HomeMy WebLinkAboutPD BACKGROUND RPT (SPP 20-214) BReedElder4.102020
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
PARADIS KAWEHIONALANI REED & MARK ANDREW REED
SPECIAL PERMIT APPLICATION (SPP 20-000214)
PARADIS KAWEHIONALANI REED & MARK ANDREW REED are requesting a Special
Permit to allow for the construction and operation of an independent elder care home with ten
(10)units and one(1)main kitchen on the subject parcel. The 1.143-acre subject parcel is located
at 420 Ainalako Road, approximately 0.8-miles southeast of Ainaloa Drive in Waiakea, South
Hilo District, Hawai`i,TMK: (3) 2-4-078:008.
PROPOSED DEVELOPMENT
1. Request: The applicant has submitted a Special Permit application to change the use of
the subject property and existing structures from single-family residential to an assisted
living elder care facility on the subject parcel. The applicants intend to convert the four
of the five existing structures on the property to accommodate 10 residential units with
one main shared kitchen. The site would also host an on-site caretaker who will reside in
the existing Ohana dwelling unit located on the parcel. The facility is planned to be
licensed as an Assisted Living Facility through the Department of Health. The licensing
process will proceed once approvals have been granted. (Planning Department
Exhibit 1 —Special Permit Application)
2. Days/Hours of Operation: As this is a residential facility, operations will be 24 hours
per day, seven days a week. Quiet hours will be in effect from 10:00pm to 7:00am daily.
3. Number of Employees: One (1) full time and two (2) part time staff are anticipated for
this facility.
4. Daily Visitation: The applicant anticipates approximately 10 to 20 visitors per day to the
facility.
5. Reason for the Request: The applicant states the objective for the proposed elder care
facility is to accommodate changing demographics in the area, and to provide residents of
the facility opportunities to be engaged and supportive of other residents in a family-like
atmosphere. The elder care facility would provide residents with meals and transportation
to activities and appointments,along with social programs for seniors.
6. Landowners: Paradis Kawehionalani Reed&Mark Andrew Reed
STATE AND COUNTY PLANS
7. State Land Use District: Agricultural
8. General Plan Designation: Important Agricultural Lands(ial)
9. County Zoning: Agricultural 1-acre(A-1a).
10. Special Management Area (SMA): The property is not situated within the Special
Management Area(SMA). It is located over 4.5 miles from the nearest coastline.
DESCRIPTION OF PROPERTY AND SURROUNDING AREAS
11. Subject Property: The subject property is 1.143 acres in size and is triangular in shape.
The subject parcel is located at 420 Ainalako Road, approximately 0.8-miles southeast of
its intersection with Ainaloa Drive in Waiakea. The property sits at approximately 530
feet above sea level and is relatively flat. There are five (5) existing structures on the
property:
1. Main House: built under permit No. 860252 and consists of two (2)bedrooms and
two (2)bathrooms totaling approximately 1,192 square feet;
2. Ohana Dwelling: Built under permit No. 89221 and Ohana Dwelling Permit
No. OD-89-313 and consists of one bedroom and one bathroom of approximately
576 square-feet with a 252 square-foot carport and an 84 square-foot utility room
(912 total square feet);
3. Storage Building: Built under permit No. 860164 and totals approximately 896
square feet;
4. Warehouse: built under permit No. 871883 and totals approximately 1,872 square
feet; and
5. Garage: Initially built as a greenhouse without a permit but is listed on RPT as a
carport totaling 1,176 square-feet.
Staff notes there are unpermitted uses (i.e., residential use of the warehouse/garage) and
improvements (i.e., conversion of garage to dwelling units) that were observed during a
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site visit. The applicant states that all of the structures will be renovated under
appropriate permits and brought into compliance. Any permit deficiencies will be
corrected in the renovation and conversion process.
12. Surrounding Zoning/Land Uses: Properties to the south and east are similarly zoned
Agricultural 1-acre (A-Ia). This lot is part of a subdivision of land that occurred in 1954.
Lands directly west of the subject parcel include two (2) large parcels, one State-owned,
Agricultural 20-acres (A-20a) zoned parcel and one zoned Agricultural 3-acres (A-3a).
Properties to the north and northeast are also zoned Agricultural 3-acres (A-3a) and range
from 3 acres to over 600 acres in size. The majority of the uses in the vicinity of the
project parcel are residential with only minor agricultural development located over 1/2
mile north of the project parcel.
13. Land Study Bureau Soil Rating: "D"or"poor" for agricultural use.
14. USDA Soil Survey Report: Soils on the subject property are classified the soil type as
Pana`ewa very cobbly hydrous loam with 2-10% slopes; the soil is moderately well
drained with a high runoff potential.
15. Agricultural Lands of Significance to the State of Hawaii(ALISH) Map: Prime.
16. Flood Zone: The Flood Insurance Rate map (FIRM) designates the majority of the
subject parcel to be within Zone X, with approximately 0.07-acres of the southwest
corner of the parcel within Zone All, which corresponds to flood depths of 1 to 3 feet.
Base flood elevation has been determined, however, all of the existing buildings are
located in Zone X.
17. Flora/Fauna Resources: Although there was no professional survey conducted of the
floral and faunal resources, the applicant believes that there are no rare or endangered
floral or faunal resources likely to be found on the subject parcel. Based on site photos
there appears to be no native, threatened, or endangered vegetation on the subject
property. Site landscaping consists of typical landscaping plants such as coconut palms
and hibiscus. The subject property has been cleared, developed and landscaped for many
years and is adjacent to more rural areas that may support floral and faunal resources vs.
a developed residential community. In addition, introduced avian species (i.e., dove,
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Japanese white-eye, myna) are common in this area, as are domesticated animals such as
cats, and dogs.
18. Archaeological/Historical Resources: No commissioned archeological survey of the
site has been made as the developed nature of the property makes new archeological finds
unlikely. Also,no additional land clearing is planned for this project outside what may be
required for wastewater system improvements. The applicant is willing to prepare an
archeological monitoring plan in conjunction with any earthwork required for site
improvements and will implement the standard condition related to inadvertent finds and
discoveries; the State historic Preservation Division (SHPD) Ch. 6E documentation was
submitted to SHPD for review on April 9, 2020; to date no response has been provided.
19. Cultural Resources: The subject site is not adjacent and/or proximate to the shoreline, as
such, fishing and/or coastal access gathering is not conducted on the parcel. It is not
known if the subject parcel, or immediate area have ever been used for the gathering or
other historic uses by native Hawaiians. However, it would appear every unlikely that the
site would provide resources as it is within a fully developed residential community. The
applicant also states that there are no known archeological features or sites on the subject
parcel.
20. Public Access: There is no known public access to the mountains or the shoreline that
runs through the property.
21. Traffic Impacts: The proposed project is located on Ainalako Road, approximately 0.8
miles from the intersection with Ainaloa Drive. Traffic in this area is generally low and
made up primarily of local residents. The proposed use would generate a slight increase
in traffic to the subject site, however, the increase would be approximately 10 to 20
visitors per day. This equates to roughly 2 to 3 cars per hour, similar to current residential
levels. Potential adverse impacts will be mitigated using"quiet hours" (10 p.m. to 7 a.m.)
for the facility,during which visitation will generally not be permitted.
PUBLIC UTILITIES AND SERVICES
22. Access: The subject parcel is accessed via Ainalako Road, which is County owned and
maintained roadway with a 50-foot right-of-way and average pavement width of 20 feet.
_q_
Vehicles will have a clear ingress and egress to the property without the need for
roadway or site improvements. The proposed project includes the creation of four (4)
dedicated parking stalls and one(1)ADA compliant parking stall for the facility.
23. Water: Consultation with the Department of Water Supply (DWS) indicates that water
can be made available from an existing 8-inch waterline within Ainalako Road which
fronts the subject property. Th subject parcel is currently served by a 5/8-inch meter
(account No. 184-83795) which is limited to an average daily usage of 400 gallons and a
maximum daily usage of 600-gallons per day. DWS is requesting that the applicant
submit estimated maximum daily water usage calculations for review and approval.
Additionally, DWS states the proposed use will require the installation of a reduced
pressure type backflow prevention assembly, within 5-feet of the meter on private
property. Additional requirements may be requested by DWS.
24. Wastewater: Currently, there is no municipal wastewater system serving the subject
property and is currently served by cesspools. Upgrades to the wastewater systems on the
property will be designated by a licensed engineer in the State of Hawaii meeting
Department of Health requirements to accommodate the elder care facility and increased
use.
25. Essential Utilities and Services: Electric and telephone both currently serve the subject
parcel, and the parcel is served by County Water.
AGENCIES' COMMENTS
26. Hawaii Fire Department: (Planning Department Exhibit 2-April 14,2020 Memo)
27. Department of Public Works - Engineering: (Planning Department Exhibit 3 -
April 27,2020 Memo)
28. Department of Water Supply: (Planning Department Exhibit 4 - April 24, 2020
Letter)
29. Department of Environmental Management: (Planning Department Exhibit 5 -
April 27, 2020 Memo)
30. State Office of Planning: (Planning Department Exhibit 6-May 15, 2020 Letter)
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31. State Land Use Commission: (Planning Department Exhibit 7 - May 21, 2020
Letter)
32. State Department of Health: (Planning Department Exhibit 8 - May 13, 2020
Letter)
AGENCIES -NO COMMENTS/CONCERNS
33. Department of Public Works-Building; County Police
AGENCIES-NO RESPONSE
34. DLNR; DLNR-SHPD; Department of Agriculture; HELCO
APPLICANT'S RESPONSE TO AGENCY COMMENTS
35. The applicant has submitted additional information in response to agency
comments: (Planning Department Exhibit 9-March 16,2020 Letter)
PUBLIC COMMENTS
36. As of the date of this writing, the Planning Department has not received any written
comments or objections from the general public or adjacent landowners about the
subject application.
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SPECIAL PERMIT APPLI('.:VII 7S9 �Inll 2
( Ot
NTN OF HAWAII " ?�
PLANNING DEPARTMENT , ij
Eft pe or PdUI I he requested information)
APPLICANT Paradis Kawehionalani Reed & Mark Andrew ' -ed
APPLICANT'S SIGNATURE. DATE. l O l l Sk9
ADDRESS: 420 Ainalako Road, Hilo, 196720 .
