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HomeMy WebLinkAboutCOM 0754.000 2014-2016 '04-!7;°1•1:.-544. .. �� Randall M.Kurobara : -i v.,' Managing Director • William P.Kenoi ' :• Mayor '� ---.111* _ Robert H.Command ��>i ..4.0---- Deputy Managing Director C1 flt3 of i.�� fl ®fftri of flpAtztvor 25 Aupuni Street,Suite 2603 • Hilo,Hawai`i 96720 • (808)961-8211 • Fax(808)961-6553 KONA: 74-5044 Ane Keohokalole Hwy.,Bldg.C • Kailua-Kona,Hawai`i 96740 (808)323-4444 • Fax(808)323-4440 March 14, 2016 Dru Kanuha, Council Chair and Members of the County Council - County of Hawaii u 25 Aupuni Street 72 Hilo, HI 96720 , LJ Dear Chairman Kanuha and Members: ^3 r = SUBJECT: State Land Use Boundary Amendment(SLU 15-000045) Request: Agricultural to Urban Change of Zone Application(REZ 15-000197) Request: A-20a to ML-20 Applicant: Milo Street Ventures,Inc. Tax Map Key: 1-6-152:020 /Change of Zone Application (REZ 15-000199) Applicant: Pulama `Aina Trust Request: RS-10 to MCX-20 Tax Map Key: 2-2-035:060 Change of Zone Application (REZ 16-000200) Applicant: Francis H. and Martha A.Rodillas Request: FA-2a to FA-la Tax Map Key: 2-5-040:042 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's letters and enclosures regarding the above-referenced request. Sincere , William P. Kenoi Mayor -•-� Enclosures Comm. No. 5q cc: Planning Department Ref. To: PG Ref. Date MAR 1 6 2016 / B; 1 t 'to% ` County of Hawai`i is an Equal Opportunity Provider and Employer. ::(*li\':-' f:;\VI.\' County of Hawaii WINDWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawaii 96720 Phone(808)961-8288 • Fax(808)961-8742 MAR 14 2016 Dru Kanuha, Council Chair C) and Members of the County Council ,, - County of Hawai`i - _a -; 25 Aupuni Street Hilo, HI 96720 Dear Chairman Kanuha and Council Members: - SUBJECT: Change of Zone Application (REZ 15-000199) `" Applicant: Pulama `Aima Trust Request: RS-10 to MCX-20 Tax Map Key: 2-2-035:060 The Windward Planning Commission, at its duly held public hearing on March 3, 2016, recommended for your approval the proposed legislative bill for a Change of Zone from a Single Family Residential— 10,000 square feet(RS-10) to an Industrial-Commercial Mixed—20,000 square feet(MCX-20) zoning district for 21,050 square feet of land. The property is located along the west side of Kanoelehua Avenue, approximately 300 feet south of Hualani Street in the Waiakea House Lots, Waiakea, South Hilo, Hawai`i. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the request: Change of zone for 21,050 square feet of land from RS-10 to MCX-20 to accommodate the construction of a 6,000-square foot office building and associated improvements. To facilitate this, the applicant is proposing to demolish a vacant, dilapidated, single-family dwelling situated toward the rear of the property. A minimum of 37 parking stalls, including two (2) handicapped stalls will be provided on-site. 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 Hawai`i County is an Equal Opportunity Provider and Employer Dru Kanuha, Council Chair and Members of the County Council Page 2 through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single-Family Residential 10,000 square feet(RS-10) to the Industrial-Commercial Mixed (MCX-20) zoned district will conform to the goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals,policies and standards of the General Plan in that the proposed project will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The request conforms to the Land Use- Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation,utilities and other amenities." The Land Use Pattern Allocation Guide(LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated for industrial uses on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the LUPAG Map designation for this area of Hilo. Dru Kanuha, Council Chair and Members of the County Council Page 3 The State Land Use designation is Urban. The Hilo Community Development Plan (CDP), adopted in 1975, suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The advantage of this area is its close proximity to water, air transportation terminals, harbor facilities, and a robust roadway network. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawai`i County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. The 21,050 square foot property is rectangular in shape and relatively flat. The property was fully cleared and improved for residential use with a single-family dwelling situated at the rear of the property, which was constructed in 1974. That dwelling has become vacant and dilapidated. The applicant plans to demolish the dwelling in order to construct the office building. The land uses in the immediate area are a mix of commercial, industrial and residential uses. Immediately adjacent properties are zoned RS-10, ML-10, and MCX-20. Hilo International Airport is zoned ML-20 and located east of the property. Commercial and/or industrial uses nearby include a retail paint store, a cable company with cable truck storage areas, office buildings and a gas station. The area has been undergoing a transition from single-family residential uses to commercial and light industrial over the past 30 years. The property directly adjacent to the south of the subject property was rezoned to MCX-20 in 2006 and a property across Kanoelehua Avenue to the east was rezoned to MCX-20 in 2012. All utilities and services are available to the site. Access to the project site would be from Kanoelehua Avenue which, in this area, is a six(6) lane, State maintained highway with a divided median with 30-foot wide pavements within each travelway within a 120-foot right-of-way. Due to the divided highway condition, no left-turn movement into the property is possible, with only right-in and right-out movements Dru Kanuha, Council Chair and Members of the County Council Page 4 permitted. Curb, gutters and sidewalks have been installed on the western side of Kanoelehua Avenue. Traffic is expected to increase due to the proposed project, however, vehicular movements, including those of employees, are not anticipated to exceed 20 AM/PM peak hour trips. County water is available to the site from an existing 12-inch waterline within Kanoelehua Avenue fronting the subject parcel. In addition, there is an existing 5/8-inch County water meter limited to a maximum daily usage of 600 gallons per day total, which the applicant anticipates would be sufficient for the proposed office use. According to the Department of Environmental Management,the property is currently not accessible to the County sewer system. Should the applicant wish to connect to the County sewer system, a sewer line would either need to be installed within the Kanoelehua Avenue right-of-way or an easement would be required to be obtained from private properties which are currently accessible to the County sewer system. The applicant also has the option to install an individual wastewater disposal system meeting with the requirements of the State Department of Health. Solid waste will be handled by commercial haulers. Electricity, telephone, and all other essential utilities and services are available to the site. The project site has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The property is located within Flood Zone "X", areas determined to be outside the 500-year floodplain. All development generated storm run-off shall be require to be disposed of on-site and not allowed onto adjacent properties or roadways. According to the State Department of Transportation-Airports Division, the subject property is located 680 feet from the end of Runway 3 at Hilo International Airport. Due to this close proximity to the Airport,the project may be subject to FAA requirements relative to construction activities,proposed structures, and related facilities. A condition of approval will reflect the need for compliance. As the property was already improved with a dwelling, no professional archaeological survey was conducted of the site. By letter dated November 30, 2015, the applicant requested a letter of no effect from the DLNR Historic Properties Division (SHPD), however they have not responded as of this writing. The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the Planning Department will be notified. Dru Kanuha, Council Chair and Members of the County Council Page 5 No professional flora or fauna surveys were conducted, as the applicant does not believe that rare or endangered floral or faunal resources are on the improved site. The property is located in an urban setting close to existing industrial and commercial uses and fully developed with a single-family dwelling. 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 located more than one mile from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the properties. According to the applicant, 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. Therefore, no action is necessary to protect these rights. This favorable recommendation is made with the understanding that the applicant remains responsible for complying with all other applicable governmental requirements in connection with uses permitted within the Agricultural zoning district, prior to its commencement or establishment upon the subject property. 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 favorable recommendation; 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, approval of this change of zone request from a Single-Family Residential(RS-10) to an Industrial-Commercial Mixed (MCX-20) zoning district would result in an appropriate land use pattern that will further benefit the general public. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map), Chapter 25 (Zoning Code) of the Hawai`i County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. Dru Kanuha, Council Chair and Members of the County Council Page 6 We are enclosing copies of the staff Background, Planning Director's Recommendation, the Power point presentation and a draft transcript of the hearing for your information. Since ly,1�� Ch: eau ulani, Chairman Windward Planning Commission LPulamaAinatrustREZ 15-199wpc 1 Enclosures cc: Sidney M. Fuke, Planning Consultant Pulama `Aina Trust Department of Public Works Department of Water Supply Department of Land &Natural Resources-HPD DOT-Highways, Honolulu William Brilhante, Esq., Corporation Counsel BPulamaAinaTrustREZ.doc-CRK2.8.16 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT PULAMA `AINA TRUST CHANGE OF ZONE APPLICATION (REZ 15-000199) PULAMA `AINA TRUST,has submitted an application for a Change of Zone from a Single- Family Residential-10,000 square feet (RS-10)to an Industrial-Commercial Mixed-20,000 square feet(MCX-20) zoning district for 21,050 square feet of land. The property is located along the west side of Kanoelehua Avenue, approximately 300 feet south of Hualani Street in the Waiakea Houselots, Waiakea, South Hilo, Hawai`i,TMK: 2-2-035:060. PROPOSED ACTION 1. Request: Change of zone for 21,050 square feet of land from RS-10 to MCX-20 to accommodate the construction of a 6,000-square foot office building and associated improvements. To facilitate this, the applicant is proposing to demolish a vacant, dilapidated, single-family dwelling situated toward the rear of the property. A minimum of 37 parking stalls, including two (2)handicapped stalls will be provided on-site. (Planning Department Exhibit 1 - Change of Zone application) 2. Landowners: Pulama `Aina Trust. STATE AND COUNTY PLANS 3. State Land Use Designation: Urban. 