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HomeMy WebLinkAboutCOM 0026.000 1996-1998 +~y <Y 01 William G. Davis Managing Director Stephen K. Yamashiro Mayor Henry Cho iA.,, Deputy Managing Director R o;'d1 (t~nun~g of ~ttfuttii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720.4252 (808) 961-6211 Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (806)326-5663 December 9, 1996 Honorable James Y. Arakaki, Chairman ~ and Members of the County Council o ° County of Hawaii ~ ~ ' ) r-- , 25 Aupuni Street a Hilo, HI 96720 Dear Chairman Arakaki and Members: r~ - r~ Change of Zone Application (REZ 96-24) Applicant: John S. Tolmie, Jr. and Linda Tolmie Request: RS-10 to CG-20 Tax Man Kev: 2-2-23:12 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced Change of Zone Application. Sincerely, ,~v>7~f.~.. phen K. ~~ashiro Mayor AK: syw LTo1mi01.MAY Enclosures cc: Planning Commission REZ 96-24 Dil( $ Oomtt~ Dia Z1~G ~f. DEC i 1 t996 ftei. D-ete • MZY oly~ Stephen K. Yamashiro W t~ta~. fl~l~ixn#g a~ ~ttfuttit PLANNING COMMISSION 25 Aupuni Street, Room 109 • FRb, Hawaii %720.4252 (808) %I-8288 Fax (808) %1-%15 ? '~96 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 96-24) Applicant: John S. Tolmie, Jr. and Linda Tolmie Request: RS-10 to CG-20 Tax Ma~Kev• 2-2-23:12 The Planning Commission, after a duly held public hearing on November 21, 1996, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 21,164 square feet of land by changing the district classification from Single Family Residential (RS-10) to General Commercial (CG-20). The property is located on the southeast corner of the Kinoole Street and Kamana Street intersection at Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: In order to consider an area for any type of zoning designation, specific goals, policies and standards of the General Plan must be adequately addressed. Review of these goals, policies and standards in the context of the proposed request, assists us in evaluating and determining the most desirable use of land and to assure that development is coordinated within the County in the best interest of its people. It is only through a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage developments to achieve quality growth. As we look at the larger picture, we realize that the implication of these evaluations and decisions must also be considered, as each decision may have an impact not only on r Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 other similar areas in the County, but ultimately, on the future development of the whole island. The proposed change of zone to a General Commercial zoned district will conform to the following goals, policies and standards of the Land Use Element of the General Plan: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Approval of this request would also complement the following goals and policies of the Commercial Element: * To provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * Distribution of cormercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. j r Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Also, in the General Plan, a Course of Action for commercial development within the South Hilo District recommends that "Appropriately located commercial zoned lands shall be allocated as the need arises" and "Commercial zoned lands in proximity to the University of Hawaii at Hilo shall be allocated as the need arises." This request would be consistent with the urban form depicted for Hilo in that it would add commercial uses serving the entire City of Hilo and its surrounding region in a central location and in close proximity to other similar commercial activities. Rezoning of surrounding properties to a Commercial-zoned district is testimony to the demand for commercial-zoned areas within the City of Hilo. The Land Use Pattern Allocation Guide (LUPAG) Map of the General Plan is also used to evaluate a change of zone request. This map reflects a graphic expression of the General Plan's goals, policies, standards and courses of action, and it displays the physical relationships among the various land uses. It also establishes the basic land use pattern that is intended to guide the direction of future development on this island. It is used as a long-range planning device; and its boundaries are broad and flexible. In this case, the requested zone change conforms to the General Plan's Land Use Pattern Allocation Guide (LUPAG) Map which designates the property for High Density Urban uses. Such a designation may allow uses such as commercial, multiple family residential and related services (general and office commercial; multiple family residential up to 87 units per acre), provided the goals, policies and standards of the General Plan are met. The Hilo Community Development Plan (CDP), adopted by Resolution in 1975, is intended to provide short and middle range implementation strategies for the goals, policies and land use pattern presented in the General Plan. While the Hilo CDP and its Zone Guide Map, adopted over 15 years ago, suggests a Multiple Family Residential-4,000 square feet per unit (RM-4) designation for the project site, it recognizes the need for future commercial development to reinforce existing commercial areas by encouraging it to fill in to be a unified City Center rather than further disassemble to other parts of Hilo. This City Center is defined as the area of High Density Urban Development as outlined by the General Plan, which extends southward from the Wailuku River to the general vicinity of the University of Hawaii at Hilo. The expansion of the High Density Urban designation during the 1989 General Plan update to include areas in the immediate vicinity of the University of s Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Hawaii