LIST APPLICANT'S INTEREST IF NOT OWNERNd
TELEPHONE. (13us.) 971-808-3837 (Home) (RR)
REQUEST. To construct and operate an independent elder care home with 10 units andaone�
main kitchen
TAX MAP KEY_ (3) 2-4-078: 00E ZONING: A-1a
AREA OF PROPERTY/AREA OF REQUESTED USE 1.143 1 1.143
LANDOWNER Paradis Kawehionalani Reed & Mark Andrew -ed
LANDOWNERS SIGNATURE. 7DATE. (0115 ( 1 c'?
(Mtn be hn letter) V
LANDOWNER"S ADDRESS 420 Ainalako Road, Hilo, HI 9.•720
AGENT Zendo Kern Planning Consultant LLC
ADDRESS. 194 Wiwoole St, Hilo, HI 96720
TELEPHONE. (Bus.1 808-333-3393 (Homcl (Fust
Please indicate to it hom origami correspondence and copies should he sem to.
ORIGINAL Agent - COPIES. Applicant
Planning Dept.
Exhibit
COUNTY BACKGROUND & ENVIRONMENTAL REPORT
COUNTY SPECIAL PERMIT REQUEST
MARK & PARADIS REED
WAIAKEA, HILO, HAWAII
TMK: (3) 2-4-078: 008
INTRODUCTION
Mark and Paradis Reed ("applicants") are requesting a Special Permit
that will allow for an assisted living elder care facility on the 1.143-acre
subject parcel of land. The subject site is located off of Ainalako Road,
approximately 0.8 miles southeast of Ainaola Drive, in Waiakea (Figure
1). The subject land is zoned Agriculture 1-acre (A-1a).
If approved, the applicants intend to convert four of the five existing
structures on the property to accommodate 10 residential units with one
main shared kitchen (Figure 2). The site would also host an on-site
caretaker, living in the ohana dwelling (with its own kitchen).
Recent census and demographic studies show that in the next twenty
years a large portion of the population of the Big Island will be reaching
retirement age and the need for elder care facilities and services is set to
increase dramatically. The proposed elder care community will provide
residents opportunities to be engaged and supportive of one another in a
family-like atmosphere. Studies have shown this to be a good system for
healthy aging.
The facility is planned to be licensed as an Assisted Living Facility through
the Hawaii Department of Health. The licensing process will proceed as
site improvements are made and will be finalized following completion of
site improvements.
II. PROJECT DESCRIPTION
3A. Project Concept and Components
As noted above, the applicants wish to establish a community for
independent and assisted living for seniors on the subject property.
The basic concept of the project would be to convert the existing
dwellings and accessory buildings on the parcel to a combined 10
residential units supporting a maximum of 10 residents, plus the on-
site caregiver. One building would house the shared kitchen and
another would be the residence of a caregiver.
Presently there are five structures on the property (Figure 2) :
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E 61 S BUILDING IMPROVEMENTS � il#11; IR EyE
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• The Main House was built under permit#860252 and
consists of two bedrooms and two bathrooms totaling
approximately 1,192 square-feet in area.
• The Ohana Dwelling was built under permit#89221 and
Ohana permit OD 89-313, consists of one bedroom and one
bathroom of approximately 576 square-feet with a 252
square-foot carport and an 84 square-foot utility room (total
912 square-feet).
• The Storage Building was built under permit#860164 and
totals approximately 896 square-feet.
• The Warehouse was built under permit#871883 and totals
approximately 1,872 square-feet.
• The garage totals approximately 768 square-feet and was
initially built as a greenhouse without permit and is listed on
RPT as a carport with a gravel floor totaling 1,176 square
feet. This structure was not permitted but permit deficiencies
will be corrected in the renovation/conversion process.
All of the structures will be renovated under permit and brought up
to code including required access for persons with disabilities. Any
permit deficiencies will be remedied to the satisfaction of the
Building Division in the renovation/conversion process. Plans call
for the conversion of the structures as follows (Figures 3 & 4):
• Main House —Two-bedrooms and two-baths, each
approximately 230 square feet, with main shared kitchen and
living area
• Ohana / Caregiver House — One-bedroom one-bath with
carport and storage room.
• Storage —Two-bedrooms and two-baths, each
approximately 336 square feet, plus a shared living area
• Warehouse — Four bedrooms and four-baths, each
approximately 396 square-feet in area
• Garage— Two bedrooms two-baths, each approximately 336
square-feet in area
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The applicants respectfully request the following elements be
allowed in the Special Permit
1) Proposed hours of operation:
As this is a residential community, operations will be 24 hours a
day, seven days a week. Quiet hours will be in effect from 10
PM to 7 AM.
2) Proposed number of visitors per day:
The applicant expects 10 to 20 visitors per day.
3) Proposed number of parking stalls:
Four parking stalls plus 1 ADA compliant parking stall are
planned for the community.
4) Proposed staff:
One full-time and two part-time staff are anticipated.
5) All structures on the property will be renovated and any
deficiencies brought up to code with proper permits
The renovation of all buildings is anticipated be done by July 2020.
The estimated cost of renovations is approximately $450,000.
Figure 5 shows an aerial view of the four main buildings (excluding
the ohana/caregiver home), with planned new roofing.
The elder care center would provide residents with meals and
transportation to activities and appointments, along with emergency
call systems and social programs for families. The site will also host
fruit and vegetable plots for hobby gardening and fresh produce.
This area is not served by a County sewer system and the parcel is
currently served by cesspools. Upgrades to the wastewater
systems on the property will be designed by a licensed engineer in
the State of Hawaii meeting Department of Health requirements.
Locations of existing cesspools and proposed septic systems are
shown on the conceptual site plan (Figure 2).
3B. PROJECT LOCATION
As noted earlier. the subject site consists of the entire 1.143-acre
parcel identified by TMK: (3) 2-4-078: 008. The property is located
off of Ainalako Road, approximately .8 miles northwest of Ainaola
Drive, in Waiakea (Figure 1).
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The 1.143.acre parcel is triangular in shape and has five buildings
as described above. The subject parcel sits at approximately 530 ft
of elevation. The subject parcel address is 420 Ainalako Road.
3C INSTITUTIONAL CONSIDERATIONS
State Land Use
The subject property is designated State Land Use Agriculture and
the special permit will consist of approximately 1.143-acres of land.
As such, no State Land Use Commission action is required. The
County of Hawaii can process the special permit request.
Special Management Area
The subject property is approximately 4.5 miles from the coast and
outside of the SMA.
County Zoning and General Plan
The County zoning of the subject site is Agriculture 1 acre (A-1a).
The County General Plan Land Use Pattern Allocation Guide
(LUPAG) map, if scaled, designates the parcel as Important Ag
Lands. According to the General Plan, allowable uses within the
Agriculture Designation, with appropriate zoning, may include
"Hospitals, sanitariums, old age, convalescent, nursing and rest
homes." Relative to this designation, the General Plan allows
consideration for"a Special Permit"on agriculture land where the
requested use meets certain criteria as outlined in section 4 of the
permit application and chapter 205 of the Hawaii Revised Statutes
as amended.
The subject parcel is located within the State Land Use designation
agriculture. Based on the Land Study Bureau Overall Master
Productivity Rating the subject parcel is classified as D, or poor.
Under the Agriculture Lands of Importance to the State of Hawaii
(ALISH) classification system, the subject site is classified as
Prime.
The U.S. Department of Agriculture Soil Conservation Service has
designated the soil type for the subject site as Panaewa very
cobbly hydrous loam with 2 to 10 percent slopes; it is moderately
well drained with a high runoff class. The farmland classification is
"not prime farmland" and the mean annual precipitation is
approximately 160 inches.
4
The parcel is generally flat, sitting at approximately 530 feet
elevation with a slight slope down in a northwesterly direction.
There are no perceptible topographic or geologic constraints.
General Plan Discussion
The Hawaii County General Plan serves as a guide for decision-
makers in land use matters. The proposed project is conducive to
the General Plan's guidelines as it conforms to the following goals,
policies and standards of the General Plan:
2.2 Goals
(a) Provide residents with opportunities to improve their quality
of life through economic development that enhances the
County's natural and social environments.
(b) Economic development and improvement shall be in balance
with the physical, social, and cultural environments of the
island of Hawaii.
(d) Provide an economic environment that allows new,
expanded, or improved economic opportunities that are
compatible with the County's cultural, natural and social
environment.
(i) Strive for diversification of the economy by strengthening
existing industries and attracting new endeavors.
2.3 Policies
(p) Identify the needs of the business community and take
actions that are necessary to improve the business climate.
(n) Encourage the development of the retirement industry
(x) Encourage the health/wellness industry.
9.2 Goals
(c) Maintain a housing supply that allows a variety of choices.
(d) Create viable communities with affordable housing and
suitable living environments.
(f) Seek sufficient production of new affordable rental and fee-
simple housing in the County in a variety of sizes to
satisfactorily accommodate the needs and desires of families
and individuals.
9.3 Policies
5
(b) Encourage the construction of specially designed facilities or
communities for elderly persons needing institutional care
and small home care units for active elderly persons.
(m) Accommodate the housing requirements of special need
groups including the elderly, handicapped, homeless and
those residents in rural areas.
(w) Encourage the development of affordable retirement
communities.
(y) Aid and encourage the development of a wide variety of
housing to achieve a diversity of socio-economic housing
mix.
14.1.2 Goals
(a) Designate and allocate land uses in appropriate proportions
and mix and in keeping with the social, cultural, and physical
environments of the County.
14.1.3 Policies
(I) Encourage the development and maintenance of
communities meeting the needs of its residents in balance
with the physical and social environment.
Approval of the requested Special Permit would be in line with the
aforementioned economic, housing and land use goals, policies
and standards of the General Plan by facilitating the establishment
of community designed to address the needs of the elderly.