4. General Plan LUPAG Map: Industrial. 5. County Zoning: RS-10. 6. Hilo Community Development Plan: The Hilo Community Development Plan adopted by Planning Commission Resolution No. 1 on May 21, 1975 identifies the area as RS-10. 7. Special Management Area: The project site is located more than one mile from the shoreline and is not in the SMA. -1- DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 8. Subject Property: The 21,050 square foot property rectangular in shape and relatively flat. The property was fully cleared and improved as a residential use with a single- family dwelling situated at the rear of the property, which was constructed in 1974. That dwelling has become vacant and dilapidated. The applicant plans to demolish the dwelling in order to construct the office building. 9. Surrounding Zoning and Land Uses: The land uses in the immediate area are a mix of commercial, industrial and residential uses. Immediately adjacent properties are zoned RS-10, ML-10, and MCX-20. Hilo International Airport is zoned ML-20 and located east of the property. Commercial and/or industrial uses nearby include a retail paint store, a cable company with cable truck storage areas, office buildings and a gas station. The area has been undergoing a transition from single-family residential uses to commercial and light industrial over the past 30 years. The property directly adjacent to the south of the subject property was rezoned to MCX-20 in 2006 and a property across Kanoelehua Avenue to the east of the subject property was rezoned to MCX-20 in 2012. 10. Agriculture Lands of Importance to the State Of Hawaii(ALISH): Unclassified. 11. Land Study Bureau's Productivity Rating: Unclassified. 12. U.S.D.A. Soil Type: Keaukaha extremely rocky muck, 6 to 20 percent slopes (rKFD). The Keaukaha Series consists of well drained, thin organic soils over pahoehoe lava bedrock. Runoff is medium, erosion hazard slight and shrink-swell potential high. These soils are usually moist,but when dried, they have high shrinkage but low swelling potential. 13. Noise Impacts: Existing ambient noise includes airport/aviation use, traffic, wind and foliage. Short-term noise impacts associated with the project will be temporary with compliance to all applicable State rules governing construction noise abatement. 14. Air Quality: The proposed project should not directly impact air quality in the area. The only impact to air quality would be associated with vehicular traffic to and from the site. 15. Flood Zone: Zone "X", an area outside of the 500-year flood plain. 16. Flora/Fauna Resources: As the project site is improved with a dwelling, no -2- professional surveys were conducted of the site. The property is located in an urban setting in close proximity to the airport and various commercial uses. According to the applicant, there are no known rare or endangered plant or animal species on the site. 17. Archaeological/Historical Resources: As the property is improved,no professional surveys were conducted of the site. By letter dated November 30, 2015, the applicant requested a letter of"no effect"from the State DLNR-SHPD. 18. Cultural or Native Gathering Rights: The property does not contain any features of cultural importance and there is not history of traditional gathering associated with the property. The proposed rezone would not affect the exercise of traditional or customary Native Hawaiian rights in the area. 19. Public Access: There is no record of a designated public access that traverses the property. PUBLIC UTILITIES AND SERVICES 20. Access: Access to the project site would be from Kanoelehua Avenue which, in this area, is a six (6) lane State maintained highway with a divided median with 30-foot wide pavements within each travelway within a 120-foot right-of-way. Due to the divided highway condition, no left-turn movement into the property is possible, with only right-in and right-out movements permitted. Curb,gutters and sidewalks have been installed on the western side of Kanoelehua Avenue. Traffic is expected to increase due to the proposed project,however, vehicular movements, including those of employees, are not anticipated to exceed 20 AM/PM peak hour trips. 21. Water: According to the Department of Water Supply(DWS), water is available from an existing 12-inch waterline within Kanoelehua Avenue fronting the subject parcel. In addition, there is an existing 5/8-inch County water meter limited to a maximum daily usage of 600 gallons per day total, which the applicant anticipates would be sufficient for the proposed office use. 22. Wastewater: According to the Department of Environmental Management, the property is currently not accessible to the County sewer system as defined under Hawai`i County Code 21-2. Should the applicant wish to connect to the County sewer system, a sewer -3- line would either need to be installed within the Kanoelehua Avenue right-of-way or an easement would be required to be obtained from private properties which are currently accessible to the County sewer system. The applicant also has the option to install an individual wastewater disposal system meeting with the requirements of the State Department of Health. 23. Solid Waste: According to the applicant, solid waste would be handled by commercial haulers. 24. Proximity to Hilo International Airport: According to the State Department of Transportation-Airports Division, the subject property is located 680 feet from the end of Runway 3 at Hilo International Airport. Due to this close proximity to the Airport,the project may be subject to FAA requirements relative to construction activities,proposed structures, and related facilities. 25. Essential Utilities and Services: The area is served by police and fire stations within a 5-minute response time. Electricity, telephone and all other essential utilities are available to the property. AGENCIES' COMMENTS 26. Department of Public Works-Engineering Division: P.D.Exhibit 2— January 20,2016 memo 27. Department of Water Supply: PD Exhibit 3—December 29,2015 letter 28. Fire Department: P.D. Exhibit 4—December 21, 2015 memo 29. Department of Environmental Management,Wastewater Division : P.D.Exhibit 5— February 1,2016 memo 30. Department of Health: P.D.Exhibit 6—December 31,2015 memo 31. Department of Transportation: P.D.Exhibit 7—February 3,2016 memo AGENCIES—NO COMMENTS/CONCERNS 32. Department of Environmental Management— Solid Waste Division, Police Department AGENCIES—NO RESPONSE 33. Department of Public Works—Building Division, State Office of Planning -4- APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 34. P. D.Exhibit 8—February 1,2016,February 8,2016, and February 11,2106 letters from Sidney Fuke PUBLIC COMMENTS 35. None as of this writing. -5- 715 ElEc ! r ? 79. . APPLICATION FOR COUNTY REZONING (RS-10 TO MCX-20) APPLICANT: PULAMA 'AINA TRUST Waiakea House Lots South Hilo, Hawaii TMK: (3) 2-2-035: 060 Prepared For: Pulama 'Aima Trust Prepared By: Sidney M. Fuke, Planning Consultant December 2015 NQrini Mct ?615 !Tr.! . n.!,1 9 itin CHANGE OF ZONE APPLICATIQ1T COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: Pulama'Aina Trust APPLICANTS SIGNATURE: DATE: 11/30/2015 ADDRESS: c/o 1342 Kilauea Avenue,Hilo,Hawai'i 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S)INCLUDING NAMES OF MAIN OFFICERS: Kristen Mahnke,Trustee PHONE:(Bus.) (808) 315-3980 (Res.) (Fax) LANDOWNER(S): Pulama'Aina Trust LANDOWNER SIGNATURE(S) 0---- DATE:11/30/2015 (May be by letter) LANDOWNER(S)ADDRESS: do 1342 Kilauea Avenue,Hilo, Hawai'i 96720 REQUEST: RS-10 TO MCX-20 Existing zoning) (Proposed Zoning) TAX MAP KEY: 2-2-035: 060 STREET ADDRESS OF PROPERTY: 564 Kanoelehua Avenue WI' IN SIZE OF PROPERTY OR AFFECTED AREA(S)TO BE REZONED: 21 square feet 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: Kristen Mahnke 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 Vis, 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. Construct a new office building for rent. 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 agricultural 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 traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? yes mo a. Schools x b. Roads c . Sewer x d. Drainage x e. Police Protection x x f. Fire Protection g. Recreational Facilities x h. Recreational Facilities i. -4- For those checked "yes, " please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No,inasmuch as the site has been cleared in the past. Signature: Address: 1342 Kilauea Avenue Telephone: 315-3980 Date: November 30,2015 -5- 6338A/50A P. D. 5/84 COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to MCX-20 PULAMA 'AINA TRUST WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-035: 060 INTRODUCTION Pulama 'Aina Trust ("Applicant") is requesting to rezone a parcel of land consisting of 21,050 square feet from Single-Family Residential(RS-10) to Industrial- Commercial Mixed(MCX-20 in the City of Hilo, Hawaii. The subject site fronts the west side of Kanoelehua Avenue, approximately 300 feet south of its intersection with Hualani Street at Waiakea House Lots, Waiakea, South Hilo, Hawai'i, TMK: (3) 2-2-035: 060. There is a contractor's office and drafting service building adjacent and north of the subject site, followed by a cable company building. Those properties, as well as properties to the south are zoned in various industrial zones (ML- 10, ML-20, and MCX-20). If successful, the Applicant plans to demolish the existing, somewhat dilapidated, single-family dwelling on the site. II. PROJECT LOCATION As noted earlier, the subject site consists of 21,050 square feet and is identified by TMK: 2-2-035: 060. The site fronts the west side of Kanoelehua Avenue and approximately 300 feet south of Hualani Street. (Figures 1 & 2) In this area, the area fronting Kanoelehua Avenue is predominantly commercial and light industrial in character. Within 500 feet of the subject property there are single-family residences to the west fronting Kalanikoa Street, a retail paint store, cable company with vehicular storage areas, office buildings, and a gas station. Most of the zoning corresponds to this mixture of land uses. Particularly along major street frontages, pockets of the Waiakea House Lots are slowly undergoing a land use transition from single-family residential to commercial uses, while the Kanoelehua Avenue frontage is increasingly becoming commercial and light industrial in nature. III. PROJECT DESCRIPTION A. Protect Concept and Components The Applicant wishes to develop an office building for either rental dy o, ,:cifilw4 4k, 11111".44i,we** 44, 4itt / •1„4:4, '4.4*4 t, 4... 