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HomeMy WebLinkAboutPD BACKGROUND REPORT (REZ-21-247) B ShimizuREZ.EC.9.172021 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT LEILA SHINHZU CHANGE OF ZONE APPLICATION (REZ 21-000247) LEILA SHINHZU has submitted an application for a Change of Zone from a Single-Family Residential-10,000 square feet(RS-10) zoning district to an Industrial-Commercial Mixed- 20,000 square feet(MCX-20) zoning district for approximately 22,300-square feet of land. The subject properties are located at 755 Kekdando`a Street and 605 Kalanikoa Street, at the northeast corner of the Kekdando`a Street-Kalanikoa Street intersection, Waidkea Houselots, South Hilo, Hawaii, TMKs: 2-2-035:049 and 2-2-035:096. PROPOSED ACTION 1. Applicant's Request: The applicant is requesting to change the zoning district from a Single-Family Residential - 10,000 square feet(RS-10)to Industrial-Commercial Mixed District-20,000 square feet(MCX-20) zoning district for 22,300 square feet of land in order to convert an existing single-family dwelling into an office building to rent out or for private use, and to develop a parking lot and related improvements on the subject parcels. According to the Zoning Code,the purpose of the Industrial-Commercial Mixed District (MCX)is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. Industrial-Commercial Mixed District(MCX)has 56 types of permitted uses allowed within the district, including but not limited to: agricultural products processing—minor, art studios,business services, churches,temples and synagogues, convenience stores, farmers markets, offices,restaurants, retail establishments, etc. Requirements for establishing a land use in the MCX district, -1- including a list of the variety of permitted land uses, are shown in Section 25-5-130 to 25-5-138 of the Zoning Code. (Planning Department Exhibit 1 —Zoning Code Requirements for Industrial-Commercial Mixed District(MCX)) 2. Proposed Development: The applicant is requesting the subject change of zone to convert the existing 1,456 square foot single-family dwelling located on TMK: 2-2-035:096 for office use and to construct an accompanying parking area for the office on the adjacent parcel (TMK: 2-2-035:049). If the proposed change of zone is granted, the applicant intends to consolidate the subject parcels into a single lot. The applicant is proposing a minimum of six (6)parking stalls plus one (1) handicapped parking stall and intends to install landscaping consistent with Planning Department Rule No. 17 in conjunction with the Plan Approval process. As the property north of the subject site is zoned Single-Family Residential (RS-10)the applicant proposes to install additional landscaping along the common boundary to be in full compliance with landscaping requirements per the zoning code. The applicant intends to finalize the renovation plans and begin construction within one year of being granted the requested Change of Zone. The applicant estimates the cost of this project to be $100,000 including the proposed parking area. Please note that although the applicant is currently proposing to convert the existing dwelling to an office building, any permitted use in the MCX-zoning district can be established on the property should the change of zone request be approved. 3. Supportive Information: The applicant has submitted the attached in support of the request(P. D. Exhibit 2—Change of Zone Application dated June 18,2021). 4. Landowner: Teruo Kodani Trust STATE AND COUNTY PLANS 5. State Land Use District: Urban. 6. General Plan LUPAG Map Designation: Industrial, which includes manufacturing and processing, wholesaling, large storage and transportation facilities, power plants, and government baseyards. -2- 7. County Zoning: Single-Family Residential-10,000 square feet(RS-10). 8. Hilo Community Development Plan: The Hilo Community Development Plan adopted by Planning Commission Resolution No. 1 on May 21, 1975 identifies the area as RS-10. 9. Special Management Area: The SMA is a part of the Coastal Zone Management Program regulated by the County. The project site is located approximately one mile from the shoreline and is not in the SMA. DESCRIPTION OF PROPERTY AND SURROUNDING AREA 10. Subject Properties: The subject site consists of two (2)parcels, TMK: 2-2-035:049, and 2-2-035:096 that are rectangular in shape consisting of a total combined land area of 22,300 square feet. The combined parcels have 223 feet of frontage along Kekuanao`a Street and 100 feet of frontage along Kalanikoa Street. The topography is fairly level. The applicant intends to have the two (2)parcels consolidated should the proposed change of zone be granted. According to tax records there is one (1) three-bedroom 1,456 square foot single-family dwelling on parcel 96 that was constructed in 1953 and is proposed to be converted into an office building. Parcel 49 was improved with a single- family dwelling that was demolished in 2004. 11. Surrounding Land Uses/Zoning: The property is surrounded by a mix of commercial, industrial and residential uses. The property is bordered to the north and west by residential properties zoned RS-10. The area fronting Kekuanao`a Street is a mix of residential, commercial and limited industrial. There is a gas station immediately adjacent and east of the subject site on land zoned ML-20. There are other types of commercial uses within the vicinity of the subject site. 12. Flood Zone: The subject property falls within Zone"X", determined by FEMA to be an area of minimal flood hazard. 13. Flora/Fauna Resources: No professional floral or faunal survey was conducted of the properties due to the long-time residential use of the properties and the urban character of the surrounding area. Flora on the property consists of lawn, fruit trees and ornamental plants. Fauna in the area include introduced birds (dove, finch, Japanese white-eye, etc.) -3- and mammals (dogs, cats, mongoose, etc.) consistent with urban areas. Based on the preceding, the applicant believes that it is unlikely that rare or endangered floral or faunal resources are likely to be found within or proximate to the site, therefore it is unlikely that the development of the subject property would cause any adverse floral or faunal impacts. 14. Archaeological/Cultural/Historical Resources: No professional archaeological and cultural study was conducted of the property because it has been developed with a residential use since 1953. There are no known historic sites on the property as listed on the State or National Register of Historic Places. By letter dated July 7, 2021, the State Historic Preservation Division (SHPD) determined that no historic properties would be affected by the proposed rezoning. 15. Public Access: There is no public access to the mountains or the shoreline that traverses the property. UTILITIES AND SERVICES 16. Access: The project site has frontage along both Kekdando`a Street and Kalanikoa Street, which are two-lane, paved County roadways. The site is currently accessed via a single driveway to the existing single-family dwelling on Kalanikoa Street. Kekdando`a Street is currently improved with 30 feet of pavement within the existing 40-foot-wide right-of- way in this area and is classified as a secondary arterial road by the Hilo Zone Map, which requires an 80-foot-wide right-of-way. Kalanikoa Street is currently improved with 22 feet of pavement within the existing 50- foot-wide right-of-way and is classified as a collector road by the Hilo Zone Map, which requires a 60-foot-wide right-of-way. The applicant proposes to access the site via a permitted full-access entry/exit along Kalanikoa Street. The applicant also proposes to potentially provide additional parking in the area of the property closest to the gas station. In order to preserve the functional classification of Kekuando`a Street as a secondary arterial road, the Department of Public Works (DPW)recommends that access to the project site via Kekuando`a Street be prohibited or marginal (limited), at most. The -4- applicant is agreeable to the DPW recommendation and will limit any access to the site via Kekuanao`a Street to right-tum in, right-tum out movements only. DPW also recommends that the applicant provide the following improvements for the proposed zoning: roadway improvements to the subject property's Kalanikoa Street and Kekuanao`a Street frontage consisting of, but not limited to, pavement widening with concrete curb, gutter, and sidewalk, drainage improvements, and any required utility relocation,meeting the requirements of the Americans with Disabilities Act and the approval of the DPW. The improvements shall be located within the future road widening setback established by the Planning Department. Additionally, DPW recommends a minimum of 20-foot corner radius (property line)be provided at the intersection of Kekuanao`a Street and Kalanikoa Street. Finally, DPW recommends that the applicant install streetlights and traffic control devices as may be required by the Department of Public Works - Traffic Division. The applicant shall be responsible for the design, purchase, and installation of such devices. As the applicant is requesting to convert the existing dwelling to an office at this time, they have requested that the County defer the requirement of the recommended roadway improvements until a new structure is built on the subject property. 17. Traffic: According to the applicant, the proposed office use is anticipated to generate five (5)vehicle trips during the AM and PM peak hours of traffic, thus the requirement of a Traffic Impact Analysis Report(TIAR)was not triggered. Furthermore, the applicant will limit access from Kekuanao`a Street to right-tum in, right-tum out movements and will provide adequate onsite parking for the project. Based on the preceding, the applicant does not anticipate the project creating a significant adverse impact to traffic along Kekuanao`a Street or Kalanikoa Street. 