According to the General Plan. allowable uses within the
Agriculture Designation, with appropriate zoning, may include
"Hospitals, sanitariums, old age. convalescent, nursing and rest
homes." Relative to this designation, the General Plan allows
consideration for"a Special Permit"on agriculture land where the
requested use meets certain criteria as outlined in section 4 of the
permit application and chapter 205 of the Hawaii Revised Statutes
as amended. Since the Land Study Bureau Overall Master
Productivity classification of the subject parcel is D, or poor, the
parcel's agricultural value is limited, making a
commercial/community facility a more viable option for the
landowners.
Hilo Community Development Plan
The Hilo CDP was adopted by the Planning Commission in 1975
over 40 years ago and was intended to further define the General
Plan and provide short and middle range implementation strategies
6
of the General Plan. Since the adoption of the Hilo CDP, there have
been significant land developments in the City of Hilo, including the
shopping complexes in and around the Puainako/Kanoelehua
Intersection, expanded commercial uses near the University
complexes, and commercial/industrial uses along the southern
portion of the Waiakea Houselots area. These developments
render many of the CDP land use concepts obsolete.
Although the document was reviewed by the County Council, the
CDP was never adopted by ordinance. The CDP's Land Use
Concept Map identified this area as A-la, which is consistent with
the County General Plan LUPAG map. The proposed project does
not change the property zoning and therefore meets the criteria of
the Hilo CDP and County General Plan LUPAG map.
The Hilo CDP does make an effort to keep new growth within the
village town center, however this Special Permit request would
allow for a small-scale social services facility that could potentially
be more conveniently located to serve residents within the
surrounding rural area.
The request is not for a change of zone allowing many different
possible uses. The conditions of the Special Permit will limit the
operations to what is defined within the Special Permit request.
Based on the above, it would seem logical to allow the proposed
use on the property by way of a Special Permit.
3D SURROUNDING ZONING AND LAND USES
The subject parcel consists of 1.143 acres; the applicant wishes to
secure a special permit on the entirety of the parcel. The parcel is
zoned A-la within the State Land Use Agriculture District. The
majority of nearby parcels along Ainalako Road, to the south and
southeast, are also zoned A-la and are also approximately 1-acre
in size with a few larger 2 to 6-acre lots. There is a state owned
nearly 500-acre parcel, zoned A-20a bordering the parcel to the
west. Also surrounding this area to the north are parcels zoned A-
3a, ranging from 3-acres to over 600-acres in size.
3E FLOOD INSURANCE RATE MAP
The US Corps of Engineers' Flood Insurance Rate Map (FIRM)
designates the majority (1.07-acres, or 94%) of the subject parcel
to be in Zone X (areas outside of 500-year flood). Approximately
0.07-acres of the southwest corner of the parcel lies in Zone AH,
which corresponds to flood depths of 1 to 3 feet (usually areas of
ponding) and Base Flood Elevations have been determined. All of
the buildings on the property are located in Zone X (Figure 6).
3F ARCHAEOLOGICAL RESOURCES
No commissioned archaeological survey of the site has been made.
The developed nature of the property makes new archaeological
finds unlikely. Also, no additional land clearing is planned for this
project outside of what might be required for wastewater system
improvements. However, if needed, an archaeological monitoring
plan can be prepared and implemented in conjunction with any
earthwork required for site improvements.
Furthermore, in the event any inadvertent discoveries are made
during any land disturbance activity relating to this project, work will
cease, and the applicant will immediately notify the Planning
Department and the State DLNR and secure their clearances
before proceeding further.
3G FLORAL AND FAUNAL RESOURCES
Although there was no professional survey conducted of the floral
and faunal resources of the site, the applicant does not believe that
rare or endangered floral or faunal resources are likely to be found
within or proximate to the subject site.
Based on site photos there appears to be no native, threatened, or
endangered vegetation on the subject property. Site landscaping
consists of Manilla palms, coconut palms, bromeliads, hibiscus, ti,
bird of paradise, yew (podocarpus), areca palms, citrus trees etc.
The subject property has been cleared, built on, and landscaped for
many years. Further, the rural nature of the surrounding areas
would make it less likely to find endangered animal life in this area.
It would be possible to find the Island-wide ranging Hawaiian Hawk
(1'0), Hawaiian Owl (Pueo), Hawaiian Goose (Nene), and the
Hawaiian Hoary Bat on site, however this is not their main habitat.
In addition, introduced bird species (such as dove, Japanese
White-eye, house finch, and myna) are common in this area.
Domestic animals such as cats and dogs, and other animals like
rats, pigs 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.
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BASEMAP: FIRM BASEMAP
Flood Hazard Assessment Report RO00 HAZARD ASSESSMENT TOOL LAYER LEGEND
AYh NEGL,
SPECIAL ROOD HAZARD AREAS (SFHAs) SUBJECT TO INUNDATION BY
' THE I%ANNUAL CHANCE FL0O0 ..
Property Information Notes:
V I< AWA IL. ZoneA _
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WA"EHSHED fAILOA _
PARCEL ADDRESS.. 420AINALAK0 ROAO Zone AH.'
HILO.PI 9680 _.__
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Flood Hazard Information
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FEMA HRM PANEL.. 15)1660912E
PANEL EFFECTIVE DALE SEPTEMBER 19,2017
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3H Valued Cultural Resources
In view of the recent Hawaii State Supreme Courts "PASH" and
"Ka Pa'akai 0 Ka'Aina"decisions, the issue relative to native
Hawaiian gathering and fishing rights must be addressed.
Specifically, there must be a discussion of the cultural, historical,
and natural resources and associated 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 property or immediate
surrounding area have ever been used for the gathering of plants
by native Hawaiians. However, 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.
31 PUBLIC ACCESS
The subject parcel is located approximately 4.5-miles from the
shoreline. As such, no public access will be affected by this
request.
3J DESCRIPTION OF ACCESS
The subject parcel is accessed via Ainalako Road. Ainalako Road
is a County owned and maintained road with a 50-foot right of way
and average pavement width of 20-feet. Vehicles will have a clear
ingress and egress into the proposed parking stalls from Ainalako
Road. Based on the existing conditions of Ainalako Road, it
appears no roadway improvements would be required for the
proposed use.
Consultation with the Department of Public Works Engineering
Division has indicated that a 5-foot future roadway widening
setback should apply to the subject property based on the "City of
Hilo Road Alignments, Right of Way and Zoning Map". The 5-foot
planned future widening is indicated on the Conceptual Site Plan
9
(Figure 2). Though there is already a fence line and gate along the
property boundary with Ainalako Road, no new development is
planned in the increased frontage setbacks
3K TRAFFIC IMPACTS
The proposed project is located on Ainalako Road, approximately
0.8 miles from its intersection with Ainaola Drive. Traffic in this area
is generally low and made up primarily by residents of the area.
The proposed use would generate a slight increase in traffic to the
subject site, however the increase would be very minimal. As noted
above, the applicant anticipates approximately 10 to 20 visitors per
day. This equates to roughly 2 to 3 cars per hour. This level of
traffic is no different than residential levels.
Potential adverse impacts will be mitigated by the use of"quiet
hours" (from 1 OPM to 7AM) for the facility, during which visitation
will generally not be allowed. Further, the anticipated addition to
traffic levels of 2 to 3 cars per hour is far less than what would be
required to be mitigated for.
3L AVAILABILITIES OF UTILITIES
HELCO and Hawaiian Telcom both serve the subject parcel. The
parcel is served by County Water. Consultation with the
Department of Water Supply indicates there may be additional
water available to the parcel if the existing 5/8-inch meter is
inadequate. If necessary, water use calculations will be prepared
and will be furnished to determine adequacy of water supply. This
area is not served by a County sewer system and the parcel is
currently served by cesspools. Upgrades to the wastewater
systems on the property will be designed by a licensed engineer in
the State of Hawaii meeting Department of Health requirements.
REGULATORY ANALYSIS
4A The granting of this request would promote the effectiveness and
objectives of Chapter 205, Hawaii Revised Statutes as amended.
The proposed use is not contrary to Chapter 205A, Coastal Zone
Management as the subject parcel is approximately 4.5 miles from
the shoreline. There are no public access, scenic or open space
resources on the subject site.
4B The desired use shall not adversely affect the surrounding
properties. There are few homes proximate to the subject site and
io
many of the properties in the area are overgrown by non-native
species creating a natural buffer. All visitors will park onsite in
parking stalls provided by the applicant. Based on the expected
number of visitors and frequency of visits, the proposed request will
not generate a substantial increase in traffic.
Additionally, based on the proposed operations and activities, the
requested use will not interfere with morning school and work
traffic. Traffic in the afternoon would essentially be similar to
common residential traffic.
Further, the applicants' business is quiet by nature and will not
cause a nuisance to the surrounding community regarding sound.
The applicant will comply with residential sound levels which will
help maintain the existing conditions of the community.
Lastly, visual impacts will be very minimal. The applicants intend to
provide landscaping so as maintain visual effects that are
consistent with the rural neighborhood.
4C The proposed elder care facility will not unreasonably burden public
agencies to provide roads and streets, sewers, water, drainage,
school improvements, and police and fire protection as all services
exist reasonably proximate to the property. The subject site is
already accessible via Ainalako Road and no additional utilities will
need to be provided by public agencies. There are already Fire and
Police Stations approximately 5 miles from the subject site.
4D Unusual conditions, trends, and needs have arisen since the district
boundaries and regulations were established. The population of the
South Hilo district has risen over the past years; services and job
opportunities have not. Allowing a Special Permit to conduct a
small, elder care community will provide social services in this ideal
setting along with employment opportunities for area residents.
Lastly, the Waiakea area has been growing over the past decades
and continues to be in desperate need for a variety of services. The
growing proportion of seniors in our communities creates an
unusual condition relating to a rising demand for elderly housing
and services. This special permit request addresses a specialized
segment of the needed service options available in Hilo.
4E The land upon which the facility would be located is unsuitable for
agricultural uses given its soil classification and smaller size. The
soil is classified as D, or "poor" with Land Study Bureau, making it
undesirable for commercial agriculture. Although the property falls
under the State Land Use District Agriculture, the nature of the area
is more accurately described as rural. Thus, an elder care facility
serving the local community would be a suitable use of the land
which otherwise would be unlikely to be successfully used for
agriculture due to its poor soil quality.