'y. swqt%, ,ilp As.ik44,4 4%'4 rk .- ® 'Sri s► 44/VkW ti OW 4 V. � '� ® � °* SUBJECT WOM 4* *IP w �♦ w ` klor SITE .4,e'w 4 W ,,itt,j *VW."' b.44*** • Mr^ *1 t.. q*. ,..17:_,P,' ,-11., .. -- `� �'�k �, ,.tea/ 7 - J \ i i k to �c l y.a'.-Rf' # C 4 k T 1'T,,, Zi � ` 5 FJ�7TAT. 1 ut i 4. 25 Ci4- Z qa • N 3SeA ,t,,,• oti ajn Z t° a °t', Z r. £ a9 K 6rnt w r ``t Y I ° — LE a 1r7d 9rtv7d \ Li L _t. 133b31S VOVNVUJI3Y - est./ :..`3p:.B �ti:C. , c•••r ©}vori ..eom �arrt,. R4+9/C 1 I v r J9e c../Ca/ 1 i!; awillg :Si 11 re \ 1 g' z` i^Gss»p}M.° ® c.. --,,..a.-4,:y., 3fkiSs o- '• t > k:apyj .hz I t���•fartsi +M g , ,so i L r°d... , ,�.,,,, 1 _ a... O I4. �` 3 e -,rte-_-"� :frs a.g1 \\ :r lac.�. f a :7,a/t J''YE: ' ' ''' '1 C S c �jg .:F2$ ,k11,—,... A ar. ? ...c \ \ Itifq a 1� .�coati ter/ aveeor.vo in:wril,�® 7: -"o.•.v t43 eIk 4: Z —.-f!"..-141*- ;1'•. • ..,••ver,�.,,..,r .., WIZ,..-..i.,.... h..n3" r--t,.1 vsg3.•Q 9�'ry "4"• Cy W .4E) Y O 9riw" v9. O coos 8a `'3 o 4 rgs,.,-4-.....,A,..._-e 2i'y 3 .O\, I s [4i vvssfeyo• SUBJECT 4Y., , OW o a 6 j+` IF,J. n n: /cru 1r $ (;�€` �®icrn, ��ao `u;;,� srso,.:.'s. e` " Jose • yp SITE�,` = — -_;a_ tl W L e... pip, ro °�,•: 930 +, ., i or personal use. The visibility and accessibility of this area make this site quite attractive for office or office-related uses associated with airport and transportation activities. At the same time, because of some of the surrounding residences, the proposed office use would be a more benign and less noxious use than a retail or light industrial activity. If the request is approved, the Applicant intends to demolish the residential structure on the site. In its place, the Applicant would construct a single-story office building consisting of 6,000±square feet. The structure is not anticipated to exceed 20 feet in height. As proposed, there would be a minimum of thirty seven (37) parking stalls, including two (2) handicapped stalls, provided on- site. This would be considerably more than the required eighteen (18) stalls for a 6,000+/- square foot building. Landscaping consistent with Planning Department Rule No. 17 would be installed around the perimeter of the subject site. (Figures 3-5) Tentatively, the rear portion of the property would be setback at least twenty (20)feet, given that it abuts a site zoned RS-10. The front setbacks would be 20+/-feet, while the sides would be 2+/- feet from the south property line and 20+/- feet along the northern boundary. (See Figure 3) Access to the site would be from the single permitted access along Kanoelehua Avenue. It should be emphasized that the proposed structure and parking location are preliminary and may be adjusted to accommodate the spatial requirements of the potential use and County's design review and related construction requirements. B. Project Timetable and Cost Should the request be approved, the Applicant intends to finalize the construction plans and begin construction within the next year. The estimated cost of this project is $600,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land 2 a) it i Hw � Fd o� �Z ; Q t o �W 11 2 a Q R— C I— '7!Ol ='�I I W eN _--- 30N3Atl tlON3l3ONtl)I s I prul L-- 2- I s ,, ..., 1 --I--J — l ma—_ Ii --— _ i-- • I y- p® ,w'AR t I 00 �, m n g 8 aos7 .-; oma p .noes ms I 17 D Z uc � is I ii 1 g' I t. I is 7mraar�oacr — —� —— I F7l,7TRF 2 t - Z 9 3 8 i - _ Q >„ 9 o -I <� og ' c F. b !V u±. 1 ' Ia a '14 l = 'W e/I :aw°s • 4N°N 4 e erul S —X 14 / / /d4AA1.0-A1dA hAl / :If :It -.1X3 CE n .j-- ii �ry L', a • •4 k .2 u ji' . b 4 I! 2 $ \ --.., 4 5 4 rt m 44 0g • 0 H 4 J • I LL_ m W c a \ § F 4 11 e\ V SII CEi. , 4.o-.1 .0-.S4 .0-.0 ■I 1 .I \— Z.? e s— =NI m b 4 I E. I I ma- G ,_.„�� �'-1.0,jJFA4.hA4.hAA'JY.I4.l.41/4' .0-.91 If y.,1 82 .PZ h7S FIGURE 4 ti � u Z o a E y Ce i w _ pO N o E 5 RQ<R o§ > m 1 G z6� = �4 w Y, Qxi II S c0i1_ P 2- a o o E El = €y m 11.1 0 o a. i 4 --- 1 _H 1�_ , ii1'_-1 'i }; 1111 i {i 41 1 � "-y 1 1 �IilllD�l I ,-:- 4 11 11■I 1 .i _ I 1 l'illiTrici ; ill; 1 0z1■ iI11 �A iollIllIllIlI III 11II • 1-11/:111; _ 1■ " ,1____i C IQIiJIIIII1' III o '1 i"--- 0 w a CO ' _ 0 z OMNI 0 II, SII f_ _ w U.1.._, 4 0 r= w 1 �' 1 11 11K-1 0 I i_______ \1Jii ,1II0IIII C� _ ' W WN II a I II �o '4 \--,I I'r- I Et- W CC W I- re CO o z i52 13 0 w ; Xw w CD 1 FIGURE 5 • Use Commission action is required. The County of Hawaii can process the rezoning request. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site Industrial. Relative to the Industrial designation, the General Plan allows consideration for "manufacturing and processing, wholesaling, large storage and transportation facilities, and light industrial uses." As such, the requested MCX zoning would be consistent with this designation, and no General Plan amendment is necessary. No changes are contemplated in the proposed revisions to the General Plan now under consideration by the County Council. C. Hilo Community Development Plan The Community Development Plan (COP) attempts to further define the General 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-10 designation for this area. This designation suggests residential uses at an average of nearly 4 units per acre. Notwithstanding this inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna 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. D. County Zoning The County zoning of the subject site is Single-family Residential (RS-10). If the Industrial-Commercial Mixed(MCX-20) request were approved, the site would be converted into a small-scale office building. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with. 3 G. 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, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, driveway permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The 21,050 square foot site is rectangularly-shaped. It has a width of 100 feet and a depth of 210.5 feet. There is a vacant single- family dwelling near the rear of the site. As noted earlier, this structure will be removed due to its dilapidated condition. The site was fully improved as a residential use. There is a lawn immediately adjacent to the dwelling. The balance of the site has been cleared and landscaped in the past. 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 site is fairly level. There are no perceptible topographic or geologic constraints. It sits at approximately the 75-foot elevation level. Being within a heavily urbanized area, the Land Study Bureau Overall Master Productivity Ratinq does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. The U. S. Soil Conservation Service, however, has designated the soil type in this are to be of the Keaukaha extremely rocky muck 4 (rKFD) series, 6 to 20 percent slopes. This soil type consists of well-drained, think (less than 1 foot) organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards 1. Drainage The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500-year flood). There are no drainage ways through the site. Accordingly, the site has not and should not be subject to flooding. As there will be an added level of impervious surface resulting from the proposed parking area, there may be an issue relating to potential increased run-off. In that event, drywell or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works. The depth of these drywells - if needed - will be sufficient to avoid potentially high groundwater table. 2. Tsunami Hazard Although the site is situated over a mile from the ocean, it is located within of the Civil Defense's Tsunami Evacuation Zone. The evacuation line in this area is set at Hualani Street. Thus, people within this area must evacuate the site when the Civil Defense issues a warning. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there will be added 5 structural requirements to address this seismic hazard during the conversion process. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. The site is not only within an urban environment, but it is in fact fully developed. Introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its past and current residential use. Aside from the lawn, there are no other cultivated plants or trees on the site. Given its past use, it is unlikely that the site would be an habitat for any listed threatened or endangered plant life. F. Historic/Cultural/Archaeological Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. The past and current residential use of the site, resulting in its extensive clearing, reduces the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai 0 Ka'Aina"decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, 6 and natural resources and associated traditional and customary practices of this site. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and/or coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over 50 years and landscaped with a lawn and other introduced species, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. There are also no known archaeological features on the subject property. Based on the above, it does not appear that the project would have any potential adverse impact relating to the cultural and historical resources of this area. H. Water and Coastal Resources The subject site is located over a mile from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non-coastal property, no coastal access will be affected. The applicant intends to hook up to the County's wastewater system fronting Kanoelehua Avenue. As such, potential groundwater and coastal resources impacts would be mitigated. 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 Impacts The existing background ambient noise level is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Traffic along Kanoelehua Avenue and frequent aircraft traffic, however, heavily influence manmade noise in this area. Kanoelehua Avenue is a major cross-town 6-lane, divided highway. As such, although this project will introduce additional vehicular traffic to this area, it is not anticipated to contribute significantly to the long-term ambient noise level. Thus, any traffic increase should result in a noise increase of equal to or less than 55 Ldn, which is within acceptable levels within an urban environment. The periodic aircraft overflights generate a higher level at approximately 60 Ldn. The short-term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The applicant also intends to not allow noise- generating construction activity to occur on Sundays and early morning and late evening hours. The proposed development should not generate any direct air quality impacts. During the short-term, there may be some fugitive dust associated with the construction of the project. However, compliance with the State Department of Health's regulations governing dust control should help mitigate this potential impact. From a long-term perspective, the project itself is not expected to have uses that generate adverse air pollutants. The only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. 