18. Water: According to the Department of Water Supply (DWS), County water is available from an existing 8-inch water line within both Kekuanao`a Street and Kalanikoa Street, fronting the subject parcels. The subject parcels currently have one (1) existing service lateral and one (1) existing 5/8-inch meter fronting each existing parcel, which are limited -5- to an average daily usage of 400 gallons each. DWS will determine the appropriate water commitment deposit,prevailing facilities charge, appropriate service lateral and meter size required once the applicant provides estimated maximum daily water usage calculations,prepared by a licensed engineer, for the proposed land use. The DWS also requires a reduced pressure type backflow prevention assembly be installed and inspected prior to commencement/continuation of water service. Finally, DWS indicated that the existing 8-inch waterlines within Kalanikoa Street and Kekuanao`a Street are inadequate to provide 2,000 GPM of flow for fire protection, as required per the Water System Standards for the proposed zoning and recommended that the applicant contact the Fire Department to determine any other fire protection requirements or alternatives to meet the minimum requirements for fire protection. 19. Wastewater: The subject properties are accessible to the County sewer and are situated in the Department of Health's (DOH) Critical Wastewater Disposal Area. The existing dwelling is currently connected to the County's sewer system in this area. According to the Department of Environmental Management- Wastewater Division (DEM), the "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."Planning Department staff discussion with DEM staff clarified that a sewer study is not currently required for the project at this time. At the time the applicant applies for a change of use building permit to convert the existing dwelling into an office and/or applies for building permits to expand the existing structure or construct another structure, DEM may then require that wastewater calculations from a certified engineer be provided to DEM to determine if the sewer system is adequate to meet the projected increase. 20. Solid Waste: There are no municipal waste collection services in the County. According to the applicant, solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and eventually the Pu`uanahulu landfill in North Kona. The applicant does not believe one is needed, but if required, a Solid Waste -6- Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. 21. Utilities and Services: All essential utilities and services are available to the property. Police, fire and medical services are available nearby in Hilo. AGENCY COMMENTS 22. Department of Public Works-Engineering Division: Planning Department Exhibit 3 —July 13,2021 memo 23. Department of Water Supply: Planning Department Exhibit 4—July 12,2021 letter 24. Department of Environmental Management-Wastewater Division: Planning Department Exhibit 5—July 27,2021 memo 25. Fire Department: Planning Department Exhibit 6—July 6, 2021 letter 26. State Department of Health: Planning Department Exhibit 7 —August 10, 2021 memo 27. State Department of Land and Natural Resources-State Historic Preservation Division: Planning Department Exhibit 8—July 7,2021 letter 28. State Department of Land and Natural Resources-Engineering Division: Planning Department Exhibit 9—July 21,2021 memo AGENCIES -NO COMMENTS OR OBJECTIONS 29. Police Department, State Department of Land and Natural Resources-Land Division, Department of Environmental Management-Solid Waste Division AGENCIES -NO RESPONSE 30. Department of Public Works-Building Division, Real Property Tax Office. APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 31. Applicant's First Response to Agency Comments: Planning Department Exhibit 10 —July 19,2021 letter 32. Applicant's Second Response to Agency Comments: Planning Department Exhibit 11 —July 28,2021 letter -7- 33. Applicant's Third Response to Agency Comments: Planning Department Exhibit 12 —August 23, 2021 letter PUBLIC COMMENTS 34. No public comments have been received as of the date of the writing of this report. -8- ZONING § 25-5-128 Section 25-5-128. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the CV district, except for construction of one single-family dwelling and any accessory buildings per lot. (b) Exceptions to the regulations for the CV district regarding heights, building site areas, building site average widths and yards, may be approved by the commission within a planned unit development. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 15; am 2015, ord 15-33, sec 4.) Division 13. MCX, Industrial-Commercial Mixed Districts. Section 25-5-130. Purpose and applicability. The purpose of the MCX (industrial-commercial mixed use) district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-131. Designation of MCX districts. Each MCX (industrial-commercial mixed use) district shall be designated by the symbol"MCX" followed by a number which indicates the minimum land area, in number of thousands of square feet, required for each building site. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-132. Permitted uses. (a) The following uses shall be permitted in the MCX district: (1) Agricultural products processing, minor. (2) Amusement and recreation facilities, indoor. (3) Art galleries, museums. (4) Art studios. (5) Automobile sales and rentals. (6) Automobile service stations. ( ) Bars, nightclubs and cabarets. (8) Broadcasting stations. (9) Business services. (10) Car washing. (11) Catering establishments. (12) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (13) Churches, temples and synagogues. 25-111 Planning Dept. Exhibit 1 § 25-5-132 Hawal`I COUNTY CODE (14) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the cleaning agent. (15) Commercial parking lots and garages. (16) Community buildings, as permitted under section 25-4-11. (17) Convenience stores. (18) Crematoriums, funeral homes, funeral services, and mortuaries. (19) Data processing facilities. (20) Display rooms for products sold elsewhere. (21) Equipment sales and rental yards. (22) Farmers markets. (23) Financial institutions. (24) Food manufacturing and processing. (25) Home improvement centers. (26) Ice storage and dispensing facilities. (27) Kennels in sound-attenuated buildings. (28) Laboratories, medical and research. (29) Laundries. (30) Manufacturing, processing and packaging establishments, light. (31) Medical clinics. (32) Meeting facilities. (33) Model homes. (34) Motion picture and television production studios. (35) Offices. (36) Personal services. (37) Photographic processing. (38) Photography studios. (39) Plant nurseries. (40) Public uses and structures, as permitted under section 25-4-11. (41) Publishing plants for newspapers, books and magazines, printing shops, cartographing, and duplicating processes such as blueprinting or photostating shops. (42) Repair establishments, minor. (43) Restaurants. (44) Retail establishments. (45) Sales and service of machinery used in agricultural production. (46) Schools, business. (47) Schools, photography, art, music and dance. (48) Schools, vocational. (49) Self-storage facilities. (50) Telecommunications antennas, as permitted under section 25-4-12. (51) Temporary real estate offices, as permitted under section 25-4-8. (52) Theaters. (53) Utility substations, as permitted under section 25-4-11. (54) Veterinary establishments in sound-attenuated buildings. 25-112 ZONING § 25-5-132 (55) Warehousing. (56) Wholesaling and distribution operations. (b) In addition to those uses permitted under subsection (a) above, the following uses may be permitted in the MCX district, provided that a use permit is issued for each use: (1) Major outdoor amusement and recreation facilities. (2) Schools. (3) Yacht harbors and boating facilities. (c) Buildings and uses normally considered directly accessory to the uses permitted in this section shall also be permitted in the MCX district. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2003, ord 03-113, sec 1; am 2011, ord 11-26, sec 3; am 2012, ord 12-28, sec 15.) Section 25-5-133. Height limit. The height limit in the MCX district shall be forty-five feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-134. Minimum building site area. The minimum building site area in the MCX district shall be twenty thousand square feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-135. Minimum building site average width. Each building site in the MCX district shall have a minimum building site average width of ninety feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-136. Minimum yards. The minimum yards in the MCX district shall be as follows: (1) Front yards, twenty feet; and (2) Side and rear yards, none, except where the adjoining building site is in an RS, RD, RM or RCX district. Where the side or rear property line adjoins the side or rear yard of a building site in an RS, RD, RM or RCX zoned district, there shall be a side or rear yard which conforms to the side or rear yard requirements for dwelling use of the adjoining district. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-137. Landscaping of yards. (a) All front yards in the MCX district shall be landscaped, except for necessary access drives and walkways. (b) Any required side or rear yard in the MCX district adjoining a building site in an RS, RD, RM or RCX district, shall be landscaped with a screening hedge not less than forty-two inches in height, within five feet of the property line, except for necessary drives and walkways. (1996, ord 96-160, sec 2; ratified April 6, 1999.) 25-113 § 25-5-138 HAWAII COUNTY CODE Section 25-5-138. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the MCX district. (b) Exceptions to the regulations for the MCX district regarding heights, building site areas, building site average widths and yards, may be approved by the commission within a planned unit development. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2015, ord 15-33, sec 4.) Division 14. ML, Limited Industrial Districts. Section 25-5-140. Purpose and applicability. The ML (limited industrial) district applies to areas for business and industrial uses which are generally in support of but not necessarily compatible with those permissible activities and uses in other commercial districts. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-141. Designation of ML districts. Each ML (limited industrial) district shall be designated by the symbol"ML" followed by a number which indicates the minimum land area, in thousands of square feet, required for each building site. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-142. Permitted uses. (a) The following uses shall be permitted in the ML district: (1) Agricultural products processing, minor. (2) Airfields, heliports and private landing strips. (3) Amusement and recreation facilities, indoor. (4) Animal hospitals. (5) Animal quarantine stations. (6) Aquaculture activities. (7) Automobile and truck storage facilities. (8) Automobile and truck sales and rentals. (9) Automobile service stations. (10) Bakeries. (11) Bars. (12) Broadcasting stations. (13) Car washing. (14) Carpentry, hardwood products and furniture manufacturing and storage establishments. (15) Catering establishments. (16) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (17) Churches, temples and synagogues. (18) Cleaning and dyeing plants. SUPP. 7 (1-2020) 25-114 MAr SidneyFuke, Planning Consultant 100 Pau ahi Street,Suite 212•Hilo,Hawaii 96720 •Planning•Variance•Zoning Ap"W Telephone:(808)969-1522 Cell;(808)989-0640 •Subdivision•Land Use Permits E-mail:sidfuke0hawaiiantel.net •Environmental Reports June 18, 2021 CUH FLAMING DEPT JUN 18 2021 PN2:14 RECD HAND DELIVERED Mr. Zendo Kern, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kern: Subject: Rezoning Application—Leila Shimizu Wainkea Houselots S.Hilo Hawaii TMK: 2-2-035: 049 &096 Transmitted herewith for your review and processing is a rezoning application affecting the subject properties,which if approved, would be consolidated into a 22,300 square foot parcel. The subject site is located at the northeastern intersection of Kekuana'oa Street and Kalanikoa Street. There is a gas station immediately east of the subject site. If approved,the applicant and her other family members intend to convert an existing single-family dwelling into an office building. However,in the event their plan change, all uses and improvements will be consistent with the prevailing Zoning and related Codes. The transmittal includes the a) original and original and twenty (20) sets of the application form,departmental questionnaire,and environmental report,which includes the location and proposed site plans; b) processing fee of$500; c) list of surrounding property owners within three hundred (300)feet of the subject parcel;d)real property tax clearance form; and e)the metes and bounds description. We trust that everything is in order for your acceptance and processing of this application. If not or if there are questions relating to this matter,please feel free to direct them to me. Thank you very much. 7'x'�'tVW SIDNEY M. FUKE Planning Consultant Enclosures Copy—Ms. Leila Shimizu wl enclosures via email Mr. Roy Takemoto wl enclosures via email Planning Dep . 2�-� Exhibit _-- 2 APPLICATION FOR COUNTY REZONING (RS-10 to MCX-20) APPLICANT: LEILA SHIMIZU Waiakea House Lots, South Hilo, Hawai'i TMIK: (3) 2-2-035: 049 & 096 Prepared For: Teruo Kodani Trust Prepared By: Sidney M. Fuke, Planning Consultant May 2021 02 CHANGE OF ZONE APPLICATION C014 PL °E�� ,SUN 18 24�1 P+�2:l.5 COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: Leila Shimizu APPLICANT'S SIGNATURE: DATE: ADDRESS: c/o 58 Kamana Street Hilo Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Joint Owner LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Leila Shimizu, Michael Kodani, and Joan Takemoto PHONE:(Bus.) (Fax) LANDOWNER(S): Teruo Kodani Trust LANDOWNER SIGNATURE(S): See attached letter DATE: (May be by fetter) LANDOWNER(S) ADDRESS: c/o 58 Kamana Street, Hilo, Hawaii 96720 REQUEST: RS-10 TO MCX -20 Existing zoning) (Proposed Coning) TAX MAP KEY: 2-2-035: 049 and 096 STREET ADDRESS OF PROPERTY: Parcel 049: 755 Kekuanaoa Street Parcel 096: 605 Kalanikoa Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED:__ _11,150 f 11,150 =22,300 sf AGENT: Sidney M. Fuke, Planning Consultant ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE:(Bus.) 969-1522 (Res.) (Fax) Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Leila Shimizu 1424� I TC WHOM IT MAY CONCERN: Please be informed that as co-trustees of Teruo Kodani Trust, we hereby authorize our planning consultant, Sidney M. Fuke, to act as our agent in the filing and processing of the rezoning of the properties identified by TMK: 2-2-035: 049 and 096 from the Single-family Residential (RS-10) to the Mixed Commercial-Industrial (MCX-20) district. LEIkA SH IZU (Date) MICHAEL KODANI (Date) U&-� To��cfo qI-q-ZI JOAN TAKEMOTO (Date) ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1 . if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If �, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? NIA b. Into what lot sizes? c. if your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? NIA If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? No b. Sell or lease the land to someone who has tentative plans? No C' Sell or lease the land to someone who has no plans? No d- Keep it? Yes e. other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc. ) ; financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Convert the existing single family dwelling for office use 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? No if so, please elaborate on your findings in the space provided below. -2- Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please refer to accompanying planning and environmental report 6. Are there any buildings on the subject area? Yes If so, what kind? Single Farnily dwelling What do you intend to do with those buildings if your request is approved? Convert it for office use 7. Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? Fruit trees(such as tangerine and orange)for domestic use -3- For those checked "yes, " please elaborate what type or kinds of improvements and/or assistance are needed. 11 . Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No, inasmuch as the site has been cleared in the past. Signature: Address: 58 Kamana Street Telephone: Date: -5- 6338A/50A P. D. 5184 COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to MCX-20 LEILA SHIMIZU WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-035: 449 and 696 I. INTRODUCTION Leila Shimizu ("Applicant") on behalf of the Teruo Kodani Trust is requesting to rezone two (2) contiguous parcels of land, each consisting of 11,150 square feet for a combined area of 22,300 square feet, from Single- Family Residential (RS-10) to Industrial- Commercial Mixed (MCX-20 in the City of Hilo, Hawaii. One of the parcels, TMK: 2-2-035: 096 is located on the northeastern corner of Kekuanao'a Street and Kalanikoa Street. The adjoining parcel (TMK: 2-2-035: 049) is situated to its east with a Kekuanao'a Street frontage. The parcels are collectively referred herein as the "subject site". If successful, the Applicant plans to convert the existing dwelling into an office building. In due time, however, the Applicant or its successors may elect to construct a new structure to accommodate uses consistent with the requested MCX zoning. II. PROJECT LOCATION As noted earlier, the subject site consists of 22,300 square feet and is identified by TMK: 2-2-035: 049 and 096. Should the rezoning request be approved, the Applicant intends to have these parcels consolidated. Under that basis, the subject site would be a corner lot with frontages on both Kekuanao'a Street and Kalanikoa Street. (Figures 1 & 2) In this area, the area fronting Kanoeiehua Avenue and Kekuanao'a Street is predominantly commercial and light industrial in character. There is a gas station immediately adjacent and east of the subject site. There are other commercial type of uses within 500 feet of the subject site. At the northeastern corner of Kekuanao'a Street and Laukapu Street, there is an office building, while a medical clinic is located at the southwestern corner of that intersection. Fronting Kanoelehua Avenue, in addition to the gas station, there are a retail paint store, cable company with vehicular storage areas, and an office building. There are single-family residential structures further north and south along Kalanikoa Street. The mixed uses generally correspond to the mixed zoning of this area. Particularly along major street frontages like the subject site, the Waiakea House Lots area is slowly undergoing a land use transition from an exclusive single-family residential to commercial uses, while the I Hilo Bay mHilo Hawaii KOO Say r ' Mokaoku Reads 3 Bay r3a'd+ns hinn'ba o�1 ; Cvunhy A. o1'/r Club 'n U. c Qnr. et� ,y Ma'Y H'h Bay hold 9aT+ranl RITE 'ti'Yrrnr• o Kanw.haw*h3 Ave I HwY 'Alenyb SlFeam f I —Kylnehofldehr•AyC lac ye Y g Wa'Ga Fh.+r �� inns Sulo Fh'k Is - AnpvR Hilo c H1H L� �� o ldooWly F>orY. 5C �r �a y ? � Pnhn St tiv ig x kbA Fa::t t P L7 R p ~ %I36e v. HwOrw St 3 i11� t 4 S v pl � �y'N Y .•ti� 2 r.J\ a tX ti f Larrika:'{a Sf HiO E Kawdi St �� Nun+ry ar'7 ,_� -Lrbnrvwn' V � � n 3 a K4M 51_G Ha+n'an p it r'rr Land O w v Y µ>f•` 'f� I E?'bKa:klo Sl llnhCaa/r• W flan lak+hr f- v. Yit Hark 'r Er �r prLme r o Kuhv q 7 tr FlomG w gt 3 E G°ta+,ra. k 'wpµ'yL x- c � Foi+i+i 3 dw,n� H� S � rn Fbrevwa -.eta` F�waYan _ � g iJ��a--tl F6 ma Land Re: N Kodani Rezoning Site LOCATION MAP Kodani Rezoning RS-10 to MCX-20 TMK 322035096& 322035049 N Miles 0 025 0.5 FIGURE 1 " ao_ ❑ o 5 O lJ xoN�� SUBJECT SITE a' yPi lY�d 9F 1 Y7J � ` ❑ 133Y v o rN Yn Y3y $er `vgk1- vp'ya » ' • yAs►ta afv� i®sw "Y9 d�%..8y d® i= iow•r. '° LU LQ ex ffaxy r J a rcem r q sr► O ....ern 4s h 1 xY. J o �. = 10" a y'�•ron yc Al' '4 3$,a sh �lrrr � rfw•..� �a•7 ,� �� ®tern, �: -•Z E) t INY7YJ7H �� �},•• rd C. uq��� � p'14w.ra r ar,�.arw y'«w 4� .a q'e,9 ®rrro va arcbl rr<a�. � � %r�..