4F The proposed use will not substantially alter or change the
essential character of the land and the present use. By allowing the
applicant to establish this business, the needs of the local
community will be better served. As the soil quality of the land is
poor, and the parcel is largely developed, it is unlikely that the
property would be successfully used for intensive agriculture.
However, some small-scale gardening is planned for the residents.
Further, all the existing structures are planned to be renovated and
brought to current code, while leaving the overall character of the
property unchanged. Thus, the proposed use would utilize the land
to its highest and best use, thereby meeting the criteria of this
section.
4G The proposed use will not be contrary to the goals, polices, and
standards of the General Plan and other applicable documents
such as the Hilo Community Development Plan. The General Plan
states under Economic goals 2.2 (a), "Provide residents with the
opportunity to improve their quality of life through economic
development that enhances the county's natural and social
environments", and 2.2 (b) "Economic development and
improvements shall be in balance with the physical, social, and
cultural environments of the Island of Hawaii". In addition, it states
under 2.2 (e) Economic Goals, "Strive for an economic climate that
provides its residents an opportunity for choice of occupation'.
Further, in section 9.3 (b) Encourage the construction of specially
designed facilities or communities for elderly persons needing
institutional care and small home care units for active elderly
persons, and 9.3 (m) Accommodate the housing requirements of
special need groups including the elderly, handicapped, homeless
and those residents in rural areas. The proposed request clearly
meets the goals of the GP outlined above. The proposed clinic will
provide an opportunity for the land-owners to establish a business
that serves the community and creates employment opportunities
for residents.
The request is not contrary to the goals of the Hilo Community
Development Plan
The request is not for a change of zone allowing many different
possible uses. The conditions of the Special Permit will limit the
operations to what is defined within the Special Permit request.
Based on the above, it would seem logical to allow the proposed
use on the property by way of a Special Permit.
4H The proposed use is an unusual and reasonable use of the land.
which would not be contrary to the objectives to be sought by the
Land Use Law and Regulations, which, for the Agriculture District,
seek to preserve or keep the land of high agriculture potential in
agriculture usage. As noted earlier the site is classified by the Land
Study Bureau as D, or poor. The proposed use will allow a parcel of
land unsuitable for agriculture related purposes to be utilized to
provide housing and employment options for the community while
at the same time providing crucial social services to the
surrounding Hilo community.
In conclusion, the proposed Special Permit request would provide Hilo
with additional important social services without burdening public agencies
or the surrounding community.
Harry Kim '"I8,"'R,.,, Darren J. Rosario
Mayor Fire Chief
Lance S.Dehida
Depute Fire Chief
email
County ofabndi t RECEIVED
COUNTY OF HAWAII
HAWAII FIRE DEPARTMENT PLANNING
DEPT.
25 Aupuni Street•Suite 2501•Hilo,Haat')96720
(808)932-2900•Fax(808)932-2928 APR 14'20 FH 1:33
April 14,2020
TO: MICHAEL YEE,PLANNING DIRECTOR
FROM: DARREN I. ROSARIO, FIRE CHIEF
SUBJECT: Special Permit Application(SPP 20-000214)
Applicant: Paradise Kawehionalani Reed and Mark Andrew Reed
Request: To Allow the Construction and Operation of an Independent Elder
Care Home with Ten(10)Units and one(1)Main Kitchen
Tax Map Key: 2-4-078:008
In regards to the above-mentioned Special Permit Application,the following shall be in accordance:
Commercial cooking equipment shall comply with NFPA 96.
NFPA 1, UNIFORM FIRE CODE,2006 EDITION
Note: Hawaii State Fire Code, National Fire Protection Association 2006 version, with County
of Hawaii 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.
Q
For occupancies of an especially hazardous nature,or where special hazards exist in addition to Q _ 1
the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, or \V
areas where there is an inadequate fife flow, or inadequate fire hydrant spacing, and the AHI
may require additional safeguards including, but not limited to, additional fife appliance units, _C .-
more than one type of appliance, or special systems suitable for the protection of the hazard C a
involved. o C
CL, W
18.1.1 Plans.
18.1.1.1 Fire Apparatus Access. Plans for fife apparatus access roads shall be submitted to the
fire department for review and approval prior to construction.
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SCANNED iC 4,
APfj J42242 1 �1171f
Halvah County is an Equal Opportunity Provider and Employer.
18Y:
Michael Yee
April 14, 2020
Page 2
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.
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 AH7 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.
Michael Yee
April 14, 2020
Page 3
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 400112(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.
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 I 3D,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.
Michael Yee
April 14, 2020
Page 4
C— 18.2.3.4.1.2 FDAR shall have an unobstructed vertical clearance of not less then lift 6 in.
C— 18.2.3.4.1.2.1 Vertical clearances may be increased or reduced by the AFIJ, provided such
increase or reduction does not impair access by the fire apparatus, and approved signs are
installed and maintained indicating such approved changes.
18.2.3.4.1.2.2 Vertical clearances shall be increased when vertical clearances or widths are not
adequate to accommodate fife 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 fun 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 fife 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.
Michael Yee
April 14, 2020
Page 5
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.
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 fife 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.
Michael Yee
April 14, 2020
Page 6
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.
18.2.4.2.5 Locks, gates, doors, barricades, chains, enclosures, signs,tags, or seals that have been
installed by the fife 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 fife 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 Alit 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 fife 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.
Michael Yee
April 14, 2020
Page 7
18.3.5 Private water supply systems shall be tested and maintained in accordance with NFPA 25
or county requirements as determined by the AHJ.
18.3.6 Where required by the AHJ, fife hydrants subject to vehicular damage shall be protected
unless located within a public right of way.
18.3.7 The AHJ shall be notified whenever any fire hydrant is placed out of service or returned
to service. Owners of private property required to have hydrants shall maintain hydrant records
of approval, testing, and maintenance, in accordance with the respective county water
requirements. Records shall be made available for review by the AHJ upon request.
C— 18.3.8 Minimum water supply for buildings that do not meet the minimum County water
standards:
Buildings up to 2000 square feet, shall have a minimum of 3,000 gallons of water available for
Firefighting.
Buildings 2001- 3000 square feet, shall have a minimum of 6,000 gallons of water available for
Firefighting.
Buildings, 3001- 6000 square feet, shall have a minimum of 12,000 gallons of water available for
Firefighting.
Buildings, greater than 6000 square feet, shall meet the minimum County water and fife 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 fife 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:
I) 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;
Michael Yee
April 14, 2020
Page 8
2) Minimum pipe diameter sizes from the water supply to the Fire Department Connection
(FDC) shall be as follows:
a) 4" for C900 PVC pipe;
b) 4" for C906 PE pipe;
c) 3" for ductile Iron;
d) 3' for galvanized steel.
3) The Fire Department Connection(FDC) shall:
a) be made of galvanized steel;
b) have a gated valve with 2-1/2 inch,National Standard Thread male fitting and cap;
c) be located between 8 ft and 16 ft from the Fire department access. The location shall be
approved by the AHJ;
d) not be located less than 24 inches, and no higher than 36 inches from finish grade, as
measured from the center of the FDC orifice;
e) be secure and capable of withstanding drafting operations. Engineered stamped plans
may be required;
1) not be located more than 150 feet of the most remote part, but not less than 20 feet, of the
structure being protected;
g) also comply with section 13.1.3 and 18./346.1 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.
Michael Yee
April 14, 2020
Page 9
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.
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.
DARREN J. ROSARIO
Fire Chief
CB:ds
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
ray DATE: April 27, 2020
�/ rtQKdi/ll
CDH PLANNING DEPT
APR 30 2020 pm1.2:38
TO: Michael Yee, Planning Director REC'D HAND DELIVERED
FROM: f°gDepartment of Public Works, Engineering Division O.
SUBJECT: SPECIAL PERMIT APPLICATION (SPP 20-000214)
Applicant: Paradis Kawehionalani Reed and Mark Andrew Reed
Request: To Allow the Construction and Operation of an Independent
Elder Care Home with Ten (10) Units and One(1) Main
Kitchen
TMK: 2-4-078:008
We have reviewed the subject application forwarded by your memo dated April 7, 2020,
and provide the following comments:
1. All earthwork activity, including grading, grubbing and stockpiling, shall conform
to Chapter 10, Erosion and Sedimentary Control, of the Hawaii County Code.
2. All driveway connections and construction within the Ainalako Road Right-of-Way
shall conform to Chapter 22, County Streets, of the Hawaii County Code. Access
to Ainalako Road (current Right-of-Way = 50 ft.), including the provision of
adequate sight distances, shall meet with the approval of the Department of Public
Works, Engineering Division.
Q
3. All development-generated runoff shall be disposed of on site and not directed p
toward any adjacent properties. A drainage plan may be required by the Plan
Approval process in accordance with Section 25-2-72(3) of the Hawaii County g ..
Code. •C
C
4. The subject parcel is in an area designated as Flood Zone AH and X on the Flood a x
Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (3-
(FEMA).
(FEMA). Zone AH is the Special Flood Hazard Area that corresponds to the areas
of 100-year shallow flooding (usually areas of ponding)where average depths are
between one and three feet, and Base Flood Elevations have been determined.
Zone X is an area determined to be outside the 500-year floodplain.
SCANNED}y {
County ollianati aii is an Equal Opportunity Provider and Employer RoMAY ° Vv+
jJ//WgTBgy
YI Y�
r• DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI'I
o aIA'xr.` 345 KEKUANAO'A STREET, SUITE 20 • HILO, HAWAII 96720
TELEPHONE (808)961-8050 • FAX (808)961-8657
April 24, 2020
COH PLANNING DEPT
APR 27 2020 p4:15
TO: Mr. Michael Yee, Director
Planning Department REC'D HAND DELIVERED
FROM: Keith K. Okamoto, Manager—Chief Engineer
SUBJECT: Special Permit Application (SPP 20-000214)
Applicant—Paradis Kawehionalani Reed and Mark Andrew Reed
Request—To Allow the Construction and Operation of an Independent Elder
Care Home with Ten (10) Units and One (1) Main Kitchen
Tax Map Key 2-4-078:008
We have reviewed the subject application and have the following comments and conditions.