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, Mauna Kea and Mauna Loa are listed as scenic resources. The proposed development would not have any visual impacts on either of those mountains, particularly from Kanoelehua Avenue. The location of the site is such that there will be no interruptions to 8 these views. Further, the structure will essentially be no different than what presently exists on the site. The proposed structure will be comparable to a standard single-story residence. Thus, there should be little, if any, visual impacts resulting from this project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The land uses'in the immediate area are a mixture of single-family residences to the rear of the site along Kalanikoa Street and commercial/industrial uses fronting Kanoelehua Avenue. The commercial and/or industrial uses range from a gas station, office buildings, contractor's office, and a cable company. As such, while the requested use would be consistent with the design and scale of the immediate area, the proposed use (office building) could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will be taken into account. 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. With the completion of the project, there will possibly be a few long- term employment opportunities. The project is anticipated to create at least ten (10) full and part-time employees. The subject property is located proximate to commercial areas, including Downtown Hilo, Kaiko'o Mall, Hilo Shopping Center, and the University. It can thus be competitive with those areas. A mixed industrial/commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provisions that allow 9 homeowners to "freeze" the valuation of their property for a certain period of time. C. Agricultural Impacts The site is and has not been used for intensive agricultural activities. The site has been used as a residence for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all. VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Access to the project would be from the Kanoelehua Avenue. This State highway serves as a major cross-town highway. In this area, the highway has six lanes with a divided median. Along this section of Kanoelehua Avenue, the right-of-way is 120 feet. The pavement width on one side of the median (3 lanes) is over 30 feet wide with sidewalks. No on-street parking is allowed. Because of the divided highway condition, no left-turn movement into the project site is possible. Only right-in and right-out movements are permitted. While there will be some measure of traffic impacts, there are certain conditions that should help mitigate the impacts. For one, the limitation of right-in, right-out movements minimizes conflicts. Then, too, having 3 lanes in this area, allows for the extreme right lane to function more as a turning lane for all of the lots along this Highway. That should minimize impacts to through traffic. Finally, the proposed office use, unlike a retail establishment, generally generates less turning movements or traffic than a retail shop. It should be noted that the anticipated vehicular movements— inclusive of employee movements - during the AM/PM peak hours are not anticipated to exceed twenty (20). Accordingly, a Traffic Impact Analysis Report is not required. B. Water The County's 12-inch water line fronts Kanoelehua Avenue and currently services the site. It is anticipated that the existing 5/8-inch 10 meter would be sufficient for the proposed office use. If an additional or larger meter is needed, the applicant will install one. It should also be noted that there is a fire hydrant fronting the subject site. C. Wastewater The project's wastewater system will be hooked up into the County's system in this area. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and eventually at Pu'uanahulu, North Kona. Typically, the waste generation of a project of this nature (office) should be comparable to a typical residence or at the most two (2) residences. Although the Applicant does not believe one is needed, if required, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. Other Government Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. Nonetheless, there are parks and schools within a 2-mile radius of the subject site. The Hilo Hospital is located, approximately three (3) miles from the site. This hospital is one of five licensed hospitals on the island. F. Other Utilities All other utilities such as telephone and electrical services are available to the site. 11 VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity The short-term use of the site would probably be continued residential use. However, the structure is presently dilapidated, and given the area of transition and traffic along Kanoelehua Avenue, residential use may not be that desirable. Further, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits - albeit small - resulting from the construction and implementation of this project. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed - will be implemented by the Applicant to mitigate potential impacts of this project. Finally, the design and scale of the project will be quasi-residential in nature. As such, in spite of its "mixed industrial/commercial" use, a residential ambiance could still be captured. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. The likelihood of finding archaeological features on the site is remote, due to the past development of the site. Further, any unanticipated finds will be properly mitigated upon consultation with appropriate government agencies. C. Mitigative Measures The Applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include drainage, wastewater, and water improvements. The Applicant will provide the driveway access from Kanoelehua Avenue. Likewise, the Applicant, if required, is prepared to make on-site drainage improvements to accommodate the planned parking area as well as hooking into the County's wastewater 12 system. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for unearthing archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. Work will resume only upon receipt of proper clearances from said agency. If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residences. The landscaping would be consistent with the Planning Department's landscaping rules. There is a rented (month to month basis), single-family residence on the property that is in somewhat in a state of disrepair. As such, at least six (6) months prior to actual construction of the site, the Applicant will so inform the tenant of the need to relocate. D. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site would remain in its present residential use. Under this scenario, the site would not be utilized to a use that services the community while keeping the residential flavor of the immediate neighborhood. 2. Development Based on Existing RS-10 Zoning Under this alternative, the land could be further subdivided, as it would meet the minimum area requirement for 2 lots (20,000 square feet). It would then be possible to construct an additional dwelling with an "ohana" permit on each of the lot, resulting in a total density of four (4) homes. However, the site's proximity to commercial and industrial uses and the heavily traveled Kanoelehua Avenue would make it less desirable for more intensive residential uses. Accordingly, it may be unlikely that the site would be developed more intensively for residential uses. 13 3. Alternative Residential Densities The site could be developed into a higher residential density, such as multiple-family. However, that would not be fulfilling the long-range Industrial objective of the General Plan LUPAG map. Notwithstanding the General Plan, as noted above, having residential uses adjacent to a major street, particularly from a noise and dust perspective, may not be a desirable use. 4. Evaluation of Alternatives Leaving the property in its current undeveloped state would not maximize the use of the land. There would also be diminished tax revenues and fewer services to the public. While alternative residential densities are possible, the proximity of industrial and commercial uses and a major highway would not make such a project feasible. At the same time, the project's impact to the area's social and physical infrastructure would not appear to be pronounced, particularly in light of the quasi-residential scale and design of the building. Further, additional mitigative measures such as landscaping, lighting, and so forth will be taken to address any possible impact associated with the proposed use. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested MCX-20 zoning alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. 14 The LUPAG map designates the site Industrial, a designation that allows the requested MCX-20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 1. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • 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. • 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. 15 • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request Would provide opportunities for a small office building to establish itself in an area that is serviced by a good transportation system. Relatedly, all required infrastructure is there or, if not and/or needed, will be provided by the Applicant without taxing government's servicing ability. Further, the area is located proximate to industrial and business areas, making the site accessible to these uses. At the same time, because of the type of use (office) and its small-scaled nature, the requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Element(Commercial) Goals • Provide for commercial developments that maximize convenience to its users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the.demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more office space. However, not all office uses need to be in large structures. Smaller structures in areas of transition—such as here—would be appropriate. From a visual and infrastructure perspective, the proposed project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the Applicant. The County water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5- minute response time. As such, this project should not require addition public services to be provided. 17 The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. Further, because office use is not noxious, potential pollution concerns would be minimal, if at all. Being used as a residence in the past, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. There is also little evidence that the site would have any archaeological feature. Because of the proposed scale and type of use, the request would be - ironically - generally compatible with the surrounding residential area as well as the growing mix of industrial/commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to any adjacent residential properties west of the subject site. Finally, the standards for an office building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. C. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although the site is designated RS-10, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. D. Zoning If the request is approved, the existing dwelling would be demolished and a residential-scaled building to accommodate office uses would be constructed. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. No variances from the Code are anticipated. 18 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII H I LO, HAWAII DATE January 20, 2016 7/40044adam CT) TO: Duane Kanuha, Planning Director — - FROM: t✓Department of Public Works, Engineering Division :3 1 SUBJECT: CHANGE OF ZONE APPLICATION (REZ 15-000199) Applicant: Pulama `Aina Trust z Request: RS-10 to MCX-20 Tax Map Key: 2-2-35: 060 We have reviewed the subject application forwarded by your memo dated December 17, 2015 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 meet the approval of the Department of Public Works. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. All earthwork activity, including grading and grubbing,shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. Questions may be referred to Kelly Gomes at ext. 8327. JAN 21 S -4✓W ATER``_- p ti OS 49p P DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII yTrof p?P*' 345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720 FlAWP- TELEPHONE (808) 981-8050 • FAX (808) 961-8657 December 29, 2015 ry _3 TO: Mr. Duane Kanuha, Director r-, Planning Department FROM: Keith K. Okamoto, Manager-Chief Engineer SUBJECT: Change of Zone Application(REZ 15-000199) ': `� Applicant: Pulama `Aina Trust >z N Request: RS-10 to MCX-20 --I Tax Map Key 2-2-035:060 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 12-inch waterline within Kanoelehua Avenue fronting the subject parcel. There is an existing 5/8-inch meter(Account No. 110-66000)serving the subject parcel,which is limited to a maximum daily usage of 600 gallons. The Department has no objection to the proposed change of zone application, subject to the applicant understanding and accepting the following conditions: 1. The Department requests that the applicant submit estimated maximum daily water usage calculations,prepared by a professional engineer,licensed in the State of Hawai`i,for review and approval. The water usage calculations should include the estimated peak flow in gallons per minute and the total estimated maximum daily water usage in gallons per day,including all irrigation use. Upon receipt of the water usage calculations above,the Department will make a determination as to the water commitment deposit amount and prevailing facilities charge,which is subject to change,to be paid. Based on the water demand calculations,the Department will determine the appropriate service lateral and meter size required. 2. The proposed zoning will require the installation of a reduced pressure type backflow prevention assembly, by a licensed contractor, within five(5) feet of the meter on private property. If a larger or additional meter is required, a backflow prevention assembly will also be required for that meter. The installation of the backflow prevention assembly(s)must be inspected and approved by the Department before commencement of water service. . . .Water, Our Most Precious Resource . . . Ka Wai Jf Kane. • • 10 2 8 2 8 The Department of Water Supply is an Equal Opportunity provider and employer. • Mr. Duane Kanuha, Director Page 2 December 29,2015 3. Please be informed that the nearest fire hydrant capable of providing fire protection to the subject parcel is within the distance required per the Department's Water System Standards. 4. Subject to other agencies' requirements to construct improvements within the road right-of-way fronting the property affected by the proposed development,the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary. Should there be any questions,please contact Mr. Troy Samura of our Water Resources and Planning Branch at 961-8070,extension 255. Sincerely yours, 444Mielb Keith K. Okamoto Manager-Chief Engineer TS:dfg copy—Mr. Sidney M. Fuke,Planning Consultant Pulama `Aina Trust DWS Cross Connection Section • William P.Kenoi = '•`'4,�' Darren J.Rosario Rre Mayor 1: DEC 23 f� 3 95 Chief Renwick J.Victorian Deputy Fire chief DEl'AR TMENT COUNTY OF HAWAII County of 3athai`t HAWAII FIRE DEPARTMENT 25 Aupuni Street•Suite 2501•Hilo,Hawai`i 96720 (808)932-2900•Fax(808)932-2928 December 21,2015 TO: DUANE KANUHA,PLANNING DIRECTOR ' FROM: DARREN J.ROSARIO,FIRE CHIEF SUBJECT: Change of Zone Application(REZ 15-000199) Applicant: Pulama`Aina Trust Request: RS-10 to MCX-20 Tax Map Key:2-2-03 5:060 In regards to the above-mentioned Change of Zone application,the following shall be in accordance: NFPA 1,UNIFORM FIRE CODE.2006 EDITION Note:Hawai`i State Fire Code, National Fire Protection Association 2006 version, with County of Hawai`i amendments. County amendments are identified with a preceding "C—"of the reference code. Chapter 18 Fire Department Access and Water Supply 18.1 General.Fire department access and water supplies shall comply with this chapter. For occupancies of an especially hazardous nature,or where special hazards exist in addition to the normal hazard of the occupancy,or where access for fire apparatus is unduly difficult,or areas where there is an inadequate fire flow,or inadequate fire hydrant spacing,and the AHJ may require additional safeguards including,but not limited to,additional fire appliance units, more than one type of appliance,or special systems suitable for the protection of the hazard involved. 18.1.1 Plans. 18.1.1.1 Fire Apparatus Access. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. 18.1.1.2 Fire Hydrant Systems. Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. /4.10v44,4\• ,111 102740 Dt#," Hawaii County is an Equal Opportunity Provider and Employer. Duane Kanuha December 21,2015 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 400ft(37 m2)or less are present,the requirements of 18.2.3.1 through 18.2.3.2.1 shall be permitted to be modified by the AHJ. Duane Kanuha December 21,2015 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 December 21,2015 Page 4 18.2.3.4.1.2.2 Vertical clearances shall be increased when vertical clearances or widths are not adequate to accommodate fire apparatus. C-18.2.3.4.2 Surface.Fire department access roads and bridges shall be designed and maintained to support the imposed loads(25 Tons)of the fire apparatus. Such FDAR and shall be comprised of an all-weather driving surface. 18.2.3.4.3 Turning Radius. C—'18.2.3.4.3.1 Fire department access roads shall have a minimum inside turning radius of 30 feet,and a minimum outside turning radius of 60 feet. 18.2.3.4.3.2 Turns in fire department access road shall maintain the minimum road width. 18.2.3.4.4 Dead Ends.Dead-end fire department access roads in excess of 150 ft(46 m)in length shall be provided with approved provisions for the fire apparatus to turn around. • 18.2.3.4.5 Bridges. 18.2.3.4.5.1 When a bridge is required to be used as part of a fire department access road,it shall be constructed and maintained in accordance with county requirements. 18.2.3.4.5.2 The bridge shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. 18.2.3.4.5.3 Vehicle load limits shall be posted at both entrances to bridges where required by the AHJ. 18.2.3.4.6 Grade. C—18.2.3.4.6.1The 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. 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. Duane Kanuha December 21,2015 Page 5 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. 18.2.4.2.3 Roads,trails,and other access ways 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. Duane Kanuha December 21,2015 Page 6 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. 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. Duane Kanuha December 21,2015 Page 7 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; 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. Duane Kanuha December 21,2015 Page 8 3) The Fire Department Connection(FDC)shall: a) be made of galvanized steel; b) have a gated valve with 2-1/2 inch,National Standard Thread male fitting and cap; c) be located between 8 ft and 16 ft from the Fire department access. The location shall be approved by the AHJ; d) not be located less than 24 inches,and no higher than 36 inches from finish grade,as measured from the center of the FDC orifice; e) be secure and capable of withstanding drafting operations.Engineered stamped plans may be required; f) not be located more than 150 feet of the most remote part,but not less than 20 feet,of the structure being protected; g) also comply with section 13.1.3 and 18.2.3.4.6.1 of this code. 4) Commercial buildings requiring a fire flow of 2000gpm shall be provided with a second FDC.Each FDC shall be independent of each other,with each FDC being capable of flowing 500gpm by engineered design standards.The second FDC shall be located in an area approved by the AHJ with the idea of multiple Fire apparatus'conducting drafting operations at once,in mind. 5) Inspection and maintenance shall be in accordance to NFPA 25. 6) The owner or lessee of the property shall be responsible for maintaining the water level, quality,and appurtenances of the system. EXCEPTIONS TO SECTION 18.3.8: 1) Agricultural buildings,storage sheds,and shade houses with no combustible or equipment storage. 2) Buildings less than 800 square feet in size that meets the minimum Fire Department Access Road requirements. 3) For one and two family dwellings,agricultural buildings,storage sheds,and detached garages 800 to 2000 square feet in size,and meets the minimum Fire Department Access Road requirements,the distance to the Fire Department Connection may be increased to 1000 feet. 4) For one and two family dwellings,agricultural buildings,and storage sheds 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. Duane Kanuha December 21,2015 Page 9 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)932-2911. C-41. DARREN J.ROSARIO Fire Chief CB:ds William P.Kenoi ii :::K..