and recent Commercial rezoning within the immediate area has solidified the project area as part of the primary commercial core for this portion of Hilo. The proposed request will not be materially detrimental to the public welfare nor cause substantial adverse impact to the community's character or surrounding properties. On the contrary, the proposed commercial retail/office building will be of benefit to the general public. While single family residential homesites are located adjacent to the project site, there are properties used for commercial uses along Kinoole Street to the north and south of the subject property. Therefore, the proposed development will complement the existing commercial character of this particular section of Hilo. To ensure that surrounding single family residential dwellings are not adversely impacted by any potential noise and visual impacts, it is recommended that appropriate landscaping be provided along the property boundary as needed. The granting of the proposed request will not adversely affect similar or related existing uses within the surrounding area, community or region. While a formal market study was not conducted by the applicants to demonstrate that the proposed use will not have an adverse impact on similar uses within the region, the applicants believe that there is a sufficient market for the project based on inquiries and observation of the market activities in the area. The nearest commercial center other than the applicants' development is the Hilo Shopping Center, referred to as the City Center in the Hilo Development Plan. The applicants' proposal would be in keeping with commercial expansion of the City Center. The proposed request will not unreasonably burden public agencies to provide roads and streets, sewer, water, drainage, school improvements, police and fire protection, and other related infrastructure. The project site is located within an area adequately served with essential services and facilities such as water, transportation systems and other utilities. Water is available to the project site through an existing 8-inch waterline along Kinoole Street and an existing 6-inch waterline along Kamana Street. As recommended by the Department of Water Supply, daily water usage calculations and the issuance of a formal water commitment shall be required in accordance with their Water Commitment Policy. The applicants propose to establish access to the property from Kamana Street, aCounty-maintained roadway having 60-foot right-of-way with a 25-foot pavement with approximately 6-foot paved shoulders but with no curb, gutters or sidewalks. Kinoole Street has a 60-foot right-of-way with a 36-foot pavement width with concrete curb, gutters and sidewalks. As recommended by the Department of Public Works and consistent with other similar rezoning within the area, it is recommended that commercial standard concrete curb, gutter and sidewalk, along with pavement widening and transition, be provided along Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 the project site's Kamana Street frontage. The Department of Public Works recommends that there be no vehicular access from Kinoole Street. While lands within this portion of Hilo shows a definitive progression towards commercial uses, surrounding properties are zoned RS-10 and are in residential use. The project site is located on a corner; as such, the development will make a visual statement. Therefore, it is recommended that landscaping elements, to be determined during Plan Approval review, be incorporated within the proposed development to mitigate any adverse noise or visual impacts which may be generated by the proposed retail/office use. This mitigative measure will ensure that the proposed development fits into the locale with minimal intrusion while providing the desired services. Finally, due to the improved nature of the project site and surrounding areas, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the project site, nor has the project site been identified as a significant botanical or biological habitat. Further, it is also not anticipated that the proposed use will have any adverse impact on cultural or historical resources. The property has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. Based on the foregoing, approval of this change of zone request would result in an appropriate land use pattern that will further the necessity, convenience and welfare of the general public. For your favorable consideration, an amendment to Section 25-114, the City of Hilo Zone Map, of the County Zoning Code is transmitted. i Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, l~ Kevin M. Balog, Chairman Planning Commission AK:syw LTo1mi02.PC Enclosures cc: Honorable Stephen K. Yamashiro, Mayor Mr. Gregory R. Mooers John S. Tolmie, Jr. and Linda Tolmie Department of Public Works Department of Water Supply nTolmiOl.pAf-I (/13/96 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT JOHN S. TOLMIE, JR. AND LINDA TOLMIE CHANCE OF ZONE APPLICATION (REZ NO 96-24~ John S. Tolmic, Jr. and Linda Tolmie aze requesting a Change of Zone for approximately 21,164 square feet of land by changing the district classification from Single Family Residential (RS-10) to General Commercial (CG-20). The property is located on the southeast comer of the Kinoole Street and Kamana Street intersection at Waiakea, South Hilo, Hawaii, TMK: 2-2-23:12 CFNERAL INFORMATION 1. Owners: The owners of the subject property are John S. Tolmie, Jr. and Linda Tolmie. PROPOSED REQUEST 2. Request: The applicants aze requesting the change of zone in order to construct a 4,000 squaze foot single story retail/office building and fifteen parking stalls. At present, there is a single family residence on the property and a detached garage, both of which will be demolished. 