Water can be made available from an existing 8-inch waterline within Ainalako Road which fronts the
subject parcel in accordance with the Department's existing water availability conditions, which are
subject to change without notice.
Please be informed that the subject parcel is currently served by a 5/8-inch meter(Account No.
184-83795),which is limited to an average daily usage of 400 gallons and a maximum daily usage of
600 gallons per day.
The Department requests that the applicant submit estimated maximum daily water usage calculations
for review and approval. The water usage calculations shall be prepared by a professional engineer
licensed in the State of Hawai`i and should include the estimated peak flow in gallons per minute
(GPM)and the total estimated maximum daily water usage in gallons per day, including all
irrigation/landscaping use. O.
Upon receipt of the water usage calculations above, the Department will make a determination as to
the water commitment deposit amount and the prevailing facilities charge (subject to change) to be 0
paid, if necessary. Based on the water demand calculations, the Department will determine the e
appropriate service lateral and meter size required. c
L
K
The proposed use will require the installation of a reduced pressure type backflow prevention a LU
assembly, 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 the that meter. The installation of
the backflow prevention assembly must be inspected and approved by the Department before the
commencement/continuation of water service.
SCANNED
. . . Water, Our Most Precious 7 esource. . . 7(a Wai A 7(ane . . . APR 3 00 20(2�0//
The Department of Water Supply is an Equal Opportunity provider and employer. B42 2 6 5 V
Mr. Michael Yee, Director
Page 2
April 24, 2020
Please be informed that the existing 8-inch waterline within Ainalako Road is inadequate to provide
the required 2,000 gallons per minute flow for fire protection, as per the Department's Water System
Standards.
Should there be any questions, please contact Mr. Troy Samura of our Water Resources and Planning
Branch at 961-8070, extension 255.
Sincerely yours,
10141,414+
Keith K. Okamoto,P.E.
Manager—Chief Engineer
TS:dfg
copy— Paradis Kawehionalani Reed and Mark Andrew Reed
Harry Kim ( William A.Kucharski
Mayor AR �k:. Director
Roy Takemoto •U Diane A.Nada
Managing Director Deputy Director
•
County of Hawaii
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kekuanao a Street,Suite 41. Hilo,Hawaii 96720
Ph:(808)961-8083 •Fax:(808)961-8086
Email: cohdem@hawaiicounty.gov
MEMORANDUM CDH PLANNING DEPT
APR 30 2020 p412:37
TO: Michael Yee, Director RECD HAND DELIVERED
Planning Department
FROM: William A. Kucharski, Director
Environmental Management D
DATE: April 27, 2020
SUBJECT: Special Permit Application (SPP 20-000214)
Applicant: Paradis Kawehionalani Reed and Mark Andrew Reed
Request: To Allow the Construction and Operation of an Independent
Elder Care Home with Ten (10) Units and One (1) Main Kitchen
Waiakea, Hilo, Hawai'i
Tax Map Key: (3) 2-4-078-008
The Solid Waste Division has reviewed the subject application and offers the following
comments and/or recommendations (contact the Solid Waste Division for details):
( ) No comments.
( X ) Commercial operations,State and Federal agencies,religious entities and non-profit
organization may not use transfer stations for disposal.
(X ) Aggregates and any other construction/demolition waste should be responsibly
reused to its fullest extent. O- I
(X ) Ample and equal room should be provided for rubbish and recycling. Q t /
(X ) Green waste may be transported to the green waste sites located at the West Hawaii m
Organics Facility and East Hawaii Organics Facility,or other suitable diversion c ..
programs. c a
(X ) Construction and demolition waste is prohibited at all County transfer stations. O --c
( ) Submit Solid Waste Management Plan in accordance with attached guidelines. a w
( ) Existing Solid Waste Management Plan is to be followed. Provide update to the
department on current status.
( ) Other:
SCANNED
County of Hawai'i is an Equal Opportunity Provider and Employer MAY Q 5 701D/
f30,.13 2 7.8
Mr. Michael Yee, Director
April 27, 2020
Page 2
The Wastewater Division has reviewed the subject application and offers the following
comments and/or recommendations (contact the Wastewater Division for details):
( X ) No comments.
( ) Require connection of existing and/or proposed structures to the public sewer in
accordance with Section 21-5 of the Hawaii County Code.
( ) Require Council Resolution to approve sewer extension in accordance with Section 21-
26.1 of the Hawaii County Code.Complete Sewer Extension Application.
( ) Require extension of the sewer system to service the proposed subdivision in
accordance with Section 23-85 of the Hawai'i County Code.
( ) 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.
( ) Other:
WK:mef
sass ; DAVID V.IGE
r
OFFICE OF PLANNING a"°"
I alx MARY ALICE EVANS
‘t 1 STATE OF HAWAIIOFrIG
ee°F°AECTOR
S E7: rte;
-S4 , pipit. ,� 235 South Beretania Street,6th Floor,Honolulu,Hawaii 96813 Telephone: 1808)587-2846
Mailing Address: P.O.Box 2359,Honolulu,Hawaii 96804 Fax: (808)587-2824
Web: hitp:)Iplannin9.hawaitgovl
DTS 202004281056NA
May 15,2020
COH PLANNING DEPT
Mr. Michael Yee HRY 18 202200 PH4.1G
Director
Planning Department PEC'D BY EH IL
County of Hawaii
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Attn: Alex Roy
Dear Mr. Yee:
Subject: Special Permit Application (SPP 20-000214)
Applicant: Paradis Kawehionalani Reed and Mark Andrew Reed
Request: To Allow the Construction and Operation of an Independent Elder Care
Home with Ten (10) Units and One(1) Main Kitchen
Land Area: Approximately 1.143 acres
Location: Hilo, Hawaii
TMK: 2-4-078: 008
The Office of Planning(OP) has reviewed the above referenced Special Permit(SP)
application to establish an independent elder care home with ten (10) unit and one (I) main
kitchen, and a caretakers unit on an approximately 1.143 acre lot. According to the written
description, the parcel currently contains four(4) buildings; a residence, ohana dwelling,
warehouse, garage, and storage building. The project description and Site Plan, Figure 2, are not
consistent, providing different names for some of the buildings. The applicant proposes to
renovate the buildings into a caregiver house(former ohana dwelling with kitchen), and
bedrooms and baths in the other buildings. The kitchen will also be retained in the main
residence, but no other kitchens will be built in any other unit. The application indicates that the
elder care home will employ the equivalent of one full time and two half time jobs. 0
The Office of Planning(OP has the following comments and concerns. CC r
C
1. The proposed elder care residence will be established on a 1.143 acre parcel within 0 :.0
the State Agricultural Land Use District. The parcel has also been designated by the p iy
Land Study Bureau as D, with poor soils, but within the Agricultural Lands of
SCANNED
MAY 2 6 2129.,,
*,,, 133 Is :
Mr. Michael Yee
May 15, 2020
Page 2
Importance In the State of Hawaii as Prime agricultural lands. The County has
designated the parcel as Agriculture, and the zoning is A-I a.
2. According to the application,the entire parcel has been developed with 5 buildings,
and graded, thus no Archaeological Inventory Survey has been done on the property.
Similarly, no studies for flora and fauna have been completed.
3. The property is surrounded by lands within the State Agricultural District. The Urban
Land Use District is located approximately .4 miles away. The property is not located
within the Special Management Area. Access is from Avianlike Road.
4. In accordance with Hawaii Revised Statues, Section 205-6, and Hawaii
Administrative Rules §15-15-95 for Special Permits, since the application for Special
permit involves land less than 15 acres, the decision on the permit rests with the
County Planning Commission. However, OP would caution that the approval should
be based on whether the elder care home use would be considered as "unusual and
reasonable", and whether the use should be within the Agricultural Land Use District.
Thank you for the opportunity to review the Special Permit application. If you have any
questions, please contact Lorene Maki of our Land Use Division at Lorene.k.maki(a,,hawaii.gov
Mahalo,
Mary Alice Evans
Director
DANIEL E.OROOENKER
DAVID V.IGE Executive Officer
GovernorBERT SARUWATARI
Planner
fc3jiz.;..
JOSH B.GREEN / *�- p_��� Ili
SCOTT A.K.DERRICKSON AICD
Lieutenant Governor 1 MC I yv Planner
,nMis tr/t,7
MIKE rectorMCCARTNEY > i.;5x RASMI'anner RI
Director - -y.✓ Planner
LAND USE COMMISSION RILEY K.HAKODA
Department of Business, Economic Development 8 Tourism Planner/Chief Clerk
State of Hawaii
FRED A.TALON
Drafting Technician
May 21, 2020
Mr. Michael Yee, DirectorPl- _
Planning Department 9:V '7::
County of Hawaii -
101 Pauahi Street, Suite 3
Hilo, Hawai'i 96720
Dear Mr. Yee:
Subject: Special Permit Application (SPP 20-000214)
Paradis Kawehionalani Reed and Mark Andrew Reed
To Allow the Construction and Operation of an Independent Elder Care
Home with Ten (10) Units and One (1) Main Kitchen
Tax Map Key: 2-4-078-008
We are in receipt of your memorandum dated April 7, 2020, forwarding the subject
application. Please accept our apologies for the lateness of these comments.
Based on our review of the application, we understand that the Applicants propose an
assisted living elder care facility on the 1.143-acre subject parcel. The Applicants intend
to convert four of the five existing structures on the parcel to accommodate 10 p,
residential units with one main shared kitchen. Under the proposal, a caretaker
fl
will be living onsite in the existing 'ohana dwelling, which would have its own kitchen. W
c
We confirm that the subject parcel is designated within the State Land Use Agricultural C ;n
District. Given the description of the proposal, it is our position that a district boundary 0 K
amendment to the State Land Use Urban District processed pursuant to Hawaii a to
Revised Statutes ("HRS") §205-3.1 would be more appropriate than a special permit.
As you know, the special permit process is not intended for this type of use as the urban
nature of the development is likely to have impacts of statewide interest, inc udine on
areas such as cultural/historical resources. SCANNED
MAY�7 6 71170
235 Soum BERETANA STREET U SUITE 406 ♦ HONOLULU,HAWAII 96813♦TEL(808)587-3822♦Fax(808)587-38279 EMAIL'. Iuc@tlb Lvltl&v�i .7 t 5 2
Mailing Address: P.O.Box 2359, Honolulu,Hawaii 96804 v' V
As it stands, the assessment of valued cultural resources in the application is sorely
lacking. For example, the application states,
"It is not known whether the subect property or immediate surrounding area
have ever been used for the gathering of plants by native Hawaiians. However,
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."