+a a.+krY i��; � ...,� .-..all «.�....r..K'.w r► a � !w0 w:rY►fr'v' ' ,per !-•� �e � ® �r � r �fva.aa p 1F tk� ,W, INN 133d�1S �/ryy711d FF 1 r-,d a Z v Kit Kanoelehua Avenue frontage is increasingly becoming commercial and light industrial in nature. 111. PROJECT DESCRIPTION A. Prosect Concept and Components The Applicant wishes to convert an existing single-family residential structure into an office building for either rental or personal use. The visibility and accessibility of this area make the subject site quite attractive for office or office-related uses associated with airport and transportation activities. At the same time, because of some of the surrounding residences, the proposed office use would be a more benign and less noxious use than a retail or light industrial activity. If the request is approved, the Applicant intends to convert the existing 1,456 square foot dwelling situated on parcel 096 for office use. The other parcel, which had a dwelling that was demolished in 2004, would be used for parking. A preliminary site plan is found in Figure 3. The minimum parking required for the 1,500 square foot structure would be five (5) stalls. The applicant is proposing a minimum of six (6) plus one (1) handicapped stall. Landscaping consistent with Planning Department Rule No. 17 would be implemented in conjunction with the Plan Approval process. Because the property north of the subject site is zoned RS-10, additional landscaping along the common boundary would be implemented. Access to the site would be from the single permitted access along Kalanikoa Street. The Applicant may also consider providing additional parking in the area closest to the gas station. In that event, access to this area would be limited to right-turn, right-out movements only. It should be emphasized that the proposed site plan and parking location arerelipminaN and may be adjusted to accommodate the spatial requirements of the potential use and County's design review and related construction requirements. B. Project Timetable and Cost Should the request be approved, the Applicant intends to finalize the renovation plans and begin construction within the next year. The estimated cost of this project is $100,000, inclusive of the parking area. 2 $- | %0V }/ A a�N'011 i �y ® 9m z • • alzf( ,/| . s ` VoYKY22nlKyaol | ®§ ) ,)IOA sINE w»± Ms! ! ; yz /9 \ ,[ '02 ;l 'd E*�k � a ��\ . . . . . . . . . . . . . .f. . . . . . . , . rl� § \ \ ] \\ d« . ..� . � ..<� �/ < @ i-ANIS m_evx < � FIGURE J IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site Industrial. Relative to the Industrial designation, the General Plan allows consideration for "manufacturing and processing, wholesaling, large storage and transportation facilities, and light industrial uses." As such, the requested MCX zoning would be consistent with this designation, and no General Plan amendment is necessary. No changes are contemplated in this area in the draft revision to the General Plan now being developed by the Planning Department. C. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as aug_ ide for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map identifies a R5-10 designation for this area. This designation suggests residential uses at an average of nearly 4 units per acre. Notwithstanding this inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna have made some of the planning assumptions of the CDP obsolete. An updated CDP would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. D. County Zon i� The County zoning of the subject site is Single-family Residential (RS-0). If the Industrial Commercial Mixed(MCX-20) request were approved, the 3 subject site would be converted from a single-family residential to office use. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA. and the like would be complied with. G. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, driveway permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The combined area of the 22,300 square foot site is rectangularly- shaped. It has a width of 100 feet fronting Kalanikoa Street, while the frontage along Kekuanao'a Street is 220+ feet. There is a vacant single- family dwelling near the rear of the site. As noted earlier, the existing residential structure will be converted into an office and an improved parking area would be constructed. The subject site has been fully improved and used for two (2) residences. Since the second dwelling was demolished, the landscaping of that area has been integrated into the area with the dwelling. There is a lawn fronting both streets, as well as several citrus trees on the subject. B. Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hilo Airport. The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 51 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally trade winds (easterly) during the day and westerly or mountain winds during the evenings. The site is fairly level. There are no perceptible topographic or geologic constraints. It sits at approximately the 75-foot elevation level. Being within a heavily urbanized area, the Land Study Bureau Overall Master Productivity Rating does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, 4 the State's classification system does not recognize this site as being agriculturally important. The U. S. Soil Conservation Service, however, has designated the soil type in this are to be of the Keaukaha extremely rocky muck (rKFD) series, 6 to 20 percent slopes. This soil type consists of well-drained, think (less than 1 foot) organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards 1. Drainage The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500-year flood). There are no drainage ways through the site. Accordingly, the site has not and should not be subject to flooding. As there will be an added level of impervious surface resulting from the proposed parking area, there may be an issue relating to potential increased run-off. In that event, drywell or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works. The depth of these drywells - if needed - will be sufficient to avoid potentially high groundwater table. 2. Tsunami Hazard The subject site is situated over a mile from the ocean and is outside of the Civil Defense's Tsunami Evacuation Zone. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3; on a scale of ascending risk, 9 to 1. There is little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, the Applicant understands and accepts that there will be added structural requirements to address this seismic hazard during the conversion process. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the Applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. The site is not only within an urban environment, but it is in fact fully developed. Introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its past and current residential use. Aside from the lawn, there are some fruit trees and other cultivated plants typically used for landscaping such as anthuriums and fern. Given its past use, it is unlikely that the subject site would be a habitat for any listed threatened or endangered plant life. F. Historic/CulturallArchaeolo ical Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. The past and current residential use of the site, resulting in its extensive clearing, reduces the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai n Ka'Aina"decisions, the issue relative to native Hawaiian 6 gathering and fishing rights must be addressed. Specifically, there rr ust 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 or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over 50 years and landscaped with a lawn and other introduced species, it would appear very unlikely that the site would sere such purpose today and/or in the recent past. There are also no known archaeological features on the subject property. Based on the above, it does not appear that the project would have any potential adverse impact relating to the cultural and historical resources of this area. H. Water and Coastal Resources The subject site is located over a mile from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non-coastal property, no coastal access will be affected. The subject site is already hooked up to the County's wastewater system fronting Kalanikoa Street. There was also a sewer hookup that has been disengaged for the demolished dwelling fronting Kekuanao'a Street. As such, potential groundwater and coastal resources impacts would be mitigated. Further as noted earlier; prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. I. Noise Air Quality, and Dust Impacts The existing background ambient noise level is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ld n. Traffic along Kekuanao'a Street and Kanoelehua Avenue and frequent aircraft traffic, however, heavily influence manmade noise in this area. Kanoelehua Avenue is a major cross-town 6-lane, divided highway. Likewise, Kekuanao'a Street is one of the major arterials into Downtown Hilo. As such, although this project will introduce additional vehicular traffic to this area, it is not anticipated to contribute significantly to the longterm ambient noise level. Thus, any traffic increase should result in a noise increase of equal to or less than 55 Ldn, which is within acceptable levels within an urban environment. The periodic aircraft overflights generate a higher level at approximately 60 Ldn. The short-term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The Applicant also intends to not allow noise-generating construction activity to occur on Sundays and early morning and late evening hours. The proposed development should not generate any direct air quality impacts. During the short-term, there may be some fugitive dust associated with the construction of the project. However, compliance with the State Department of Health's regulations governing dust control should help mitigate this potential impact. From a long-term perspective, the project itself is not expected to have uses that generate adverse air