkel. JACKSON: Okay, I will take the roll. Commissioner Moses? MOSES: Aye. JACKSON: Commissioner Henkel? HENKEL: Aye. JACKSON: Commissioner Heaukulani? HEAUKULANI: Aye. JACKSON: And Mr. Chair? MIYASATO: Aye. JACKSON: Okay, the motion passes four, zero. MIYASATO: You'll be notified in writing. The discussion ended at 12:54 p.m. Respectfully submitted, Sarah Y. Hata-Finley, Secretary Windward Planning Commission 4