3. Plans Submitted: Plans indicate a 4,000 square foot single story retaiUoffice building along the Kinoole Street side of the property. The plans also reflect 14 pazking stalls and 1 handicapped parking stall with the driveway access from Kamana Street. Plans indicate the building setback as follows: Front (Kinoole Street) - 22 feet; Front (Kamana Street) - 22 feet, and side (southern boundary) - 2 feet. 4. Additional Information: In support of the request, the applicant has submitted a Change of Zone Application (See Exhibit A -Change of Zone Application). STATE AND COUNTY PLANS 5. State Land Usc District: Urban 6. General Plan LUPAG Map: High Density Urban Development. This designation may allow for uses such as commercial, multiple-family residential and related services Attachment to C-26/Bill 5 (general and office commercial and multiple-family residential up to 87 units per acre), provided the goals, policies and standards of the General Plan are met. 7. Hilo Community Development Plan: Adopted in 1975, the Plan suggests the area for Multiple Residential - 4,000 square foot (RM-4) zoning. 8. Zoning: The subject property is zoned Single Family Residential - 10,000 square feet (RS-10). 9. Special Management Arca (SMA): The area is not within the SMA. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 10. Subject Property: The subject property is a 21,164 square foot rectangular-shaped property. There is a single family residence and a detached garage situated on the subject property. As the structures are infested with temtites, they will be demolished. The property is level with no severe topographic or geologic constraints. 11. USDA Soil Survey Report: Keakaha series consisting ofwell-drained, thin organic soils overlying pahoehoe lava bedrock. This soil is strongly acidic; soil above the lava is rapidly permeable. The pahoehoe lava is very slowly permeable, but water moves rapidly through the cracks. Runoff is medium, erosion is slight. 12. Land Study Bureau Soil Rating: Urban development 13. Agricultural Lands of Importance to the State of Hawaii (ALISH) Map: Existing Urban Development 14. Flora, Fauna and Cultural Resources: Due to the improved nature of the parcel, there aze no flora, fauna or cultural resources at risk. 15. FIRM: Zone X, azeas determined to be outside the 500-year flood plain. 16. Surrounding Zoning/Uses: Surrounding properties aze zoned RS-10 and aze in single family residential use. 17. Previous Change of Zone Approvals: The County Council has approved commercial rezonings to the north and south of the subject property. TMK: 2-2-22:11 was rezoned from RS-10 to CG-20 effective May 8, 1994 for dental offices. TMK: 2-2-22:29 was rezoned from RS-10 to CO-20 effective November 25, 1988 for a real estate and accountant's office and TMK: 2-2-23:7 was rezoned from RS-10 to CO-20 effective May -2- Y 5, 1982 for the Big Island Teacher's Federal Credit Union. Other surrounding land uses in the immediate vicinity include Ginoza Realty, Inc., and physician offices at Kinoole Medical. PUBLIC FACILITIES AND UTILITIES 18. Access: Access for the retail/office building is proposed from Kamana Street fronting the northern boundary of the property. Kamana Street is a County maintained roadway with a 25-foot pavement in good condition and approximately 6 foot paved shoulders within a 60-foot width right-of-way. The property also has frontage along Kinoole Street, a 60- foot right-of--way with 36-foot pavement in good condition with concrete curbs, gutters and sidewalks. 19. Water: Water is available to the subject property from an existing 8-inch waterline along Kinoole Street and an existing 6-inch waterline along Kamana Street. 20. Wastewater: There is an existing sewer line on Kinoole Street which the applicant intends to connect to. 21. Other Utilities and Services: Are or will be made available to the property. A N I ' - OMMENTS 22. Real Property Tax Office (August 29,1996 Memo): "There are no comments at this time." 23. Police Department (September 4, 1996 Memo): "We have reviewed the application for a change of zone and have no comments or objections to offer at this time." 24. Department of Health (September 5,1996 Memo): "Health Department found no environmental health concerns with regulatory implications in the submittals." 25. Department of Water Supply: (See Exhibit B -September 19, 1996 Memo) 26. Department of Public Works: (Sec Exhibit C -September 18, 1996 Memo) 27. Fire Department: (Sec Exhibit D -September 18, 1996 Memo) -3- CHANGE OF ZONE APPLICATION John S. Tolmie Jr. and Linda Tolmie TMK # (3) 2-2-23:12 Waiakea, South Hilo, Hawaii Cif: N~~n~ _ ~ - i ~ :I. .~X ~ ^r. , a'XY« ~5 4~~ ~ ~ ; 1 f= ` ji Ali ~Z~v:..ET y"1 Submitted by: Mooers Enterprises August 2, 1996 Exhibit A Y APPLICATION FOR CHANGE OF ZONE COUNTY OF HA;dAII PLANNING DEPARTh1ENT ~ / APPLICANT: John S. Tolmie Jr. and Linda TA mie APPLICANT'S SIGNATURE: DATE: 06/27/96 ADDRESS: 688 Kinoole Street, #120 Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAh1ES OF MAIN OFFICERS TELEPHONE-BUSINESS: 961-6648 RESIDENCE: 959-6601 REQUEST: RS-10 TO CG-20 (Existing zoning) (proposed zoning TAX MAP KEY: 3/2-2-23:12 AREA OF PROPERTY OR AFFECTED A~~A(S) TO BE REZONED: 21.16dsc.ft. LANDOWNER(S): John S. To~l~ii•e Jr. and Linda Tolmie O41NER'S SIGNATURE ~G(~1 / ~ DATE: 06/27/96 (May be by 1 to ) AGENT: Greg Mooers. Mooers Enterprises ADDRESS: p O Box 1101 Kamuela Hawaii 96743 TELEPHONE-BUSINESS: gg5-6839 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL Mooers COPIES Tolmie (See Instructions in Back) 0 APPLICATION FOR CHANGE OF ZONE COUNTY OF HA4dAII PLANNING DEPARTh1ENT APPLICANT: John S. Tolmie Jr. and Linda mie APPLICANT'S SIGNATURE: ~ DATE: 06/27/96 ADDRESS: 688 Kinoole Street, k120 _ _ Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OF7NER LIST PRINCIPAL(S) INCLUDING NA,`tES OF MAIN OFFICERS TELEPHONE-BUSINESS: 961-6648 RESIDENCE: 959-6601 REQUEST: RS-10 TO CG-20 (Existing zoning) (Proposed zoning TAX MAP KEY: 3/2-2-23:12 AREA OF PROPERTY OR AFFECTED A~FA(S) TO BE REZONED: 21,164sa.ft. LANDOWNER(S): John S. To~li~iie Jr. and Linda Tolmie OWNER'S SIGNATURE ~G(~;1 / DATE: 06/27/96 (May be by 1 to ) AGENT: Greer Mooers, Mooers EntPr~rises ADDP.ESS: _p,O. Box 1101 Kamuela, Hawaii 96743 TELEPHONE-BUSINESS: 885-6839 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL P(ooers COPIES Tolmie (See Instructions in BacY.) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. N/A 3. what specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The applicant intends to construct a i{,000 square foot, single-story retail/office building on the site with the approppriate parking. Financing for the project will be provided by a commercial lender or a joint-venture partner. Construction on Che project should begin within one year from the [he date the change of zone request is approved. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. While no formal market study has been conducted, the owner is a Realtor with extensive experience in Hilo real estate. He is convinced that there is a sufficient market for this project based on inquiries and his observation of the market activities in the area. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? No If so, please elaborate on your findings in the space provided below. o. Are there any buildings on the subject area? Yes If so, what kind? There is presently one single family residence on the property and a detached garage. What do you intend to do with those buildings if your request is approved? As the structures are infested with termites, they will be destroyed. 7. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/cr drainage problem on the subject area? If so, please describe the problem. The property is identified as being in Zone "X" by the FIRS map. 9. Do you think that the roads leading to the subject area needs improvement? ~p_ If so, what kind? Is the road adequate for the proposed traffic volume or load? 10. what sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x b. Roads X c. Sewer X d. Drainage X e. Police Protection x f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other X -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 tnis change of zone supplement. Yo ' r Signature: I Address: 668 Kinoole St., ;120 Hilo, Hawaii 96720 Telephone: 961-6648 Date: 06/27/96 -5- 6338A/SOA ~.0. 5/~G CHANGE OF ZONE APPLICATION: Linda and John S. Tolmie, Jr. Single Family Residential (RS-10) to General Commercial (CG20) The applicants, Linda and John S.Tolmie, Jr., are requesting a Change of Zone for approximately 21,164 square feet of property from the Single Family Residential-10,000 square foot (RS-10) to the General Commercial-20,000 square foot (CG-20). The property is located on southeast comer of the intersection of Kinoole Street and Kamana Street, Waiakea, South Hilo, Hawaii, TMK: (3) 2-2-23:12. PROPOSED DEVELOPMENT 1. The applicants propose to develop a 4,000 square foot, single-story retail/office building and fifteen parking stalls on this 21,164 square foot lot. 2. The applicants intend to connect to the existing sewer and water lines on Kinoole Street, immediately to the west of the property. 3. The applicants intend to extend the sidewalk on Kamana Street along the entire frontage ofthe property. 4. The applicants intend to install a drainage system that meets with the approval of the Department of Public Works. 5. The applicants intend to gain access to this property from Kamana Street fronting the northern boundary of the property. APPLICANT'S STATEMENT 5. In support of this application, the applicant has submitted the following: (See the attached "Applicant's Statement") STATE AND COUNTY PLANNING 6. The State Land Use District is Urban. 7. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the property as High Density Urban. 8. The Hilo Community Development Plan suggests the area for Multiple Residential-4,000 square foot (RM-4) zoning. 9. The subject property is located within the County Single Family Residential 10,000 square foot zoned district. 10. The property is not within the Special Management Area of the County of Hawaii. DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA 11. The 21,164 square foot site presently has a single family home and a detached carport on the property. 12. The site is fully developed with landscaping surrounding the two structures. 13. Due to the long term use of the subject property for residential purposes, the presence of any endangered plant or animal specie or significant archaeological feature is highly unlikely. 14. The existing single family home is infested with termites and will be demolished. 15. According to the Flood Insurance Rate Map (FIRM) prepared by the Army Corps of Engineers, the site is determined to be in Zone "X", an area outside the 500-year flood plain. 16. The area is a high density urban area with a mix of RS, RM, CN, CO and CG zones. 17. The immediate neighboring properties are residential and commercial. Neighboring Commercial properties contain the Big Island Educational Federal Credit Union, Ginoza Realty Inc. and physician offices at Kinoole Medical. 18. The property is in close proximity to the University ofHawaii-Hilo. PUBLIC FACILITIES AND UTILITIES 17. The area is serviced by Kinoole Stree and Kamana Street which abut the property on two sides (north and west). 