pollutants. The only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. All required parking area within the project site will be paved with an all- weather, dust free surface. Landscaping will also be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, Mauna Kea and Mauna Loa are listed as scenic resources. The proposed conversion should not create any adverse visual impacts on either of those mountains. The location of the site is such that there 8 will be no interruptions to these views. Further, the structure already exists, resulting in the a "what you see is what you get" impact. Thus, there should be little, if any, adverse visual impacts resulting from this project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses There is a gas station immediately east of the subject site. There are other commercial uses further east and fronting Kanoelehua Avenue. There are also commercial uses and a medical clinic a block west along the corners of Kekuanao'a Street and Laukapu Street. There are also residential uses north and south of the subject site along Kalanikoa Street. The uses are generally consistent with their zoning, as noted in the zoning map Figure 4. As such, while the requested use would be consistent with the design and scale of the immediate area, the proposed office use could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of future structures, parking areas, lighting, landscaping, and the like will be addressed during the Plan Approval process. B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the project, there will possibly be a few long-term employment opportunities. The project is anticipated to create at least two (2) to five (5) full and part-time employees. The subject property is located proximate to commercial areas, including Downtown Hilo, Kaiko'o Mall, Hilo Shopping Center, and the University. It can thus be economically complementary of those areas. A mixed industrial/commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, homeowners intent on keeping their property for residential uses could, 9 rn N v v ,q()L3#j",r Aq r- r O ccn n > C C fl7 V1 w rC > y ti y y h] > V Z f31 VI d O Fj en C] CR Cr yr 0 i Cl) MR.ILANI ST —�–-- Z ren � rd PU � � vim' co 0 0 n n ,� nn s s z � z u, a Z a �„ v i v s 0 Aj is Z Ul v o ��,..�.... z n n n . i n n � c � z nzz z . DZ inn o c ? m C3 c" t.n v [11 ? i w s 0 n d Cl O Q Z v C G [R a HiNANo ST ((n i ca Lls V7 Vl t7. ` y v n p G o o Cn 3 x C3 v c � LAUKAPU ST o Z 3 N 7[ C] n . X o n n v CD xw s us aCn Ul C O G © .i r G r Cn i n G p D O KALANIKOA ST --,Z - T To 3 C] to Cn v [) ;a 0 N ,� n� � � � 33 m 3 0 n3n � 3 � CD r x n n z r 3 7C IV N N x Nx !�i X -► N r xN "`- i . �►' p 4 D C G C7 � 0 � N V Q jx ca c 0 Q KANOP.FHUAAVL c v v dx x Z Q N c m m p '; L OKE LAN;ST co m r G7 `rd' a s C) :a Od4b11 CD Ll N co cn > C a r FIGURE 4 at this time, take advantage of a tax provision that allows homeowners to "freeze" the valuation of their property for a certain period. C. Agricultural Impacts The site is urban and has not been used for intensive agricultural activities. The site has been used as a residence for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all. VI[. INFRASTRUCTURAL CONSIDERATIONS A. Road Although the subject site is a comer property with access to both Kekuanao'a Street and Kalanikoa Street, full movement access would be limited to Kalanikoa Street. The Kekuanao'a Street access would be limited to right-turn in, right-turn out movements. Kekuanao'a Street is a 2-lane collector road operating within a 40-foot wide right-of-way. Kalanikoa Street is also a 2-lane road but within a 50- foot wide right-of-way. As with other rezoning applications in this area, at the appropriate time, the Applicant is prepared to improve and dedicate a 10-foot wide road widening strip along the Kekuanao'a Street frontage, as well as a 5-foot wide road widening strip along Kalanikoa Street. Kalanikoa Street is also a 2-lane road but within a 50-foot wide right-of- way. Inasmuch as the Applicant intends, at this time, to only renovate the existing structure for office use, it would appreciate consideration in having the significant off-site road improvements, such as the curb, gutter and sidewalk, deferred to when a new structure is built. That way, the required infrastructure as well as funding of the off-site improvements can be integrated into the overall and larger project. At any rate, the proposed office use is not expected to generate more than five (5) AM and PM peak hour traffic. As such, the project does not reach the 50} movement threshold for a Traffic Impact Analysis Report. While there will be some measure of traffic impacts, there are certain conditions that should help mitigate the impacts. For one, 10 the limitation of right-in, right-out movements along Kekuanao'a Street minimizes conflicts. Further, unlike a retail establishment, the office use would generate fewer turning movements or traffic. B. Water There is a 6-inch waterline within Kekuanao'a Street. There is also a similar line along Kalanikoa Street. It is anticipated that the existing 518- inch meter would be sufficient for the proposed office use. If an additional or larger meter is needed, the Applicant will install one. C. Wastewater The existing dwelling is already hooked up to the County's system in this area. This will continue. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and eventually at Pu'uanahulu, North Kona. Typically, the waste generation of a project of this nature (office) should be comparable to a typical residence or at the most two (2) residences. Although the Applicant does not believe one is needed, if required, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. Other Government Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. It should be noted that there are parks and schools within a 2-mile radius of the subject site. The Hilo Medical Center is located, approximately three (3) miles from the site. This hospital is one of five licensed hospitals on the island. II F. Other Utilities All other utilities such as telephone and electrical services are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity The short-term use of the site would probably be continued residential use. However, given that the subject site is in an area of land use transition and considering the traffic along Kanoelehua Avenue and more so, Kekuanao'a Street, long-term residential use may not be that desirable. Further, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits - albeit small - resulting from the construction and implementation of this project. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed - will be implemented by the Applicant to mitigate potential impacts of this project. Finally, the design and scale of the project will be quasi-residential in nature. As such, in spite of its "mixed industrial/commercial" use, a residential ambiance could still be captured. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. The likelihood of finding archaeological features on the site is remote, due to the past development of the site. Further, any unanticipated finds will be properly mitigated upon consultation with appropriate government agencies. C. Mitigative Measures The Applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. 12 These may include drainage, wastewater, water, and road/traffic improvements. The Applicant will provide a conforming full movement driveway access from Kalanikoa Street and a limited right-in, right out access along Kekuanao'a Street. Likewise, the Applicant, if required, is prepared to make on-site drainage improvements to accommodate the planned parking area. All of these will be done in conjunction with the permitting and project implementation phases of this project. As noted earlier, however, while the Applicant would not have any objections in dedicating the required rights-of-way at any point in time, it would appreciate consideration in having their improvements deferred until a new structure is built on the subject site. Although the potential for unearthing archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. Work will resurne only upon receipt of proper clearances from said agency. If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residences to the north. The landscaping would be consistent with the Planning Department's landscaping rules. D. Alternatives to the Proposed Project I. No Project Under the status quo alternative, the subject site would remain in its present residential use. Under this scenario, the site would not be utilized to a use that services the community while keeping the residential flavor of the immediate neighborhood. Z. Development Based on Existing RS-10 Zoning Under this alternative, the land could not be further subdivided. It would, however, be possible to construct an additional dwelling with an "ohana" permit on each of the lot, resulting in a total density of four (4) homes. However, the site's proximity to commercial and industrial uses and the heavily traveled Kanoelehua Avenue and Kekuanao'a Street would make it less desirable for more intensive residential uses. 13 Accordingly, it may be unlikely that the site would be developed more intensively for residential uses. 3. Alternative Residential Densities The site could be developed into a higher residential density, such as multiple-family. However, that would not be fulfilling the long-range Industrial objective of the General Plan LUPAG map. Notwithstanding the General Plan, as noted above, having residential uses adjacent to a major street, particularly from a noise and dust perspective, may not be a desirable use. 4. Evaluation of Alternatives Leaving the property in its current undeveloped state would not maximize the use of the land. There would also be diminished tax revenues and fewer services to the public. While alternative residential densities are possible, the proximity of industrial and commercial uses and a major highway would not make such a project feasible. At the same time, the project's impact to the area's social and physical infrastructure would not appear to be pronounced, particularly considering the quasi-residential scale and design of the building. Further, additional mitigative measures such as landscaping, lighting, and so forth will be taken to address any possible impact associated with the proposed use. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, none of the alternatives would be more prudent and beneficial than the requested MCX-20 zoning alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. 14 The LUPAG map designates the site Industrial, a designation that allows the requested MCX-20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 1. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request, through the conversion of the residence, would provide opportunities for a small office building to establish itself in an area that is 15 serviced by a good transportation system. Relatedly, all required infrastructure is there or, if not and/or needed, will be provided by the Applicant without taxing government's servicing ability. Further, the area is located proximate to industrial and business areas, making the site accessible to these uses. At the same time, because of the type of use (office) and its small-scaled nature, the requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Element Commercial Goals Provide for commercial developments that maximize convenience to its users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be. incorporated into the review of such developments. Standards Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. 16 • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more office space. However, not all office uses need to be in large structures. Smaller structures in areas of transition —such as here— would be appropriate. From a visual and infrastructure perspective, the proposed project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the Applicant. The County water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5-minute response time. As such, this project should not require additional publ c services to be provided. The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. Further, because office use is not noxious, potential pollution concerns would be minimal, if at all. Being used as a residence in the past, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. There is also little evidence that the site would have any archaeological feature. Because of the proposed scale and type of use, the request would be - ironically - generally compatible with the surrounding residential area as well as the growing mix of industrial/commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to any adjacent residential properties west of the subject site. Finally, the standards for an office building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. 17 B. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although the site is designated R5-90, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. C. Zoning If the request is approved, the existing dwelling would be renovated and converted into an office building. All requirements to allow for this conversion — such as parking and landscaping and building code compliance—will be adhered to. No variances from the Code are anticipated. is COH PLA NN-YN G DEPT DEPARTMENT OF PUBLIC WORKS JUL 14 2021 AM10:23 COUNTY OF HAWAII RECT FMND DELIVERED HILO, HAWAII DATE: July 13, 2021 TO: Zendo Kern, Planning Director FROM: Department of Public Works, Engineering Division SUBJECT: CHANGE OF ZONE APPLICATION (REZ 29-000247) Request: RS-10 TO MCX-20 Applicant: Leila Shimizu TMK: 2-2-035:049 and 2-2-035:096 We have reviewed the subject application forwarded by your memo dated June 28, 2021 and offer the following comments for your consideration: 1. All earthwork and grading activity shall conform to Chapter 10, Erosion and Sedimentary Control, of the Hawaii County Code. 2. All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. 3. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. 4. All driveway connections and construction within the Kalanikoa Street and Kekuanaoa Street Right-of-Way shall conform to Chapter 22, County Streets, of the Hawaii County Code. Access to Kalanikoa Street and Kekuanaoa Street, including the provision of adequate sight distances, shall meet with the approval of the Department of Public Works, Engineering Division. 5. The Zoning Map classifies Kekuanaoa Street as a secondary arterial and Kalanikoa Street as a collector. Kekuanaoa Street has an existing right-of-way width of 40 feet, and Kalanikoa Street has an existing right-of-way of 50 feet. To preserve the functional classification of Kekuanaoa Street, access should be prohibited or marginal (limited), at most. 14 310 ') Planning Deps. County of Hawaii is an Equal Opportunity Provider and Employer Exhibit 3 6. We recommend a minimum 20-ft. corner radius (property line) be provided at the intersection of Kekuanaoa Street and Kalanikoa Street (Section 23-45). 7. Based on the proposed zoning, we recommend the applicant provide improvements to the subject property's Kalanikoa Street and Kekuanaoa Street frontage consisting of, but not limited to, pavement widening with concrete curb, gutter, and sidewalk, drainage improvements, and any required utility relocation, meeting the requirements of the Americans with Disabilities Act and the approval of the Department of Public Works. The improvements shall be located within the future road widening setback established by the Planning Department. 8. Install streetlights and traffic control devices as may be required by the Traffic Division, Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. Questions may be referred to Bryce Harada at 961-8042. County of Hawaii is an Equal Opportunity Provider and Employer OH WAIF•R� •. L z� '21 DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII r 345 KEKUANAO`A STREET, SUITE 20 • H I LO, HAWAII 96724 °F rr.4wen TELEPHONE (808)961-8050 • FAX (808) 961-8657 July l2, 2021 t ni-, PLANNING DEPT JUL 13 2021 PM3:31 REC'a HAND DI.LIVERED TO: Mr. Zendo Kern, Director Planning Department FROM: Keith K. Okamoto, Manager—Chief Engineer SUBJECT: Change of Zone Application (REZ 21-000247) Request—Single-Family Residential-10,000 Square Feet(RS-10) to Ind ustrial-Commercial Mixed-20,000 Square Feet(MCX-20) Applicant—Leila Shimizu Tax Map Key 2-2-035:049 and 2-2-035:096 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 8-inch waterline within Kalanikoa Street and Kekuanaa`a Street, both fronting the subject parcel. The subject parcels currently have one(1)existing service lateral (Account No. 110-73 1 00)and one(i)existing 518-inch meter(Account No. 1 10-73200)fronting each existing parcel,which are each limited to an average daily usage of 400 gallons,and suitable for only one (l) single-family dwelling. For your information,one(1) unit of water is equal to an average usage of 400 gallons per day, which is the estimated average daily usage for a single-family dwelling. The Department requests that the applicant submit estimated maximum daily water usage calculations for the proposed uses,prepared by a professional engineer licensed in the State of Hawaii,for review and approval. The water usage calculations should include the estimated peak flow in gallons per minute and the total estimated maximum daily water usage in gallons per day. Atter review of the calculations.the Department will determine the appropriate service lateral and meter size required. Rased on the proposed land use, a reduced pressure type backflow prevention assembly would have to be installed on private property within five(5) feet of the existing/proposed meter(if one does not already exist). The installation of the backflow prevention assembly must be inspected and approved by the Department before commencement/continuation of water service. Please be informed that the existing 8-inch waterlines within Kalanikoa Street and Kekuanao`a Street are inadequate to provide 2,000 GPM of flow for fire protection,as required per our Water System Standards for the proposed type of land use. The applicant should contact the Fire Department to determine any other fire protection requirements or alternatives. Planning Dept. • • • 'Water, Our9lost ftecious Wgsource. . . Ka Wai,4 Kane 4 3 10 4• The Department of Water Supply is an Eq Opportunity provider and employer. Exhibit 4 �r Mr. Zendo Kern, Director Page 2 July 12, 2021 Should there be any questions,please contact Mr. Troy Samura of our Water Resources and Planning Branch at 961-8070,extension 255. Sincerely yours. lV VG U Keith K. Okamoto, P.E. Manager—Chief Engineer TS:dfg copy- Ms. Leila Shimizu Mr. Sidney Fuke,Planning Consultant 4Sv OF AP Mitchell D.Rath =1,. Ramzi I. Mansour Mayor ;.} Director 1 Lee E.Lard -/ �+r,•eF•µ;.