We believe there is no basis for the above statements as there admittedly have been no
archaeological inventory survey or cultural impact assessment prepared and reviewed
by the State Historic Preservation Division ("SHPD"). Although the Applicants note
that an archaeological monitoring plan can be prepared and implemented in
conjunction with any earthwork associated with site improvements, including to the
existing wastewater system, and will notify the Planning Department and the SHPD
and secure their clearances if any inadvertent discoveries are made during land
disturbance activities, it is unclear whether such measures will fully address the
requirements of the SHPD in an acceptable and timely manner.
Given the above concerns, it is our position that the district boundary amendment
process provides the appropriate mechanism given the urban qualities of the proposed
development as well as the necessary safeguards to ensure that state interests are fully
vetted and protected in the decision-making processs consistent with the spirit and
intent of HRS chapter 205.
We have no further comments to offer at this time. Should you have any questions or
require further clarification, please call our office at 587-3822.
Sincerely,
Daniel E. Orodenker
Executive Officer
cc:
Mary Alice Evans, State Office of Planning
DAVID Y.ICE BRUCE S.ANDERSON PhD.
GOVERNOR OF HAWAII �/y ). DIRECTOR OF HEALTH
Llit 140,
STATE OF HAWAII
DEPARTMENT OF HEALTH _
P.O.BOX 916 {'; fl 1
HILO,HAWAII 96721-0916 ='s3 19?0209,12:20
RtC'D E9NDIi.`.G=L Jtrr.CU
MEMORANDUM
DATE: May 13, 2020
TO: Mr. Michael Yee
Planning Director,
County of Hawaii
FROM: Eric Hondas
District Environmental Health Program Chief
SUBJECT: Special Permit Application (SPP-20-000214)
Applicant: Paradis Kawehionalani Reed and Mark Andrew Reed
Request: To Allow the Construction and Operation of an Independent Elder
Care Home with Ten (10) Units and One (1) Main Kitchen
TMK: 2-4-078:008
The applicant would need to meet the requirements of our Department of Health Air Pollution
Rules, Chapter 60.1,Title 11,State of Hawaii for fugitive dust control. If there is need to discuss
these requirements, please contact our Clean Air Branch staff at Ph. 933-0401.
The proposed kitchen needs to meet the requirements of Chapter 50, Food Safety Code. Please
call our office (Ph. 933-0917) for consultation and additional information.
The Department of Health's Safe Drinking Water Branch authority on drinking water quality is
based on the definition of a"public water system." Federal and state regulations define a public ..
water system as a system that serves 25 or more individuals at least 60 days per year or has at O
least 15 service connections. All public water system owners and operators are required to G CO
comply with Hawaii Administrative Rules, Chapter 11-20(HAR 11-20), and titled"Rules
Relating to Public Water Systems". All public water systems are regulated by the Department of C —
Health and shall be in compliance with the Hawaii Administrative Rules, Title 11, Chapter 20. 'C
Recommend the subdivision lots be connected to an existing public water system. C
x
Concerns on water quality for lead, copper, algae and microbiological and chemical W
contaminations in private water systems have identified the need for self monitoring. The
Department of Health does not support the use of these private rain catchment systems for
drinking purposes since the quality may not meet potable water standards. SCANNED
All new public water systems are required to demonstrate and meet minimum capacity A i�GD
requirements prior to their establishment, per HAR 11-20-29.5, titled "Capacity Demon.tratigtgN 0 1 2020
14
JUN 0 1 2020
Michael Yee
May 14, 2020
Page 2 of 6
and Evaluation." This requirement involves demonstration that the system will have satisfactory
technical, managerial and financial capacity to enable the system to comply with safe drinking
water standards and requirements.
Projects that propose development of new sources of potable water serving or proposed to serve
a public water system must comply with the terms of HAR 11-20-29. This section requires that
all new public water system sources be approved by the Director of Health (Director) prior to its
use. Such approval is based primarily upon the submission of a satisfactory engineering report
which addresses the requirements specified in HAR 11-20-29.
The engineering report must identify all potential sources of contamination and evaluate
alternative control measures which could be implemented to reduce or eliminate the potential for
contamination, including treatment of the water source. In addition, water quality analyses for
all regulated contaminants, performed by a laboratory certified by the State Laboratories
Division of the State of Hawaii, must be submitted as part of the report to demonstrate
compliance with all drinking water standards. Additional parameters may be required by the
Director for this submittal or additional tests required upon his or her review of the information
submitted.
All sources of public water system sources must undergo a source water assessment which will
delineate a source water protection area. This process is preliminary to the creation of a source
water protection plan for that source and activities which will take place to protect the source of
drinking water.
Projects proposing to develop new public water systems or proposing substantial modifications
to existing public water systems must receive construction plans approval by the Director prior to
construction of the proposed system or modification in accordance with HAR 11-20-30, titled
"New and Modified Public Water Systems". These projects include treatment, storage and
distribution systems of public water systems. The approval authority for projects owned and
operated by a County Board or Department of Water or Water Supply has been delegated to
them.
All public water systems must be operated by certified distribution system and water treatment
plant operators as defined by HAR 11-25 titled, `Rules Pertaining to Certification of Public
Water System Operators".
All projects which propose the use of dual water systems or the use of a non-potable water
system in proximity to an existing potable water system to meet irrigation or other needs must be
carefully design and operate these systems to prevent the cross-connection of these systems and
prevent the possibility of backflow of water from the non-potable system to the potable system.
The two (2) systems must be clearly labeled and physically separated by air gaps or reduced
pressure principle backflow prevention devices to avoid contaminating the potable water supply.
In addition backflow devices must be tested periodically to assure their proper operation.
Further, all non-potable spigots and irrigated areas should be clearly labeled with warning signs
to prevent the inadvertent consumption on non-potable water. Compliance with HAR Chapter
11-21, titled Cross-Connection and Backflow Control is also required.
Michael Yee
May 14, 2020
Page 3 of 6
All projects which propose the establishment of a potentially contaminating activity (as
identified in the Hawaii Source Water Assessment Plan) within the source water protection area
of an existing source of water for a public water supply should address this potential and
activities that will be implemented to prevent or reduce the potential for contamination of the
drinking water source.
For further information concerning the application of capacity, new source approval, operator
certification, source water assessment, backflow/cross-connection prevention or other public
water system programs, please contact the SDWB at 586-4258.
The Department of Health (DOH), Clean Water Branch(CWB), acknowledges receipt of the
subject document on April 7,2020. The CWB has reviewed the limited information contained in
the subject document and offers the following comments:
Permit Issuance
* Any project and its potential impacts to State waters must meet the State's:
1) Antidegradation policy, which requires that the existing uses and the level
of water quality necessary to protect the existing uses of the receiving
State water be maintained and protected;
2) Designated uses, as determined by the classification of the receiving State
waters; and
3) Water quality criteria [Hawaii Administrative Rules (HAR), Chapter 11-541,
* A Section 401 Water quality Certification (WQC) is required if your
project/activity:
- Requires a federal permit, license, certificate, approval, registration, or
Statutory exemption; and
- May result in a discharge into State waters. The term "discharge" is
defined in Clean Water Act, Subsections 502(16), 502(12), and 502(6).
Examples of"discharge" include,but are not limited to, allowing the
following pollutants to enter State waters from the surface or in-water:
solid waste, rock/sand/dirt, heat, sewage, construction debris, any
underwater work, chemicals, fugitive dust/spray/paint, agricultural wastes,
biological materials, industrial wastes, concrete/sealant/epoxy, and
washing/cleaning effluent.
Determine if your project/activity requires a federal permit, license, certificate,
approval, registration, or statutory exemption by contacting the appropriate
federal agencies (e.g. Department of the Army (DA), U.S. Army Corps of
Engineers (COE), Pacific Ocean Division Honolulu District Office (POH) Tel:
808-835-4303; U.S. Environmental Protection Agency Tel: 415-947-8021;
Federal Energy Regulatory Commission Tel: 866-208-3372; U.S. Coast Guard
Office of Bridge Programs Tel: 202-372-1511).
To request a Section 401 WQC, you must complete and submit the Section 401
WQC application. This application is available on the e-Permitting Portal website
Michael Yee
May 14, 2020
Page 4 of 6
located at: https://eha-cloud.doh.hawaii.gov/cpermit/.
Please see HAR, chapter 11-54 for the State' Water Quality Standards and for
more information on the Section 401 WQC. HAR, Chapter 11-54 is available on
the CWB website at: http://health.hawaii.cov/cwb/.
• National Pollutant Discharge Elimination System(NPDES)permit coverage is
required for:
-Storm water associated with construction activities for land disturbances of
one (1) acre or more. Land disturbance includes,but is not limited to,
clearing, grading, grubbing,excavation, demolition,uprooting of vegetation,
equipment staging, and storage areas.
-Storm water associated with industrial activities for facilities with Standard
Industrial Classification Codes regulated in 40 CFR 122.26(b)(14)(i) through
(ix) and (xi).
-Storm water and certain non-storm water from a small Municipal Separate
Storm Sewer System.
-Discharges of water pollutants into State surface waters. Examples of these
discharges include,but are not limited to, cooling water, hydrotesting waters,
dewatering effluent, and process wastewater.
-Discharges from the application of pesticides (including pesticides,
herbicides, fungicides, rodenticides, and various other substances to control
pest) to State waters.
An application for an NPDES individual permit must be submitted at least 180
calendar days before the commencement of the discharge or start of construction
activities. To request and NPDES individual permit, you must complete and
submit the NPDES individual permit application. This application is available on
the e-Permitting Portal website located at:
https://eha-cloud.doh.hawaii.gov/epermit/.
A Notice of Intent (NOI) for coverage under a specific NPDES general permit
must be submitted at least 30 calendar days before the commencement of the
discharge or start of construction activities. To request NPDES general permit
coverage, you must complete and submit the NOH. The NOI is available on the
e-Permitting Portal website located at:
blips://eha-clouddoh.hawaii.eov/epermit/.
