Hilo Iron Works Environmental Report

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A. Surrounding Land Uses The site is over 250' from the nearest improved property which is the storage shed at the Wailoa Boat Harbor to the south of the site. The State of Hawaii Division of Aquatics Resources (DAR) has an improved lot approximately 300' west of the site in which research is conducted. In the past DAR has used the Hilo Iron Works for accessory office use and research use. Because of its relative physical isolation, the requested zoning should have little or no impact to the general land use patterns in this area. B. Economic Impacts Considering the rezoning is to create conforming rather than a non- conforming use this will create more economic stability for the site. As it works now, a non-conforming use needs to be approved by the Planning Director. This discretion creates uncertainty for the landowner as the Planning Director is an appointed position that could change at any time. Due to the uncertainty, this leads to impacts for financing and on acquiring tenants which are both integral to maintaining commercial and industrial properties. The impact can be seen in the incomplete revitalization of the site. Portions of the site need repair but without the ability to finance or to attract a tenant to invest in the property it creates a difficult situation for the landowner. By approving the rezoning of the property, it will take the uncertainty out of the picture. Tenants would now have more confidence planning/investing in a site that the use is no longer in question. More confidence would also expand the demand from available tenants which would allow the landowner to find the highest & best use for the site. The highest and best use is the foundation which market values rests. VII. INFRASTRUCTURE CONSIDERATIONS A. Road and Traffic A traffic impact analysis report was conducted on June 19, 2019 and prepared by SSFM International (attached). The report states 11