18. Water is available from the County Department of Water Supply. There is an existing 8" water line on Kinoole Street that the existing structure is connected to. The applicant proposes to use this same connection for the new structure. l9. There is an existing sewer line on Kinoole Street that the applicant intends to connect to. 20. There are many commercial shops and employment centers in the area that provide services to the project site. 2l. The site is near existing schools (elementary, secondary and colleges) and recreation amenities. APPLICANT'S STATEMENT CHANGE OF ZONE APPLICATION: Linda and John S. Tolmie, Jr. Single Family Residential (RS-10) to General Commercial (CG20) A. Applicants believe that the proposed change of zone is consistent with the State Land Use Designation of Urban and fits well with the surrounding high density urban uses. B. Applicants believe that the proposed change of zone conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates the property for High Density Urban Development. Such a designation allows for such uses as commercial, multiple family residential and related services (general and office commercial, multiple family residential up to 87 units per acre), provided that applicable goals, policies and standards of the General Plan are met. C. Applicants believe that the proposed change of zone is consistent with the recommendations of the Hilo Community Development Plan. While the CDP suggested a Multiple Residential-4,000 square foot (RM-4) designation for the area 20 years ago when it was adopted, the plan recognized the need for future commercial development to reinforce existing commercial areas by encouraging it to fill in to be a unified City Center rather than further disassemble [o other parts of Hilo. This City Center is defined as the area of High Density Urban Development as outlined by the General Plan, which extends southward from the Wailuku River to the general vicinity of the University ofHawaii-Hilo. The expansion of the High Density Urban designation during the 1989 General Plan update to include areas in the immediate vicinity of the University of Hawaii-Hilo and recent Commercial rezonings within the immediate area have solidified the project area as part of the primary commercial core for this area of Hilo. D. The applicants believe that the proposed change is consistent with the goals policies and standards of the Land Use element of the General Plan: Designate and allocate land uses in appropriate proportions and mix mrd ur keeping with the social, cultural, and physical environments ojthe County. Zone urban acrd rural type uses in areas with ease of access to community services and employment centers and with adequate public utilities and jaci/ides. Q Zoning requests shall be reviewed with respect to General Plnn designation, district goals, regional plrnu, State Lnrrd Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access acrd public creed. Allocate appropriate rearrested zoning in accordance with the existing or projected creeds of neighborhood, canmunity, region and County. E. The applicants also believe that the approval of the requested change of zone will compliment the following goals and policies of the Commercial Element of the General Plan: To provide for commercial developnrerr[s that marinrize carvenier:ce to users. Provide commercial developments that complement the overall pattern of trarrsportalion and land usage within the island's regions, comnurnities, acrd neighborhoods. Distribution of commercial areas shall be ,arch as to bes[ meet the demands of neighborhood, comm:rrrity, and regional creeds. Conrnrercial Jacilities shall be developed icr areas adearralely served by necessary services, such ns water, utilities, sewers, and trnnsportatiar systems. F. The applicants believe the project area is conveniently located to schools, recreation, commercial areas, and employment centers. The property is within an area that has been extensively developed for commercial use. G. The applicants believe that the proposed action is consistent with one of the Courses of Action of the General Plan for commercial development within the South Hilo District that recommends: Appropriately located commercial zoned lairds shall be allocated ns the creed arises. The site is located within an area defined by the General Plan as the expansion of the Downtown Hilo Commercial Core. Expansion of commercial services within this core area would facilitate convenience to users due to its access to other community services and employment centers and the availability of adequate public utilities and facilities. H. The applicants believe that the proposed action will support the continued growth and provide services to the University of Hawaii-Hilo. I. Based on the application, questionnaire and the previous statements, the applicants believe the approval of this change of zone request would result in an appropriate land use that will serve the general public. The applicants respectfully request a favorable consideration of this request to change the zone of the subject property from Single Family Residential - 10,000 square foot (RS-10) to General Commercial - 20,000 square foot (CG-20). -~....7~f \ \ I i i i .'301575 ~ I r.,cc New 1o-., s[. i ' I\ GCNCRAL LyFIAN P/LLO I rt~ • ~ 1 I LOCATION ~~L~P "~I 1 . - 1' I ~~r~ rv~ .m`, ~ I I N Yy IVg7~ I o Jul]9i6 C ~.,.nn I ~ ~ \ se x~1~un Il :vl 1, rr ]gym I \ *v rr i' ~ -Q r 3i ~o ' v a p ,i 2 16 zz t5 HOOWIU P^~S 19 \P. \ JG 1 a.. r Vim. ~ ~ 1 al ~ I o o~~. s e I 2~ [ } ~ 31 O ' - ~~r~¢~,, yr\ r l ~ .I ~T .o..a I ° O i ~G, °y> 23 ~ 1\ V . < : ~ 64 ~ S ~ c- 2 ~ SAC ~i d r fi 16 o~ ~ ~ ~ ~ >z - os o, I o.~ v . m : 3 - ~ • ~ 0 SUB.TECT PROPERTY z `rc\, TMK:2-2-23:12 r ' 742 .7rc7an 3 i { ~ c f ~ d o ? : i w° n ~ l• O J ~l n e~ ~ Q o q ! ~ ~ 'C \ n .~T~ i f~ i ~ \ ~~I.........1.