Please see HAR, Chapter 11-55 for more information on the NPDES individual
permit and NPDES general permits. The specific NPDES general permits
located in HAR, Chapter 11-55, Appendices B through M. HAR, Chapter 11-55
and HAR, Chapter 11-55, Appendices B through M are available on the CWB
website at: http.//health.hawaii.gov/cwh/.
Michael Yee
May 14,2020
Page 5 of 6
• According to State law, all discharges related to the project construction or
operation activities, whether or not NPDES permit coverage and/or Section 401
WQC are required, must comply with the State's Water Quality Standards.
Monitoring
• Effluent discharge and/or receiving water monitoring may be required as
conditions of Section 401 Water Quality Certifications and NPDES General and
Individual permits.
Enforcement
• Noncompliance with water quality requirements contained in HAR, Chapter 11-54
and/or permitting requirements specified in HAR, Chapter 11-55 may be subject
to penalties of$25,000 per day per violation.
• Violations of Hawaii Revised Statutes 342D and 342E may elicit administrative,
civil and criminal penalties for such violations.
Polluted Runoff Control
• Manage projects identified in watershed-based plans that reduce polluted runoff
and educate the public about nonpoint source pollution. Projects are selected
through an annual request for proposals. Funding is provided by the EPA
through the Clean Water Act. For more information on projects and funding
opportunities, please visit: www.hawaii.gov/doldpollutednmolicontrol.
If you have any questions, please contact Ms. Joanne Seto, Supervisor of the Engineering
Section, CWB, at(808) 586-4309.
Construction activities must comply with the provisions of Hawaii Administrative Rules,
Chapter 11-46, "Community Noise Control."
1. The contractor must obtain a noise permit if the noise levels from the construction
activities are expected to exceed the allowable levels of the rules.
2. Construction equipment and on-site vehicles requiring an exhaust of gas or air
must be equipped with mufflers.
3. The contractor must comply with the requirements pertaining to construction
activities as specified in the rules and the conditions issued with the permit.
Should there be any questions on this matter, please contact the Department of Health at 933-
0917.
Michael Yee
May 14, 2020
Page 6 of 6
Wastewater Branch is unable to make comments to the proposed project at this time. Before we
can offer any comments, the applicant needs to address the following:
a. The amount of wastewater to be generated by the project.
b. The treatment and disposal of wastewater from the project.
We recommend that you review all of the Standard Comments on our website:
http://hawaii.gov/health/environmental/env-planning/Ianduse/Ianduse.htmt. Any comments
specifically applicable to this project should be adhered to.
The same website also features a Healthy Community Design Smart Growth Checklist
(Checklist) created by Built Environment Working Group (BEWG)of the Hawaii State
Department of Health. The BEWG recommends that state and county planning departments,
developers, planners, engineers and other interested parties apply the healthy built environment
principles in the Checklist whenever they plan or review new developments or redevelopments
projects. We also ask you to share this list with others to increase community awareness on
healthy community design.
. 1 11JRN 194 Wiwoole St. Hilo, HI 96720
(808) 333-3393
& ASSOCIATES info@zendokern.com
March 16, 2020
Mr. Michael Yee, Director
Planning Department
COUNTY OF HAWAII nap t{_fj diver ca
101 Pauahi Street MAR 1 6 2020
Hilo, HI 96720 RECEIVED
COUNTY Of HAWAII
Dear Mr. Yee: PLANNING
DEPT.
Subject: Special Permit Application
Applicant: Paradis Kawehionalani Reed & Mark Andrew Reed
Waiakea,Hilo, Hawaii TMK: (3) 2-4-017: 008
In response to the Planning Department's request for additional information, please see the
following discussion regarding Assisted Living Facility Licensing by the Department of
Health. Progress on licensing is contingent on many things including renovation of the
facilities to meet applicable codes and obtainment of a Special Permit from the County.
Hawaii Administrative Rules 11-90-3 Licensing - section (o) reads: Applications for
licensure shall be made to the department on a form provided by the department and shall
include full and complete information as follows:
(10) Evidence that the premises comply with state and county building, housing,fire,
and other codes, ordinances, and laws for the type of occupancy to be licensed.
Compliance shall include but not be limited to the following:
(A) Occupancy requirement of the county building code;
(B)Applicable zoning ordinance of the county;
(C) The obtainment of a use permit if required by the county; and
(D) Applicable state laws and administrative rules relating to sanitation,
health, and environmental safety.
Further, we have reviewed the physical requirements of the facility listed in §11-90-4
against the plans for renovation, in consultation with the Department of Health, and have
found no conflicts. 0.
0
We trust that everything is in order for your acceptance and processing of this application. C
If not or if there are questions relating to this matter, please feel free to direct them to me. Cl
Thank you very much. C .t
c —0
C
Sincerely, C X
d W
ZENDO KERN
Planning Consultant
Enclosures
Copy — Paradis Kawehionalani Reed& Mark Andrew Reed MAR 1 6 2020
i32031-
Darrow, Jeff
From: Zendo Kern <zendo@zendokern.com>
Sent Wednesday, March 18, 2020 1:10 PM
To: Darrow,Jeff
Subject: FW:ALF Licensure Process and Application
Attachments: ALF Application Facket.pdf; ALF License Application Instructions.pdf; Request for Plan
Review.pdf
Please see below.
Zendo Kern
President
Kern& Associates
Ph: 808-333-3393
KERN
&ASSOCIATES
This c a anyB 1 srN!rel atr ri are coot n e .Ruh inleno r solely 0:tur:re or rein( lual or(notify to ,rrm they are
)odres ed Please IN it s,roier nameariately by, n i you have received Eras c rias by 'ramp;
id derete. matl from your
royste I you nre not a 'dod r_c o cr r„u am enol Nat(JiSn o, ,y. eepymp Doli b aH C ry coy trboo rr,ranee co the
ouutout,3 or tro3 cion r S sorcny pc&Eioed.
From: Paradis Reed <paradisreed@gmail.com>
Date:Wednesday, March 4, 2020 at 11:13 AM
To:Zendo Kern <zendo@zendokern.com>
Subject: Fwd:ALF Licensure Process and Application
Forwarded message
From: Pascual, Leah<leah.pascual@doh.hawaii.gov>
Date:Wed, Dec 11,2019 at 1:09 PM
Subject:ALF Licensure Process and Application
•
To:paradisreed@gmail.com<paradisreed@email.com>
Hi Dr. Reed,
Mahalo for calling our office and inquiring about the ALF licensure process.
t
Please find attached for the Assisted Living Facility (ALF) license application form, instructions and request for
plan review.
Per our policy, prior to submitting the application we need:
1. Building inspector report
2. Zoning clearance
3. Certificate of occupancy
4. Food establishment permit
5. Fire inspection report
Please note that we can receive application with only numbers 1 and 2 submitted but we will not issue a
license until you secure all the required documentations.
Should you have further questions, you may contact me via phone or email.
Thank you,
Leah Pascual RN
Nurse Consultant, State Licensing Section
Office of Health Care Assurance
State of Hawaii, Department of Health
601 Kamokila Blvd, Rm 361
Kapolei, HI 96707
Telephone: (808)692-7400
Fax: (808) 692-7414
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3
Hawaii Department of Health
Office of Health Care Assurance
State Licensing Section
LICENSE APPLICATION FOR
ASSISTED LIVING FACILITY (ALF)
Note:The applicant(licensee)may be asked to provide additional information and/or documents.
PART I LICENSEE INFORMATION
A. Name of Facility:
B. Name of Applicant and Type Of Business Entity(Corp.,L.L.C.,Other): •
C. Applicant's Contact Information:
Telephone#: Cellular Phone 4: •
Fax#:
E-mail Address:
Mailing Address:
City State Zip Code
D. Name of Managing Company:
E. Contact Information for Managing Company,Including Name of Specific Contact Person:
Telephone#:_ Cellular Phone#:
Fax#:
E-mail Address:
Mailing Address:
City State Zip Code
F. Address of Facility:
City Island Zip Code
G. Attach Copies(Or The Original,If Indicated)Of The Following Documents To Your
Application:
1. Articles of Incorporation
2. Business Entity Organizational Chart
3. List Of Business Entity Officers, Director of the Corporation/Shareholders, Each General
Partner(if Partnership),Governing Body(if Government Owned),Etc. Include Contact
Information, Such As Addresses And Telephone Numbers
4. Statements/Documents That Identify Any Financial Interest Of Any Person, Including
Stockholders,Who Have Ownership In The Facility Representing An Interest Of 10%Or
More
5. State of Hawaii General Excise Tax License
6. Projected Annual Budget
7. Original Letter Of Your Current Financial Resources From Your Financial Institution
PART II OPERATIONS INFORMATION
A. Attach Written Policies And Procedures To Include The Following,But Not Limited To:
Admission And Discharge
2. Emergency Care And Disaster Preparedness Plan
3. Principles Of Individuality,Independence, Dignity,Privacy,Choice And Providing A
Home-Like Environment
4. Registered Nurse(R.N.)Availability/Oversight
5. Medications
Medication Administration Assistance
Self-Medication
Disposal
6. Nurse Delegation
7. Handling Of Abuse And Neglect
8. Incident Reporting
OHCA 2
ALF Application
Rev 04/09,11/10,05/13,01/28/15,08/12/16
9. Social Activity Plan
10. House Rules
11. Resident Accounts
12. Managed Risk
13. Personnel And Staff Orientationl/Training/Education
14. Use Of Private Care Giver(s)In Accordance To Facility Requirements/Limitations
15. Facility Security
B. Attach A 24-Hour Staffing Schedule For Each Separate Building.Indicate The Type Of Staffing
(i.e.,Nurse Aide,Medication Aide,R.N.)
C. Attach Copies Of Tuberculosis(TB)Clearances For All Staff
D. Attach Copies Of Cardiopulmonary Resuscitation(CPR)And First Aid Certifications For All
Staff
E. Attach Transfer Agreements
F. Attach A Copy Of The Dietitian's CDR Card
G. Attach Copies Of Contracts/Agreements With Providers of ServicesNendors l:
Note:The applicant is advised to carefully review Hawaii Administrative Rules Title 11 'p
Department of Health Chapter 90 Assisted Living and to include any other policies and procedures
that will ensure that these rules are complied with.