* Brenda D.lakepa-Moses Managing Director Deputy Director County of Hawaii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 0;1 � L ' 345 Kekuanao`a Street,Suite 41• Hilo, Hawaii 96720 JUL 29 2021 AV8:091 Ph:(808)961-8483 •Fax:(808)961-8086 *� WIND # ; 1 .:E E Email: cohdem@hawaiicounty.gov ;� 1.1 . MEMORANDUM TO: Zendo Kern, Director Planning Department FROM: Ramzi I. Mansour, Director Department of Environmental Management DATE: July 27,2021 SUBJECT: Change of Zone Application (REZ 21-000247) Request: Single-Family Residential-10,000 Square Feet(RS-10) to Industrial- Commercial Mixed-20,000 Square Feet(MCX-20) Applicant: Leila Shimizu Tax Map Key: (3) 2-2-035:049 and 202-035:096 The Solid Waste Division has reviewed the subject application and offers the following comments and/or recommendations (contact the Solid Waste Division for details): ( X) No comments. ( ) Commercial operations, State and Federal agencies, religious entities and non-profit organization may not use transfer stations for disposal. { ) Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. ( ) Ample and equal room should be provided for rubbish and recycling. ( ) Green waste may be transported to the green waste sites located at the West Hawaii Organics Facility and East Hawaii Organics Facility, or other suitable diversion programs. ( ) Construction and demolition waste is prohibited at all County Transfer Stations. ( ) Submit Solid Waste Management Plan in accordance with attached guidelines. ( ) Existing Solid Waste Management Plan is to be followed. Provide update to the department on current status. ( ) Other- Planning Dept. County of Hawaii is an Equal Opportunity Provider and Employer Exhibit 5 Page 2 The Wastewater Division has reviewed the subject application and offers the following comments and/or recommendations(contact the Wastewater Division for details): WASTEWATER DIVISION COMMENTS: ( ) 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 Hawaii County Code. (X ) Check or line out as applicable: [X]If required by the Director of the Department of Environmental Management ("Director of DEM"), [XJ study,in aeeerdanee with Me theft applietible wd;yfewafer&ysfem deigign standar-ds prie 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. ( ) ( ) Proposed activity may be subject to existing or future federal, state, or county regulation under Title 40 CFR 403.5,prohibiting discharge of certain pollutants into publicly owned treatment works. Contact the Hawaii Department of Health for information regarding pretreatment standards. ( ) No County sewer system in the area. Contact the Hawaii Department of Health regarding Individual Wastewater System requirements. ( } Other- RM:pls ther:RM:pls Mitchell D. Roth Kazuo S. K. L. Todd .11aynr Fire Chief Lee E. Lord Eric H. Moller Managing Director e ,+4. Aepiny Fire Chrej 4�UrµPQ (County of �abiai`t :,CH ! LAN'NT1=A_G DEPT HAWAII FIRE DEPARTMENT JUL 1 pA 25 Aupuni Street•Suitt!2501■llilo.I lawai'i 96720 _ (808)932-2900•Fax(808)932-2928 RE"C'D BY EMAIL July 6,2021 Mr. Zendo Kern,Director County of Hawai'i Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawai'i 96720 Dear Mr. Kern, SUBJECT: Change of Zone Application(REZ 21-000247) Request for Comment—Single-Family Residential-10,000 Square Feet (RS-10)to Industrial Commercial Mixed-20,000 Square Feet(MCX-20) Applicant: Leila Shimizu Tax Map Keys: 2-2-035:049 and 2-2-035:096 In regards to the above-referenced subject,the following shall be in accordance. NFPA 1, UNIFORM FIRE CODE,2006 EDITION Note:Hawai`i State Fire Code; National Fire Protection Association 2006 version, with County of flawai`i aniendmentc. County amendments are identified with a preceding "C—"of the reference code. Chapter 18 Fire Department Access and Water Supply 18.1 General. Fire department access and water supplies shall comply with this chapter. For occupancies of an especially hazardous nature, or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, or areas where there is an inadequate fire flow, or inadequate fire hydrant spacing, and the AH] may require additional safeguards including,but not limited to, additional fire appliance units, more than one type of appliance,or special systems suitable for the protection of the hazard involved. 18.1.1 Plans. �pWg1f Plu n n i ng De p I. Haioai'i County is an Equal Opportunity Provider and EPuployer. 14 3 0 .1 Exhibit M3 Mr. Zendo Kern,Director July b, 2021 Page 2 18.1.1.1 Fire Apparatus Access. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. 18.1.1.2 Fire Hydrant Systems. Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. C— 18.1.1.2.1 Fire Hydrant use and Restrictions.No unauthorized person shall use or operate any Fire hydrant unless such person first secures permission or a permit from the owner or representative of the department, or company that owns or governs that water supply or system. Exception: Fire Department personnel conducting firefighting operations,hydrant testing, and/or maintenance, and the flushing and acceptance of hydrants witnessed by Fire Prevention Bureau personnel. 18.2 Fire Department Access. 18.2.1 Fire department access and fire department access roads shall be provided and maintained in accordance with Section 18.2. 18.2.2*Access to Structures or Areas. 18.2.2.1 Access Box(es). The AHJ shall have the authority to require an access box(es)to be installed in an accessible location where access to or within a structure or area is difficult because of security. 18.2.2.2 Access to Gated Subdivisions or Developments.The AHJ shall have the authority to require fire department access be provided to gated subdivisions or developments through the use of an approved device or system. 18.2.2.3 Access Maintenance. The owner or occupant of a structure or area, with required fire department access as specified in 18.2.2.1 or 18.2.2.2, shall notify the AHJ when the access is modified in a manner that could prevent fire department access. 18.2.3 Fire Department Access Roads. (*may be referred as FDAR) 18.2.3.1 Required Access. 18.2.3.1.1 Approved fire department access roads shall be provided for every facility, building, or portion of a building hereafter constructed or relocated. 18.2.3.1.2 Fire Department access roads shall consist of roadways, fire lanes,parking lots lanes, or a combination thereof. Mr.Zendo Kern,Director July 6, 2021 Page 3 18.2.3.1.3* When not more than two fine- and two-family dwellings or private garages, carports, sheds, agricultural buildings, and detached buildings or structures 400ft2 (37 m2) or less are present, the requirements of 18.2.3.1 through 18.2.3.2.1 shall be permitted to be modified by the AHJ. 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 he increased to 300 feet. 18.2.3.2.2 Fire department access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft (46 m) from fire department access roads as measured by an approved route around the exterior of the building or facility. 18.2.3.2.2.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13, NFPA 13D, or NFPA 13R, the distance in 18.2.3.2.2 shall be permitted to be increased to 450 ft(137 m). 18.2.3.3 Multiple Access Roads. More than one fire department access road shall be provided when it is determined by the AHJ that access by a single road could be impaired by vehicle congestion, condition of terrain, climatic conditions, or other factors that could limit access. 18.2.3.4 Specifications. 18.2.3.4.1 Dimensions.' C— 18.2.3.4.1.1 FDAR shall have an unobstructed width of not less than 20tt 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 Iess 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. Mr. Zendo Kern,Director July 6, 2021 Page 4 C— 18.2.3.4.1.2 FDAR shall have an unobstructed vertical clearance of not less then 13ft 6 in. C— 18.2.3.4.1.2.1 Vertical clearances may be increased or reduced by the AHJ,provided such increase or reduction does not impair access by the fire apparatus, and approved signs are installed and maintained indicating such approved changes. 18.2.3.4.1.2.2 Vertical clearances shall be increased when vertical clearances or widths are not adequate to accommodate fire apparatus. C— 18.2.3.4.2 Surface. Fire department access roads and bridges shall be designed and maintained to support the imposed loads(25 Tons) of the fire apparatus. Such FDAR and shall be comprised of an all-weather driving surface. 18.2.3.4.3 Turning Radius. C— 18.2.3.4.3.1 Fire department access roads shall have a minimum inside turning radius of 30 feet, and a minimum outside turning radius of 60 feet. 18.2.3.4.3.2 Turns in fire department access road shall maintain the minimum road width. 18.2.3.4.4 Dead Ends. Dead-end fire department access roads in excess of 150 ft (46 m) in length shall be provided with approved provisions for the fire apparatus to turn around. 18.2.3.4.5 Bridges. 18.2.3.4.5.1 When a bridge is required to be used as part of a fire department access road, it shall be constructed and maintained in accordance with county requirements. 18.2.3.4.5.2 The bridge shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. 18.2.3.4.5.3 Vehicle load limits shall be posted at both entrances to bridges where required by the AHJ. 18.2.3.4.6 Grade. C— 18.2.3.4.6.lThe 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. Mr. Zendo Kern, Director July 6, 2021 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 tire lane. 18.2.4 Obstruction and Control of Fire Department Access Road. 18.2.4.1 General. 18.2.4.1.1 The required width of a fire department access road shall not be obstructed in any manner, including by the parking of vehicles. 18.2.4.1.2 Minimum required widths and clearances established under 18.2.3.4 shall be maintained at all times. 18.2.4.1.3* Facilities and structures shall be maintained in a manner that does not impair or impede accessibility for fire department operations. 18.2.4.1.4 Entrances to fire departments access roads that have been closed with gates and barriers in accordance with 18.2.4.2.1 shall not be obstructed by parked vehicles. 18.2.4.2 Closure of Accessways. 18.2.4.2.1 The AHJ shall be authorized to require the installation and maintenance of gates or other approved barricades across roads, trails, or other accessways not including public streets, alleys,or highways. 18.2.4.2.2 Where required, gates and barricades shall be secured in an approved manner. Mr. Zendo Kern,Director July 6, 2021 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 fire department or by its order or under its control shall not be removed, unlocked,destroyed, tampered with,or otherwise vandalized in any manner. 18.3 Water Supplies and Fire Hydrants 18.3.1*A water supply approved by the county, capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities or buildings, or portions thereof, are hereafter constructed, or moved into or within the county. When any portion of the racility or building is in excess of 150 feet (45 720 mm) from a water supply on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on- site fire hydrants and mains capable of supplying the required fire flow shall be provided when required by the AHJ. For on-site fire hydrant requirements see section 18.3.3. EXCEPTIONS: 1, When facilities or buildings, or portions thereof, are completely protected with an approved automatic fire sprinkler system the provisions of section 18.3.1 may be modified by the AHJ. 2. When water supply requirements cannot be installed due to topography or other conditions, the AHJ may require additional fire protection as specified in section 18.3.2 as amended in the code. 3. When there are not more than two dwellings, or two private garage, carports, sheds and agricultural. Occupancies,the requirements of section 18.3.1 may be modified by AHJ. 18.3.2*Where no adequate or reliable water distribution system exists, approved reservoirs, pressure tanks, elevated tanks, fire department tanker shuttles, or other approved systems capable of providing the required fire flow shall be permitted. 