~.. ^N , + o ~2, r ° ~ l u ~'y` ` r~ li U I e~ ~1 i' ~y E l~~ • l• ~ U , <v _ ~E w r -?l. -..lj ° `,I" t ` 3 l n ~ ~ ~I HIV YG a ~ h w h ~ Y c ~ .U ~ u e 2 1.i u :Ea o ` \Q a. 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'I f ' ~ ~ r ,rl ~ I r I %i I i f L C~ . p E i it i I „ i i ~ i~ f { ~ i, r ~ ~ ~ I a ~ ~ 9 i 1 r. i~..._... l ll L ~ .a ~ ~y i I ~ ~ ~ ~ -l , ~ a~ ; , ~ ~ , i 1~ f 11] y 1\ i \I~.' ~ I' ~ X' , ,i. . i, L Ot WII~4 l` J^ ~ H` I1 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 1, ~~"1 r~t1 25 AUPUNI STREET HILO. HAWAII 96720 TELEPHONE (6081969~5a27 FAX (80819696996 September 19, 1996 Mr. John S. Tolmie, Jr. and Ms. Linda Tolmie - 688 Kinoole Street, #120 Hilo, HI 96720 °f ~ CHANGE OF ZONE APPLICATION N0. 96-241 °Gl, c~ TAX MAP KEY 2-2-23:12 This application request was forwarded by the Planning Department to this office for our review. Based on the prevailing water situation in the area, water can be-ma~~ available from an existing 8-inch waterline along Kinoole Street and an exist~A9~ CS 6-inch waterline along Kamana Street (with a connection size subject to revieviand approval during the construction design phase of your proposed development). However, prior to issuing a water commitment to the proposed development, the following are required: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which is attached, a water commitment deposit must be remitted. You will be informed of the deposit amount upon final determination of the submittal required in Item 1. Upon completion of the above requirements, an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Should there be any questions, please contact our Water Resources and Planning Section. For your information, effective July 31, 1996, our new telephone number is 961-8660 and fax number is 961-8657. Milton D. Pavao, P.E. Manager WA:cmk Exhibit s ~`;~~o~-' Att. copy - (w/o att.) Planning Department ~ Mr. Gregory R~.,~M/ooers/, Mooers Enterprises Ul/afer rhrin~a rro~reas... DEPARTMENT OF PUBLIC WO°KS COUNTY OF HAWAII HILO, HAWAII DATE: September 18, 1996 TO: Virginia Goldstein, Planning Director Planning Department - '9S n FROM: ~C4'alub ivisio Chief Engineering Division ~ , 1~ ~ SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-24) ' ' ' Applicant: John S. Tolmie, Jr. and Linda Tolmie ~ r Request: RS-10 to CG-20 ~ c.^ Location: Waiakea, South Hilo, Hawaii ~ ~ TMK: 2-2-23:12 We have reviewed the subject application and our comments are as follows: 1. Building shall conform to all requirements of the code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed within the site and shall not be directed toward any adjacent properties. The applicant shall be informed that if drywells are included in the subject improvements, an Underground Injection Control (UIC) permit shall be applied for from the Department of Health, State of Hawaii. 3. All earthwork and grading activities shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. 5. Immediately west of the property, is the County maintained Kinoole Street, a 60-foot right-of-way with 36- foot pavement in good conditionartd'with concrete curbs, gutters and sidewalks. DPW recommends eliminating the grass planting strip and providing full width commercial standard concrete sidewalk along the Kinoole Street frontage. No vehicular access will be permitted along Kinoole Street. 6. Access to the subject area is from Kamana Street, a County maintained roadway with a 25 foot pavement in good condition and approximate 6 feet paved shoulders within a 60-ft width right-of-way. Kamana Street shall be improved along the frontage of the property. Improvements shall include construction of commercial standard concrete curb, gutter and sidewalk along with pavement widening and transition. Proposed development driveway shall be located away from the intersection. 7. Wastewater disposal shall meet with the requirements of the DPW, Wastewater Division. CKY/CR cc: BLD Exhibit C W WD ssaa cu ANC r, v: ~~4. o~: Nelson M. Tsuji lt~%c. Fire Chief ,.ephen.:. Y mashiro ~ ~ Mayor ~~y~x~,;+~ ~ Edward Bumatay :,'ffv;=,+: Deyury Fire Chief %i•~ ..yi ~nunfu o~ ~ttfutttt FIRE DEPARTMENT `S 777 Kilauea Avcnue • Afall Lane, Room 6 • Hilo, Hawaii 96720-0239 (f~ (8081 961-8297 • Fax (BOB) 961-8296 ~ ` ~/J ~~i C ~n September 18, 1996 _ i r _ To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 96-24) APPLICANT: JOHN S. TOLMIE, JR., & LINDA TOLMIE REQUEST: RS-10 TO CG-20 TAX MAP KEY: 2-2-23:12 The Fire Department's requirements as stated in the Fire Code are: "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. ~5~-G , Exhibit D 4 To: Virginia Gc stein, Planning Director Page 2 September 18, 1996 "Premises Identification "Sec. 10.208. (a) General. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. "(b) Street or Road Signs. When required by the chief, a street or road shall be identified with approved signs." "Portable Fire Extinguishers "Sec. 10.303. (a) General. Portable fire extinguishers shall be installed in occupanies and locations as set forth in this code, or as may be determined by the chief. "Portable fire extinguishers shall be in accordance with U.F.C. Standard No. 10-1. "(b) Prohibited Types, Vaporizing liquid extinguishers containing carbon tetrachloride or chlorobromomethane shall not be installed or used in any location for fire-protection use. "Soda-acid, foam, loaded stream, antifreeze and water fire extinguishers of the inverting types shall not be recharged or placed in service for fire-protection use. "(c) Sale of Defective Fire Extinguishers. No person shall sell or trade any form, type or kind of fire extinguisher which is not approved or which is not in proper working order, or the contents of which do not meet the requirements of this code, provided, however, this shall not apply to the sale or trade of fire extinguishers to any person or firm engaged in the business of selling or handling of such extinguishers or the sale or exchange of obsolete or damaged equipment for junk. "(d) Six Year Maintenance. Stored pressure extinguishers that require a 12-year hydrostatic test shall be emptied and subjected to the applicable maintenance procedures every six years. It shall be tagged internally to indicate the month and year the maintenance was performed and shall identify the person performing the service." NE re Chief NMT/mo CHANGE OF ZONE APPLICATION John S. Tolmie Jr. and Linda Tolmie TMK # (3) 2-2-23:12 Waiakea, South Hilo, Hawaii 'x ,.i .v4' 1 _~~T UFb'. ~H.. t u 'H a ,.spy ~f~~? 