PART III ADMINISTRATOR
Name of Administrator:
Last First M.1.
Attach The Following Documents/Certificates:
A. Proof Of Prior Work Experience And Documentation That Verify The Following:
1. At Least Two(2)Years Management Experience In The Areas Of Housing, Health
Care Services Or Personal Care Services Or Any Combination Thereof
1. Successful Completion Of An Assisted Living Facility Administrator's Course Approved
By The Department
2. Ability To Provide Training For All Facility Staff
•
OHCA 3
ALE Application
Rev 04/09,11/10,05/13,0128/15,08/12/16
II
PART IV REGISTERED NURSE(S)(RN.),Including The Director Of Nursing,Providing
Direct Management And Oversight Of Residents And Direct Care Staff
Name Of Director Of Nursing:
Last First M.I.
State Of Hawaii R.N. License# _ Expiration Date:
Name Of R.N.: _
Last First M.I.
State Of Hawaii R.N. License# Expiration Date:
Name Of R.N.:
Last First M.I.
State Of Hawaii R.N.License# Expiration Date:
ATTACH COPIES OF LICENSES FOR EACH R.N.
PART V CRIMINAL HISTORY CHECKS
A. The following applies to the applicant,direct resident access employees, and adult volunteers of
the facility.[Note:If the applicant is an entity,this includes"... principals,directors,partners,
managers,agents, and representatives to the extent that any of these individuals will have access
to or contact with clients,their finances,assets,personal property,medical records,or
individually identifiable information."(§321-15.2(a)"Applicant")]
L For each individual identified above,submit documented evidence indicating that the
individual does not have a history of a prior felony,abuse,misdemeanor,or petty
misdemeanor conviction(other than traffic violations)Note:A report may be obtained
from the Department of Attorney General, Hawaii Criminal Justice Data Center,465
South King Street,Room 101,Honolulu, HI 96813 or http://eerim.ehawaii.gov.
2. History of a conviction of a felony,abuse, misdemeanor, or petty misdemeanor(other
than traffic violations)
If an individual has a positive historyof the above, submit documented evidence
II
of the conviction and provide the dates and a detailed description of the
circumstances.Please attach separate pages to this application.
3. history of a positive confirmation by Adult Protective Services(APS)or Child Protective
Services(CPS)of the Department of Human Services for abuse and/or neglect
If an individual has a positive history of the above,submit documented evidence
of the abuse and/or neglect confirmation and provide the dates and a detailed
description of the circumstances.Please attach separate pages to this application.
AA 4
ALFev Applicat4/09,11/on
10
Rev 04/09,I I/10,05/13,01/28/15,08112/16
PART VI FACILITY AND PROPERTY
A. Submit A County Approved Building Plan/Blueprint Of The Facility And The Entire Property.
Blueprints/Building Plans Must Indicate Accurate Measurements Drawn-To-Scale Of The
Entire Property/Facility
B. Area Of Property: Total Square Feet Tax Map Key
C. Is Facility Located In A"Flood Zone"? Yes No
D. is Facility Located In A"Tsunami Zone"? Yes No
E. Number Of Residents Who Will Live In The ALF Facility:
Number Of Units In The ALF Facility:
F. Will There Be A Skilled Nursing Facility Located On The Same Site?
Yes No
If"Yes,"Number Of Beds/Units Designated As A Skilled Nursing Facility:
G. Will There Be An Independent Living Facility Located On The Same Site?
Yes No
If"Yes,"Number Of Beds/Units Designated For Independent Living Facility Residents :
H. Will There Be A Memory Care Unit On The Same Site?
Yes No
If"Yes,"Number Of Beds In The Memory Care Unit:
Attach A Detailed Written Proposal For The Memory Care Unit.Be Very Specific As To The
Type Of Individuals That Would Reside In The Unit.
I. Total Number Of Buildings On The Site:
Number Of Floors Of Each Building:
K. Swimming Pool? Yes No
If"Yes,"Submit Pool Use,Maintenance,And Security Policies
L. Wastewater System: Sewer Cesspool Septic Tank
M. Attach Copies Of Current Facility Clearances:
L Certificate of Occupancy
OIICA 5
ALF Application
Rev 04/09,11110,05/13,01/28/15,08/12116
2. County Zoning/Land Use
3. Food Establishment Permit From The Department of Health(DOH)Sanitation Branch Or
Copy of Food Establishment Permit Application AND Copy of Check For Permit
Fee
4. DOH Wastewater Branch Report
N. Copy Of Verification That The Property/Premises Is Owned By The Applicant. If Not Owned By
The Applicant, Copy Of Rental Or Lease Agreement With Written Approval From The Owner
To Operate An Assisted Living Facility
O. Pursuant to Hawaii Revised Statute(HRS)Title 19 Section 321-11.8,the applicant must obtain
and maintain liability insurance with respect to 1)the operation of the facility and 2)automobile
liability insurance, including bodily injury liability coverage for vehicles used to transport •
residents of the home. Submit Proof Of Liability Insurance For The Facility And Transporting
Vehicle(s).
I HAVE READ AND AGREE TO COMPLY WITH HAWAII ADMINISTRATIVE RULES TITLE 11
CHAPTER 90 ASSISTED LIVING FACILITY AND THAT ALL STATEMENTS IN THIS
APPLICATION ARE TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE.
Applicant's Signature:
Print Applicant's Name:
•
Title:
Date:
•
OIICA 6
ALF Application
Rev 04/09,11/10,05/13,01/28/15,08/12116
Hawaii Department of Health
Office of Health Care Assurance
State Licensing Section
ASSISTED LIVING FACILITY(ALF)
LICENSE APPLICATION
Courtesy Plan Review Prior to Submitting the Application
Prior to submitting the license application, you may submit one(1)half-size (about 11" x 17") blueprint of the
proposed assisted living facility for a (courtesy)plan review to determine compliance to Hawaii Administrative Rules Title
11 Chapter 90 Assisted Living Facility. Plan review request forms are included in this packet. Please ensure that the plans
are legible and all requirements, as specified on the instruction sheet, are indicated on the plans. Include a description
of any slope,driveway, or other area that may impede the residents' and staff's safe access to and from the ALF
in the event of a fire or other emergency[i.e., all slopes and driveways shall not have an incline greater than one
(1) inch per every twelve(12) inches(1:12 slope)].
A second courtesy plan review may be done upon request.
Application Process
Prior to reviewing the license application, the Office of Health Care Assurance(OHCA)must receive the following
documents:
• City and County (C&C)Certificate of Occupancy
• C&C Building Inspector's Report[C&C Department of Planning and Permitting (Honolulu)sends this report
directly to the OHCA]
• C&C Zoning/Land Use Clearance Report or Conditional Use or Special Use Permit
• Copy of Food Establishment Permit Application and Copy of Check for Permit Fee
• County Fire Inspection Report
When the OHCA has received the above documents AND is ready to review your application, you will be
contacted to submit your application, including one (1) half-size approved blueprint.
Submitting the Application
• In answering the application questions, be as comprehensive as possible; attach additional pages to the
application if you need to expand on your responses.
• Submit your application with the requested attachments and documents in a binder that is tabbed for
easier reference and review.
• Include a Table of Contents in the front of the binder.
• Ensure that each page in the binder has a page number and is identifiable by a heading.
• Do not e-mail your completed application and attachments to our office. Please hand-deliver the binder or
mail it to our Kapolei office:
Hawaii Department of Health
Office of Health Care Assurance
State Licensing Section
601 Kamokila Blvd.,#361
Kapolei, Hawaii 96707
Upon review of your application, if there is anything that is missing or needs to be corrected/revised, we will
request that you pick up your application from our office and then resubmit your application.
Please note that, if at any time during the licensing process, a safety issue is identified,the issuance of a license
may be delayed or may result in license denial.
Please call(808)692-7400 if you have questions regarding the license application process.
11110,05113,Rev.04/28/14
Assigned to:
(For OHCA Use Only)
REQUEST FOR PLAN REVIEW
Submit with this form, one (1) half size blueprint or floor plan (11"x17") drawn to scale. Please make sure the
plans are legible. Include a description of any slope, driveway, or other area that may impede the
residents' and staff's safe access to and from the facility in the event of a fire or other emergency [i.e.,
all slopes and driveways shall not have an incline greater than one (1) inch per every twelve (12) inches
(1:12 slope)].
Identify the following on the blueprint or floor plan:
1. Numbers assigned to each resident's and family member's bedroom
2. `Signaling devices at each resident bedside and in the bathroom(s)
3. 'Handrails in the hallway(s)and grab bar(s) in the bathroom
4. Smoke detectors
5. Measurements of all windows, closets, hallways, interior and exit doors
'Not applicable to Developmental Disabilities Domiciliary Homes(DDDHs),Special Treatment Facilities(STFs),and
Therapeutic Living Programs(TLPs).
COMPLETE THE FOLLOWING (PRINT LEGIBLY):
Name: (Mr.)(Mrs.)(Ms.)(Miss) Date:
Mailing Address:
Address of Facility:
Tax Map Key(T.M.K.):
Phone: (Home) (Day) (Cell)
CHECK APPLICABLE BOXES:
Type of Facility
❑ Adult Residential Care Home(ARCH)
E Type I (5 or less residents) ❑Type II (6 or more residents)
❑ Expanded ARCH Identify wastewater system for facility
❑ DDDH ❑ Cesspool
❑ Special Treatment Facility(STF) ❑ Sewer
❑ Assisted Living Facility (ALF) ❑ Septic tank
❑ Therapeutic Living Program (TLP)
Are you planning to have wheelchair residents in your facility? ❑ Yes 0 No
COMPLETE THE FOLLOWING:
Number of residents who will live in the facility:
Number of family members who reside in the facility:
Number of family members who will share common areas (living room, dining room, etc.)
Identify bedroom numbers assigned to residents:
Identify bedroom numbers assigned to family members:
OHCA
REQUEST FOR PLAN REVIEW FORM
0408.4/28/10