„ ,,,,•` ;l''«: BJ Leithead Todd Mayor - --,^es Director Walter K.M.Lau of M��••' John A.Medeiros Managing Director •-- Deputy Director Ccutydl-lamEri DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Kekaanao`a,Suite 41 • Hilo,Hawai'i 96720 (808)961-8083-Fax(808)961-8086 Int p:i haivvaiicounntv'.vov'lenv'ironmental-manat'ement MEMORANDUM Date : February 1,2016 To : DUANE KANUHA,Planning Director From: BJ LEITHEAD TODD,Director &),I Subject: Change of Zone Application(REZ 15-000199) Applicant:Pulama Aina Trust Request:RS-10 to MCX-20 TMK:2-2-035:060 The Wastewater Division has reviewed the subject application and offers the following recommendations (please note Solid Waste Division comments will be submitted separately): DEPARTMENT COMMENTS: WASTEWATER COMMENTS: (Contact Wastewater Division for details.) Lyle Hirota - ( ) No comments ( ) Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawai'i County Code. ( ) Require Council Resolution to approve sewer extension in accordance with Section 21-26.1 of the Hawai'i County Code.Complete Sewer Extension Application. ( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 of the Hawai'i County Code. ( ) Check or line out as applicable: [ ] If required by the Director of the Department of Environmental Management("Director of DEM"), [ ] applicant shall conduct a sewer study in accordance with the then applicable wastewater system design standards prior to approval to connect to the County sewer system. Applicant shall provide such sewer line or other facility improvements as the Director of DEM may reasonably require,which the sewer study may indicate are advisable for mitigation of impacts of the proposed project. Contact Wastewater Division Chief for details. (X ) Other:_Section VII.D indicates that the project will be connected to the County Sewer System in the area. As the property is currently not accessible to the County sewer system as defined under HCC 21-2;sewer line would either need to be installed within the Kanoelehua Ave. Right of Way or an easement would be required to be obtained fromprivate properties which are currently accessible to the County Sewer System. Extension of the sewer main would require County Council approval as per HCC 21-26.1. County of Hawai`i is an Equal Opportunity Provider and Employer. a tY 6 L le DAVID Y.IGE VIRGINIA PRESSLER,M.D. GOVERNOR OF HAWAII A�4 o O P M. DIRECTOR OF HEALTH • 1 6 JAN LI cP1 9 01 ► - r LANNING DFI"\RTMENT COUN I Y OF HAWAII STATE OF HAWAII DEPARTMENT OF HEALTH P.O.BOX 916 H 1 LO,HAWAII 96721.0916 • MEMORANDUM DATE: TO: Mr.Duane Kanuha Planning Director,County of Hawaii FROM: Eric Honda a • District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 15.000199) Applicant: Pulama'Aina Trust Request: RS-10 to MCX-20 Tax Map Key: 2-2-035:060 The applicant would need to meet the requirements of our Department of Health Air Pollution Rules,Chapter 60.1,Title 11,State of Hawaii for fugitive dust control. If there is need to discuss these requirements,please contact our Clean Air Branch staff at Ph.933-0401. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46,"Community Noise Control." 1. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. 2. Construction equipment and on-site vehicles requiring an exhaust 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. We recommend that you review all of the Standard Comments on our website: http://hawaii.gov/health/environmental/env-planning/landuse/landuse.html. Any comments specifically applicable to this project should be adhered to. 102909 - - Duane Kanuha December 31, 2015 Page 2 of 2 • 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 I5-000199.eh J • DAVID Y.IGE4�o Nom` FORD N.FUCHIGAMI GOVERNOR 4• ,ete DIRECTOR a . 16 FEB R om ? 1tt Deputy Directors . JADE T.BUTAY ROSS M.HIGASHI PLANNiNc: JE-r''\RTMENT EDWIN H.SNIFFEN COUNrY OF HAWAII DARRELL T.YOUNG STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION STP 8.1932 869 PUNCHBOWL STREET • HONOLULU,HAWAII 96813-5097 February 3,2016 Mr.Duane Kanuha Planning Director County of Hawaii Planning Department East Hawaii Office 4 101 Pauahi Street,Suite 3 tHilo,Hawaii 96720 Dsar Mr. Kanuha: Subject: Pulama Aina Trust Change in Zone Application(REZ 15-000199) Waiakea House Lots,South Hilo,Hawaii TMK: (3)2-2-035:060 Our Department of Transportation's(DOT)comments on the subject project are as follows: Airports Division 1. The subject project is located approximately 680 feet from the end of Runway 3 at Hilo International Airport and is within the 60-55 DNL(day night level)noise contour on the Hilo International Airport Base Year(2013)Noise Exposure Map. The applicant should be aware of potential noise,fumes,smoke and vibrations from aircraft flying into and out of the Airport. 2. If photovoltaic(PV)systems are being considered,the applicant should be aware that PV systems,located in or near the approach path of aircraft into an airport,can create a hazardous condition for a pilot due to possible glint and glare reflected from the PV array. The following website may assist with preparation of a glint and glare analysis: www.sandia.gov/glare. 103527 4 Mr. Duane Kanuha February 3,2016 STP 8.1932 Page 2 3. A Federal Aviation Administration(FAA)Form 7460-1 "Notice of Proposed Construction or Alteration",in accordance with Code of Federal Regulations,Title 14, Part 77.9,should be submitted if construction or alteration is within 20,000 feet of a public use or military airport which exceeds a 100:1 surface from any point on the runway of each airport with its longest runway more than 3,200 feet. In addition,a FAA Form 7460-1 should be submitted for any PV installation,or tall equipment,such as cranes,that may be used during construction. This form and criteria for submittal can be found at the following website: https://oeaaa.faa.gov/oeaaa/extemal/portal.jsp. If a FAA Form 7460-1'is filled,we request a copy be provided to our Airports Division when they receive the FAA determination. Highways Division The DOT Highways Division is still conducting its review and has not yet provided comments. The Statewide Transportation Planning Office will inform you of any further DOT comments once received If there are any questions,please contact Mr.Norren Kato of the DOT Statewide Transportation Planning Office at telephone number(808) 831-7976. Sincerely, FORD N. ". :. I Director of Transportation ' SidneyFuke, Planning Consultant a/ 100 Pauah!Street,Suite 212•Hilo,Hawaii 96720 ?OH1 07 ••Planning••Variance••zoning Telephone:(808)969-1522•Cell:(808)989-0640 •Subdivision•Land Use Perm is E-mail:sidfuke@hawaiiantel.net •Environmental Reports PLANNING DEPARTMENT COUNTY OF HAWAII February 1,2016 Mr.Duane Kanuha,Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo,HI 96720 Dear Mr. Kanuha Subject: Rezoning Request(REZ 15-000199) Applicant-Pulama'Aina Trust TMK:2-2-035:060 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: The Department of Water Supply noted that water is available from a 12-inch line fronting the subject property. The applicant will provide the necessary estimated maximum daily water usage calculations for the Department's approval and secure the appropriate water commitments. Further,the associated improvements such as the installation of a backflow preventer and improvements within the government right of way to accommodate the water line will be complied with by the applicant in conjunction with the development of the project. The requirements of the Fire Department will be specifically addressed and complied with in conjunction with the building permit process,particularly as the Fire Department is one of the approving agencies. These requirements will include fire flow,sprinkler systems,and the like. The State Health Department noted that fugitive dust and noise control measures need to be adhered to during the construction phase of this project. The applicant and its contractors will abide by those requirements. The Police Department noted that no adverse traffic or public safety issues are anticipated by this project. The Engineering Division of the Department of Public Works confirmed that the site is within Zone X on the Flood Insurance Rate Map. Further,the drainage and site improvement " requirements will be reflected in the appropriate construction plans and constructed pursuant to those approved plans. V� 103366 Mr.Duane Kanuha,Director February 1,2016 Page 2 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. incerely, v` ‘k SIDNEY M.FUKE Planning Consultant Copy—Pulama'Aina Trust via email • SidneyFuke, Planning Consultant ryFEB100 Pauahi Street,Suite 212•Hilo,Hawaii 96720 r 016 F 11 PRI '? ti •Planning•Variance••Zoning Telephone:(808)969-1522•Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sldruke@hawallantel.net PL NNINC; D1!ARTMENT •Environmental Reports COUNTY OF HAWAII • • February 11,2016 Mr.Duane Kanuha,Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo,HI 96720 Dear Mr. Kanuha: Subject: Rezoning Request(REZ 15-000199) Applicant-Pulama'Aina Trust TMK: 2-2-035: 060 Thank you for providing me with a copy of the State Department of Transportation's comments on the subject matter. While its Highways Division is still reviewing the matter,the Airports Division offered some comments. In that regard,please be informed that the Applicant is fully aware of the noise and related implications of the flight paths and proximity of the airport relative to the subject site. At this time,the Applicant is not sure whether the project would be equipped with a photovoltaic system. In the event it elects to have such a system,appropriate precautions to address glint and glare will be taken per DOT's suggested website. Finally,the subject site is in excess of 20,000 feet of any portion of the airport runway,and the cited Federal regulation would not be applicable. 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. incerely, knq %Al\''' SIDNEY M.FUKE Planning Consultant Copy—Pulama'Aina Trust via email N K r'''1f", n„.„- F 103589 • SidneyFuke, Planning Consultant nn FEBu 100 Pauahl Street,Suite 212•Hilo,Hawaii 96720 7U16 C P f1) ? 7 5 •Planning•Variance•Zoning Joe Telephone:(808)969-1522•Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sldfuket�hawaffantel.net PLANYNJING, L:(;{Y�F3 rMENT •Environmental Reports COUNTY OF HAWAII February 11,2016 Mr.Duane Kanuha,Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo,HI 96720 Dear Mr. Kanuha: Subject: Rezoning Request(REZ 15-000199) Applicant-Pulama'Aina Trust TMK: 2-2-035: 060 Thank you for providing me with a copy of the State Department of Transportation's comments on the subject matter. While its Highways Division is still reviewing the matter,the Airports Division offered some comments. In that regard,please be informed that the Applicant is fully aware of the noise and related implications of the flight paths and proximity of the airport relative to the subject site. At this time,the Applicant is not sure whether the project would be equipped with a photovoltaic system. In the event it elects to have such a system,appropriate precautions to address glint and glare will be taken per DOT's suggested website. Finally,the subject site is in excess of 20,000 feet of any portion of the airport runway,and the cited Federal regulation would not be applicable. 