1. ,yi. Submitted by: Mooers Enterprises August 2, 1996 APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT APPLICANT: John S. Tolmie Jr. and Linda mie APPLICANT'S SIGNATURE: DATE: 06/27/96 ADDRESS: 688 Kinoole Street, #120 Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS TELEPHONE-BUSINESS: 961-6648 RESIDENCE: 959-6601 REQUEST: RS-10 TO CG-20 (Existing zoning (Proposed zoning TAX MAP KEY: 3/2-2-23:12 AREA OF PROPERTY OR AFFECTED ARuA(S) TO BE REZONED: 21,16asa.ft. LANDOWNER(S): John S. To3~i~e Jr. and Linda To~/~Jlmie OWNER'S SIGNATURE /~t ~/rl„~_ DATE: 06/27/96 j (May be by 1 to ) AGENT: Gr M r ADDRESS- p,O. Box 1101 Kamuela, Hawaii 96743 TELEPHONE-BUSINESS: gg5-6839 RESIDENCE: Please indicate to whom original correspondence and copies should be sent. ORIGINAL Mooers COPIES Tolmie (See Instructions in Back) ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? ~No If yes, please answer the rest of question 1 and then to que~on 3. a. How many acres of the requested area do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? ~ e. Other (please state) f. If you intend to do either a, b, or c, please elaoorate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. N/A 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); Financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The applicant intends to construct a x,000 square foot, single-story retail/office building on the site with the approppriate parking. Financing for the project will be provided by a commercial lender or a joint-venture partner. Construction on the project should begin within one year from the the date the change of zone request is approved. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. While no formal market study has been conducted, the owner is a Realtor with extensive experience in Hilo real estate. He is convinced that there is a sufficient market for this project based on inquiries and his observation of the market activities in the area. -2- 5. Have you performed any study which discusses 'the environmental impacts your request would have on the surrounding area and/or the County? No If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? Yes If so, what kind? There is presently one single family residence on the property and a detached garage. what do you intend to do with those buildings if your request is approved? As the structures are infested with termites, they will be destroyed. 7. Is the subject land currently being used for any agricultural activitity? NO If so, please list the kinds of products grown and on 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? If so, please describe the problem. The property is identified as being in Zone "X" by the FI~~ map. 9. Do you think that the roads leading to the subject area needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? ~es_ 10. what sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X b. Roads X c. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other X -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 tnis change of zone supplement. No Signature: ~,.u„ Address: 688 Kinoole St., #120 Hilo, Hawaii 96720 Telephone: 961-6648 Date: 06/27/96 -5- 6338A/SOA o.n. 5/A[i CHANGE OF ZONE APPLICATION: Linda and John S. Tolmie, Jr. Single Family Residential (RS-10) to General Commercial (CG20) The applicants, Linda and John S.Tolmie, Jr., are requesting a Change of Zone for approximately 21,164 square feet of property from the Single Family Residential-10,000 square foot (RS-10) to the General Commercial-20,000 square foot (CG-20). The property is located on southeast corner of the intersection of Kinoole Street and Kamana Street, Waiakea, South Hilo, Hawaii, TMK: (3) 2-2-23:12. PROPOSED DEVELOPMENT 1. The applicants propose to develop a 4,000 square foot, single-story retaiVoffice building and fifteen parking stalls on this 21,164 square foot lot. 2. The applicants intend to connect to the existing sewer and water lines on Kinoole Street, immediately to the west of the property. 3. The applicants intend to extend the sidewalk on Kamana Street along the entire frontage of the property. 4. The applicants intend to install a drainage system that meets with the approval of the Department of Public Works. 5. The applicants intend to gain access to this property from Kamana Street fronting the northern boundary of the property. APPLICANT'S STATEMENT 5. In support of this application, the applicant has submitted the following: (See the attached "Applicant's Statement") STATE AND COUNTY PLANNING 6. The State Land Use District is Urban. 7. The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the property as High Density Urban. 8. The Hilo Community Development Plan suggests the area for Multiple Residential-4,000 square foot (RM-4) zoning. 9. The subject property is located within the County Single Family Residential 10,000 square foot zoned district. 10. The property is not within the Special Management Area of the County of Hawaii. DESCRIPTION OF THE PROPERTY AND SURROUNDING AREA 11. The 21,164 square foot site presently has a single family home and a detached carport on the property. 12. The site is fully developed with landscaping surrounding the two structures. 13. Due to the long term use of the subject property for residential purposes, the presence of any endangered plant or animal specie or significant archaeological feature is highly unlikely. 14. The existing single family home is infested with termites and will be demolished. 15. According to the Flood Insurance Rate Map (FIRM) prepared by the Army Corps of Engineers, the site is determined to be in Zone "X", an area outside the 500-year flood plain. 16. The area is a high density urban area with a mix of RS, RM, CN, CO and CG zones. 17. The immediate neighboring properties are residential and commercial. Neighboring Commercial properties contain the Big Island Educational Federal Credit Union, Ginoza Realty Inc. and physician offices at Kinoole Medical. 18. The property is in close proximity to the University of Hawaii-Hilo. PUBLIC FACILITIES AND UTILITIES 17. The area is serviced by Kinoole Stree and Kamana Street which abut the property on two sides (north and west). l8. Water is available from the County Department of Water Supply. There is an existing 8" water line on Kinoole Street that the existing structure is connected to. The applicant proposes to use this same connection for the new structure. 19. There is an existing sewer line on Kinoole Street that the applicant intends to connect to. 20. There are many commercial shops and employment centers in the area that provide services to the project site. 21. The site is near existing schools (elementary, secondary and colleges) and recreation amenities. APPLICANT'S STATEMENT CHANGE OF ZONE APPLICATION: Linda and John S. Tolmie, Jr. Single Family Residential (RS-10) to General Commercial (CG20) A. Applicants believe that the proposed change of zone is consistent with the State Land Use Designation of Urban and fits well with the surrounding high density urban uses. B. Applicants believe that the proposed change of zone conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates the property for High Density Urban Development. Such a designation allows for such uses as commercial, multiple family residential and related services (general and office commercial, multiple family residential up to 87 units per acre), provided that applicable goals, policies and standards of the General Plan are met. C. Applicants believe that the proposed change of zone is consistent with the recommendations of the Hilo Community Development Plan. While the CDP suggested a Multiple Residential-4,000 square foot (RM-4) designation for the area 20 years ago when it was adopted, the plan recognized the need for future commercial development to reinforce existing commercial areas by encouraging it to fill in to be a unified City Center rather than further disassemble to other parts of Hilo. This City Center is defined as the area of High Density Urban Development as outlined by the General Plan, which extends southward from the Wailuku River to the general vicinity of the University of Hawaii-Hilo. The expansion of the High Density Urban designation during the 1989 General Plan update to include areas in the immediate vicinity of the University of Hawaii-Hilo and recent Commercial rezonings within the immediate area have solidified the project area as part of the primary commercial core for this area of Hilo. D. The applicants believe that the proposed change is consistent with the goals policies and standards of the Land Use element ofthe General Plan: Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. Zone urban and rural type uses in areas with ease of access to community services and employment centers and with adequate public zdilities and facilities. a, ' Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public reed. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. E. The applicants also believe that the approval of the requested change of zone will compliment the following goals and policies of the Commercial Element of the General Plan: To provide for commercial developments that maximize convenience to users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community, and regional needs. Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. F. The applicants believe the project area is conveniently located to schools, recreation, commercial areas, and employment centers. The property is within an area that has been extensively developed for commercial use. G. The applicants believe that the proposed action is consistent with one of the Courses of Action of the General Plan for commercial development within the South Hilo District that recommends: Appropriately located commercial zoned lands shall be allocated as the need arises. The site is located within an area defined by the General Plan as the expansion of the Downtown Hilo Commercial Core. Expansion of commercial services within this core area would facilitate convenience to users due to its access to other community services and employment centers and the availability of adequate public utilities and facilities. H. The applicants believe that the proposed action will support the continued growth and provide services to the University of Hawaii-Hilo. I. Based on the application, questionnaire and the previous statements, the applicants believe the approval of this change of zone request would result in an appropriate land use that will serve the general public. The applicants respectfully request a favorable consideration of this request to change the zone of the subject property from Single Family Residential - 10,000 square foot (RS-10) to General Commercial - 20,000 square foot (CG-20). 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