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. incerely, Rki‘• lAuIii\ SIDNEY M.FUKE Planning Consultant • Copy—Pulama'Aina Trust via email N • ....'F E` cl ':.,3 qtr=r t, 103589 RPulamaAi naTrustREZ.doc-C RK2.8.16 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION PULAMA `AINA TRUST CHANGE OF ZONE APPLICATION (REZ 15-000199) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony,the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: Change of zone for 21,050 square feet of land from RS-10 to MCX-20 to accommodate the construction of a 6,000-square foot office building and associated improvements. To facilitate this, the applicant is proposing to demolish a vacant, dilapidated, single-family dwelling situated toward the rear of the property. A minimum of 37 parking stalls, including two (2)handicapped stalls will be provided on-site. In order to consider an area for any type of zoning designation,the applicable goals,policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single-Family Residential 10,000 square feet(RS-10) to the Industrial-Commercial Mixed (MCX-20)zoned district will conform to the goals,policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals,policies, standards and courses of action to accommodate growth without congestion,to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals,policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy_ The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals,policies and standards of the General Plan in that the proposed project will be developed in an area adequately served by necessary services such as water,utilities, sewers and transportation systems. The request conforms to the Land Use- Industrial sub-element which states that "Industrial development shall be located in areas adequately served by transportation, utilities and other amenities." The Land Use Pattern Allocation Guide(LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated for industrial uses on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the LUPAG Map designation for this area of Hilo. The State Land Use designation is Urban. The Hilo Community Development Plan(CDP), adopted in 1975, suggests the retention of residential uses in this area. However,this area is transitioning to commercial and light industrial uses. The advantage of this area is its close proximity to water, air transportation terminals,harbor facilities, and a robust roadway network. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawai`i County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. -2- The 21,050 square foot property is rectangular in shape and relatively flat. The property was fully cleared and improved for residential use with a single-family dwelling situated at the rear of the property, which was constructed in 1974. That dwelling has become vacant and dilapidated. The applicant plans to demolish the dwelling in order to construct the office building. The land uses in the immediate area are a mix of commercial,industrial and residential uses. Immediately adjacent properties are zoned RS-10,ML-10, and MCX-20. Hilo International Airport is zoned ML-20 and located east of the property. Commercial and/or industrial uses nearby include a retail paint store, a cable company with cable truck storage areas, office buildings and a gas station. The area has been undergoing a transition from single-family residential uses to commercial and light industrial over the past 30 years. The property directly adjacent to the south of the subject property was rezoned to MCX-20 in 2006 and a property across Kanoelehua Avenue to the east was rezoned to MCX-20 in 2012. All utilities and services are available to the site. Access to the project site would be from Kanoelehua Avenue which, in this area, is a six (6) lane, State maintained highway with a divided median with 30-foot wide pavements within each travelway within a 120-foot right-of-way. Due to the divided highway condition,no left-turn movement into the property is possible, with only right-in and right-out movements permitted. Curb, gutters and sidewalks have been installed on the western side of Kanoelehua Avenue. Traffic is expected to increase due to the proposed project, however,vehicular movements, including those of employees, are not anticipated to exceed 20 AM/PM peak hour trips. County water is available to the site from an existing 12-inch waterline within Kanoelehua Avenue fronting the subject parcel. In addition,there is an existing 5/8-inch County water meter limited to a maximum daily usage of 600 gallons per day total, which the applicant anticipates would be sufficient for the proposed office use. According to the Department of Environmental Management,the property is currently not accessible to the County sewer system. Should the applicant wish to connect to the County sewer system, a sewer line would either need to be installed within the Kanoelehua Avenue -3- right-of-way or an easement would be required to be obtained from private properties which are currently accessible to the County sewer system. The applicant also has the option to install an individual wastewater disposal system meeting with the requirements of the State Department of Health. Solid waste will be handled by commercial haulers. Electricity, telephone, and all other essential utilities and services are available to the site. The project site has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The property is located within Flood Zone "X", areas determined to be outside the 500-year floodplain. All development generated storm run-off shall be require to be disposed of on-site and not allowed onto adjacent properties or roadways. According to the State Department of Transportation-Airports Division, the subject property is located 680 feet from the end of Runway 3 at Hilo International Airport. Due to this close proximity to the Airport, the project may be subject to FAA requirements relative to construction activities, proposed structures, and related facilities. A condition of approval will reflect the need for compliance. As the property was already improved with a dwelling,no professional archaeological survey was conducted of the site. By letter dated November 30, 2015, the applicant requested a letter of no effect from the DLNR Historic Properties Division (SHPD),however they have not responded as of this writing. The applicant has stated that should any archaeological features or sites be discovered during the development of this project,work will immediately cease and the Planning Department will be notified. No professional flora or fauna surveys were conducted, as the applicant does not believe that rare or endangered floral or faunal resources are on the improved site. The property is located in an urban setting close to existing industrial and commercial uses and fully developed with a single-family dwelling. 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 located more than one mile from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the properties. -4- According to the applicant, 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. Therefore,no action is necessary to protect these rights. This favorable recommendation is made with the understanding that the applicant remains responsible for complying with all other applicable governmental requirements in connection with uses permitted within the Agricultural zoning district,prior to its commencement or establishment upon the subject property. 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 favorable recommendation; 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, approval of this change of zone request from a Single-Family Residential(RS-10)to an Industrial-Commercial Mixed(MCX-20) zoning district would result in an appropriate land use pattern that will further benefit the general public. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map), Chapter 25 (Zoning Code)of the Hawai`i County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -5- tT'N4 .............. COUNTY OF HAWAII I A STATE OF HAWAII \`•;s�r�of N^���.. BILL NO. ORDINANCE NO. Pdea�h AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE AP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAI`I COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL- 10,000 SQUARE FEET(RS-10) TO INDUSTRIAL- COMMERCIAL MIXED - 20,000 SQUARE FEET (MCX-20)AT WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAI'I, COVERED BY TAX MAP KEY: 2-2-035:060. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea House Lots, South Hilo, Hawai`i, shall be Industrial-Commercial Mixed - 20,000 square feet (MCX-20): Beginning at a point at the southeast corner of this parcel of land,being also the northeast corner of a Portion of Lot 10,Block 23, Waiakea House Lots, First Series, portion of Grant 11,469 to Daniel Pavao &Margaret Santos Pavao and on the westerly side of Kanoelehua Avenue,the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALA`I"being 1,363.00 feet south and 11,062.50 feet east and thence running by azimuths measured clockwise from true south: 1. 90° 00' 210.50 feet along a Portion of Lot 10,Block 23, Waiakea House Lots, First Series, portion of Grant 11,469 to Daniel Pavao &Margaret Santos Pavao; -1- 2. 180° 00' 100.00 feet along Lot 7, Grant 10,948 to Takeshi T. Okuno; 3. 270° 00' 210.50 feet along Lot 6-B and Lot 6-A, being portions of Lot 6, Block 23, Waiakea House Lots, First Series, Grant 12,795 to Emil M. Osorio & Eliza K. Osorio; 4. 0° 00' 100.00 feet along the westerly side of Kanoelehua Avenue to the point of beginning and containing an area of 21,050 square feet more or less. All as shown on the map attached hereto,marked Exhibit "A" and by reference made a part hereof. SECTION 2. In accordance with Section 25-2-44, Hawai`i County Code 1983 (2005 Edition), the County Council finds the following conditions are: (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) 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 , Hawai`i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -3- ML-10 \L20 RS-10 R5-10 MCX-10 HUALANI ST HUALANI ST ML-10 R5-10 R5-10 RS-10 RS-10 R5-10 SINGLE FAMILY RESIDENTIAL-10,000 SQUARE FEET(RS-10)TO ML ZO OPEN INDUSTRIAL-COMMERCIAL MIXED-20,000 SQUARE FEET(MCX•20) 21,050 SQUARE FEET A-3a w R5-10 ML-10 ML-10 MCX-20 Ow M RS-10 L-20 L L363.00'5 OPEN RS-1O MCX-20 11,052.50'E .,H ALAI' RS-10 RS-10 ML-20 ML-20 Feet 0 250 500 AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL - 10,000 SQUARE FEET (RS-10) TO INDUSTRIAL-COMMERCIAL MIXED - 20,000 SQUARE FEET (MCX-20) AT WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAII MAP PREPARED BY: COUNTY OF HAWAII, PLANNING DEPARTMENT DATE:December 17,2015 TMK:(3)2-2-035:060 Pulama'Aina EXHIBIT "A.. Map: 1369 CPulamaAinaTrustREZ.doc.-CRK2.8.16 PULAMA 'AINA TRUST CHANGE OF ZONE APPLICATION (REZ 15-000199) 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 (DWS), the applicant(s) shall submit the anticipated maximum daily water usage calculations as prepared by a professional engineer licensed in the State of Hawai`i to the DWS. A water commitment deposit shall be paid to the DWS within 180 days from the effective date of this ordinance in accordance with Rule 5 of the Department of Water Supply's Rules and Regulations. The applicant is responsible for maintaining valid water commitments to support the proposed use until such time that required water facilities charges are paid in full. C. The applicant(s) 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. D. Construction of the proposed development shall be completed within five(5) years from the effective date of this ordinance. Prior to construction, the applicant(s), successor(s) or assign(s) shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structure(s),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) standards for MCX zones adjoining a RS zone. E. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. If required, a drainage study shall be prepared and submitted to the Department of Public Works prior to the issuance of Final Plan Approval. Any drainage improvements, if required, shall be constructed, meeting the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. F. The project shall comply with all applicable State Department of Transportation- Airports Division and Federal Aviation Administration laws, rules, regulations and requirements as they may apply to construction activities,proposed structures and related facilities due to the proximity of the subject property to the Hilo International Airport. G. Should any remains of historic sites, such as rock walls, terraces,platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - State Historic Preservation Division (DLNR-SHPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from DLNR-SHPD when it finds that sufficient mitigation measures have been taken. H. 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. The applicants shall comply with all County, State and Federal laws,rules, regulations and requirements. J. 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- 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. 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WWO3] seJ SA013] ?JIa Z 0 z � O � � Z Q W J z � U W Z QUO W w mJ Z Ce 0 W OU > w � QLL = QO Z o a � J 0 WINDWARD PLANNING COMMISSION COUNTY OF HAWAI`I HEARING TRANSCRIPT MARCH 3, 2016 A regularly advertised hearing on the application of PULAMA `AINA TRUST (REZ 15-199) was called to order at 9:31 a.m. in the County of Hawai`i Aupuni Center Conference Room, 101 Pauahi Street, Hilo, Hawai`i with Chairman Charles Heaukulani presiding. COMMISSIONERS PRESENT: Charles Heaukulani, Donn Dela Cruz, Gregory Henkel, Donald Ikeda, Myles Miyasato, and Raylene Moses. ALSO PRESENT: Duane Kanuha(Planning Director), William Brilhante (Assistant Corporation Counsel for the Planning Director) (from 9:35 a.m.), Danny Patel (Deputy Corporation Counsel for the Windward Planning Commission), Daryn Arai (Planning Program Manager), Jeff Darrow (Staff Planner), Christian Kay(Staff Planner), and Sarah Hata-Finley (Commission Secretary). And approximately 9 people from the public in attendance. APPLICANT: PULAMA `AINA TRUST (REZ 15-199) Application for a Change of Zone from a Single Family Residential-10,000 square feet(RS-10) to an Industrial-Commercial Mixed-20,000 square feet(MCX-20) zoning district for 21,050 square feet of land. The property is located along the west side of Kanoelehua Avenue, approximately 300 feet south of Hualani Street in the Waiakea House Lots, Waiakea, South Hilo, Hawai`i, TMK: 2-2-035:060. HEAUKULANI: All right, we're going to move to the second item on the agenda, Pulama `Aina Trust. That's REZ 15-199. And, Chris, if you could bring us up to speed on this one. KAY: Thank you,Mr. Chair. As you stated,this is for a Change of Zone for Pulama `Aina Trust. The subject 21,050-square foot property is located in the South Hilo District of Hawaii Island. More specifically, located in the Waiakea Houselots area and outlined in red here. For your reference, Kanoelehua Avenue is running generally north-south through the slide, and Kekuanao`a is running generally east-west. This is zoomed in, again showing the subject parcel outlined in red here. Again, for orientation,Kanoelehua Avenue and Kekuanao`a Street. The subject parcel's current zoning is Residential— 10,000 square foot. As you can see, the surrounding zoning is some that are RS-10, but we also have an Industrial-Commercial Mixed Use directly to the south that was rezoned in 2006, and some other Limited Industrial and other type of Industrial uses indicated in various shades of gray. Across Kanoelehua is the Hilo International Airport. 1 Surrounding uses in the area are a mix of single-family residences. There's some Light Industrial uses, a gas station here on the corner and some other type of office uses. The State Land Use Boundary designation for the subject parcel and surrounding area is Urban. The General Plan Land Use Pattern Allocation Guide Map designates the subject parcel and much of the surrounding area as Industrial as indicated in gray. There is some High Density Urban and Medium Density Urban to the west of the parcel. Here's an aerial photograph of the subject parcel. Sorry, it's a little bit difficult to see,but it's here outlined in red. Again, for reference Kanoelehua Avenue and Kekuanao`a Street. Again, you can see a bit of the runway of the airport. Also, I wanted to point out that Kanoelehua in this area is a split highway, and there's a grass median in the center of the road, so the access to the parcel will be right in and right out. Moving along, the Applicant is—oh, I'm sorry, I wanted to point out also there's an existing single-family dwelling on the subject property that will be demolished in order to accommodate the construction of the proposed office building. So, again, the Applicant is requesting a Change of Zone from Residential– 10,000 square feet to Industrial-Commercial Mixed–20,000 square feet for 21,050 square feet of land in order to construct approximately a 6,000-square foot office building and associated improvements. Concept plans will require a minimum of 37 parking stalls, including two handicapped stalls to be provided on site. And, again, there's a vacant, dilapidated single-family dwelling toward the rear of the property that is going to be demolished in order to accommodate construction of the office building. Here is the Applicant's submitted site plan. Again,here, you won't see it, but here is generally where the existing single family dwelling is, and here's where the office building will be situated along with parking on the, on site. Here's a photo looking directly on the subject parcel. Since this picture was taken, these pine trees have been removed,but the rest of it looks just about the same. Again,toward the back of the property, you'll see the existing single-family dwelling. And,here are some photos of Kanoelehua Avenue again looking south with the subject parcel on the right hand side, and looking north with the subject parcel on the left-hand side and showing that grassed median in between. The Planning Director is recommending that we forward a favorable recommendation to the County Council. With that, I'm happy to take any questions that the Commission may have. HEAUKULANI: Thank you, Chris. Commissioners, any questions for staff? Thank you. 2 KAY: I did want to point out just one more thing. I'm sorry—a couple days ago, we emailed out a proposed amended Condition C, and this is a water condition basically indicating that based on water calculations that will be provided to the Department of Water Supply should there be a need for an additional water meter,then the Applicant will be required to do the reduced pressure-type backflow prevention assembly within five feet of that. We wanted to clarify it just so it didn't seem like it was absolutely going to be required,but just should it be required. So, that's why we added the language, "if required." HEAUKULANI: And, Chris, the amended proposed Condition C was also emailed to the Applicant? KAY: Yeah, correct. Thank you. HEAUKULANI: Thank you. Commissioners, any questions? Can the Applicant or their representative, please come forward? Good morning, sir. FUKE: Good morning. HEAUKULANI: Could I get you to raise your right hand? Do you swear or affirm to tell the truth on this matter now before the Planning Commission? FUKE: Yes, I do, Mr. Chair. HEAUKULANI: And, if you could please state your name,the area you reside in, and what's on your mind this morning. FUKE: Thank you very much. My name is Sidney Fuke. I'm a planning consultant. I'm here assisting the Applicant. The Applicant is here,Ms. Kristen Brilhante. We have reviewed the staff's Background Report and the proposed recommendation with conditions, as amended, and we have found them,well, the Applicant has found them to be totally acceptable. As the staff has noted, like this is almost like a, an Industrial infill. This is the remaining parcel among other Light and MCX kind of zoned properties that are in that area, and it's pretty much straightforward, so if you have any questions,we'd be more than happy to respond. HEAUKULANI: Commissioners, any questions? Seeing none, thank you, sir. FUKE: Thank you. HEAUKULANI: We have, again, no one signed up to testify from the public. Is there anyone here that wants to testify or be heard on this matter? Seeing none, Commissioners, I would entertain a motion to close the public testimony part of this matter. IKEDA: Move to close public testimony. HEAUKULANI: Thank you, Commissioner Ikeda. 3 DELA CRUZ: Second. HEAUKULANI: Sorry— DELA CRUZ: Second. HEAUKULANI: Commissioner Dela Cruz. We have a first by Commissioner Ikeda; a second by Commissioner Dela Cruz. Any discussion? Commissioners, all in favor of closing public testimony in this matter,please signify by saying aye. COMMISSIONERS: Aye. HEAUKULANI: Any opposed? Hearing none, motion to close public testimony carries. Commissioners, a motion for action is appropriate. MIYASATO: Chair, I make a motion. I move that a favorable recommendation be forwarded to the County Council on the application for Change of Zone Docket No. REZ 15-199 based on the Planning Director's recommendations, findings, and proposed conditions which shall be adopted. IKEDA: Second. HEAUKULANI: Thank you. I'm sorry, who was the second? We've got a motion by Commissioner Miyasato; a second by Commissioner Ikeda. Commissioners, any discussion? Hearing none, I'd ask Chris, if you would, do roll call vote and restate the motion for us. KAY: Okay, we have a motion to forward a favorable recommendation for the subject rezone to the County Council, as amended,with that Condition C, and I'll start with Chair Miyasato, pardon me, Commissioner Miyasato. MIYASATO: Aye. KAY: Okay, and Commissioner Ikeda? IKEDA: Aye. KAY: Okay, Commissioner Dela Cruz? DELA CRUZ: Aye. KAY: Commissioner Henkel? HENKEL: Aye. KAY: Commissioner Moses? 4 MOSES: Aye. KAY: And Chair Heaukulani. HEAUKULANI: Aye. KAY: Okay, thank you. Motion carries six, nothing. HEAUKULANI: You will be notified of the Commission's decision in writing. Thank you. The discussion ended at 9:40 a.m. Respectfully submitted, Sarah Y. Hata-Finley, Secretary Windward Planning Commission 5