18.3.3* The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be provided on a fire apparatus access road on the site of the premises or both, in accordance with the appropriate county water requirements. 18.3.4 hire Hydrants and connections to other approved water supplies shall be accessible to the fire department. Mr. Zendo Kern, Director July 6, 2021 Page 7 18.3.5 Private water supply systems shall be tested and maintained in accordance with WFPA 25 or county requirements as determined by the AHJ. 18.3.6 Where required by the AHJ, fire hydrants subject to vehicular damage shall be protected unless located within a public right of way. 18.3.7 The AHJ shall be notified whenever any fire hydrant is placed out of service or returned to service. Owners of private property required to have hydrants shall maintain hydrant records of approval, testing, and maintenance, in accordance with the respective county water requirements. Records shall be made available for review by the AHJ upon request. C— 18.3.8 Minimum water supply for buildings that do not meet the minimum County water standards: Buildings up to 2000 square feet, shall have a minimum of 3,000 gallons of water available for Firefighting. Buildings, 2001- 3000 square feet, shall have a minimum of 6,000 gallons of water available for Firefighting. Buildings, 3001- 6000 square feet, shall have a minimum of 12,000 gallons of water available for Firefighting. Buildings, greater-than 6000 square feet, shall meet the minimum County water and fire flow requirements. Multiple story buildings shall multiply the square feet by the amount of stories when determining the minimum water supply. Commercial buildings requiring a minimum Fire flow of 2000gpm per the Department of Water standards shall double the minimum water supply reserved for firefighting. Fire Department Connections(FDC)to alternative water supplies shall comply with 18.3.8 (1)- (6) of this code. NOTE: In that water catchment systems are being used as a means of water supply for firefighting, such systems shall meet the following requirements: 1) In that a single water tank is used for both domestic and firefighting water, the water for domestic use shall not be capable of being drawn from the water reserved for firefighting; Mr.Zendo Kern, Director July 6, 2021 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 2-1.12 inch,National Standard Thread male fitting and cap; c) be located between 8 ft and 16 ft from the Fire department access. The location shall be approved by the AHJ; d) not be located less than 24 inches, and no higher than 36 inches from finish grade, as measured from the center of the FDC orifice; e) be secure and capable of withstanding drafting operations. Engineered stamped plans may be required; f) not be located more than 150 feet of the most remote part, but not less than 20 feet,of the structure being protected; g) also comply with section 13.1.3 and 18.2.3.4.6.1 of this code. 4) Commercial buildings requiring 4 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. Mr. Zendo Kern,Director July 6, 2021 Page 9 3) For one and two family dwellings, agricultural buildings, storage sheds, and detached garages 800 to 2040 square feet in size, and meets the minimum Fire Department Access Road requirements,the distance to the Fire Department Connection may be increased to 1044 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 Acting Battalion Chief Kyle Vares at(808A32-2913. fKAi�O S. K. L. TODD Fire Chief KT:lk ooy� DAVID Y.IGE N E=8ETH A-CHAR,M.D. GOVERNOR 9F HAWAII J DIRECTOR OF HEALTH STATE OF HAWAII DEPARTMENT OF HEALTH inrepty. Rio: eler[o File- P.0.BOX 916 HILO.HI 96721.0916 CCH PLMIN 1NG ME-PT AIN 112021 DH2:51 MEMORANDUM 1RE.0'D H pis DATE: August 10, 2021 TO: Mr. Zendo Kern Planning Director,, County of Hawaii FROM: Eric Honda District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 21-000247) Request: Single-Family Residential-10,000 Square Feet(RS-10) to Industrial- Commercial Mixed-20,000 Square Feet (MCX-20) Applicant: Leila Shimizu TMK: 2-2-035:049 and 2-2-035:096 The applicant would need to meet the requirements of our Department of Health Air Pollution Rules, Chapter 60.1, Title 11, State of Hawaii for fugitive dust control. If there is need to discuss these requirements, please contact our Clean Air Branch staff at Ph. 933-0401. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." 1. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. 2. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. 3. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933-0917. Planning Dep-i. Exhibit 7 94 Zendo Kern August 10, 2021 Page 2 of 2 We recommend that you review all of the Standard Comments on our website: Fill �:1� Ikr:€�� iii ����Il�� tiililcr��ir��r�ri�cr�t rVcn�_ uirlinr=Il��nc3u;cli�rn�iuti _.liti.ti_�.€. 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. DAVID Y.EGE - SUZANNE D.CASE f'ITABtPETISON GOVERNOR OFq�', j..�q ''1 W)ARl1[)F LAND AND NAil1RAL RF:SUURC" RA�W.kl[ 4r�'��%9 5.Q 1% l CI1MMt%R1N[m WATER RESOURCE MANAGOAENT 7 f ROBERT K VLA5 U DA r q FDi.Ri INF["IY �t a11U .i? I nL 1CALEO MAN DIEL i r � " ! f DF MTV ulRu-NOR.a•nn:R :. .• r{rj f A0IIATIC:RFSOUI TS FXM11NO AND MEAN M RFAMm N BUREAT f OF 0]NVEYANL'1'� C.E.,A L SV)N ON WATFA REMAMCT..M1ANAGI-MEN1 (W)MERVAI"AMI uv'"A1.I.wxI C[V4,IRVA'I1[m ANN)RF V)kyK('0 FTffYMTWNT STATE OF HAWAII FIAWFERM FIKt}•ST3[YAMI WR,nd,: S. k' DEPARTMENT OF LAND AND NATURAL[iESU[IRCES "" " '` `"x"_MW ICAIRNILAWF L1"V'MRP.SERVE C'OLIMNS11m LAM) STATE Ii ISTORIC PRESERVATION DIVISION STATE PARRS KAKUHIHEWA BUILDING 601 KAMOK[LA BLVD.,STE 555 KAPOLEI,H[96707 July 7,2021 IN REPLY REFER TO: tendo Kern,Planning Director Project No.2021PR00746 County of Hawaii Doc.No.2107JG04 101 Pauahi Street,Suite 3 Archaeology Hilo,HI 96720 2 an n i ng(d,'hawai icon nty.go V GOH PLANNING DEPT Dear Mr.Kern: JUL 12 202109:03 SUBJECT: Chapter 6E-42 Historic Preservation Review— RECD, BY EMAIL Proposed Rezone for the Shimizu Property from RS-10 to MCX-20 Waiakea Ahupua`a,Hilo District,Island of Hawaii TNIK: (3)2-2-035:049 and 096 This letter provides the State Historic Preservation Division's(SH.PD)review of the subject change of zone permit application.The SHPD received the subject submittal on June 28,2021.It included a Change of Zone application,a County Environmental Report for County Rezoning Request document, a project location map, a set of advanced drawings/maps of the site, a consolidation and re-subdivision map,an aerial photo of the subject parcels,street-view photos of the proposed project area, a description of the boundaries of Lot 15 block 23(TM K: [3] 2-2-035:049 and 096], a County of Hawaii Department of Finance Real Property Tax Clearance document, and related correspondence(Sidney Fuke to Zendo Kern [County of Hawaii] on June 18, 2021; Henry Kodani to the County of Hawaii Planning and Traffic Commission on October 24, 1952; W.H. Chun to the County of Hawaii Planning and Traffic Commission on October 29, 1952; and Hiroshi Kasamoto [County of Hawaii Planning and Traffic Commission]to Henry Kodani on November 3, 1952), Project Description The applicant, the Teruo Kodani Trust (landowner), propose to rezone the subject parcels from Single-Family Residential (RS-10) to Industrial-Commercial Mixed (MCX-20) and consolidate the parcels to allow for the conversion of the existing 1,456-sq.-ft. dwelling into an office building; however, the submittal indicates that the applicant or its successors may elect to construct a new structure to accommodate uses consistent with the requested MCX-20 zoning. Findings A review of SHPD records indicates that no archaeological inventory survey (AIS) has been conducted within the subject parcels and that no historic properties have been identified. The existing structure that is proposed to be converted into an office building and is located within parcel 096 was constructed in 1953; however, the structure has been subject to numerous renovations and alterations over the years. The most recent alterations (Permit Nos. BH2O17-01049 [Building]; MH2O17-00847 [Plumbing]; and EI42O17-01488 [Electrical]) were permitted as of October 31,2017.The previous structure within parcel 049 was demolished(Permit No.B2004-0220H)in 2004. Determination Based on current information, SHPD's determination is no historic properties affected for the proposed project. Pursuant to HAR §13-284-7(e), when the SHPD agrees that the action will not affect any significant historic properties, this is the SHPD's written concurrence and historic preservation review ends. The HRS 6E historic preservation review process is ended.The permit issuance process may roceed. Planning Dept. Exhibit, 8 1 4 3 0 3 Mr.Kern 07/07/2021 Page 2 Attach to permit: If historic properties such as lava tube openings, concentrations of artifacts, structural remains or human skeletal remains are found during construction activities please cease work in the immediate vicinity of the find, protect the find from additional disturbance, and contact the State Historic Preservation Division at(808)933- 7651. Please contact Joshua Gastilo at (808) 433-7653 or at Joshua.gastilo d)hawaiii.gov for any questions regarding this letter. Aloha, '44V aAlIvet- Alan S.Downer,PhD Administrator,State Historic Preservation Division Deputy State Historic Preservation Officer cc: County of Hawaii Public Works,public works hawaiicount ov Eric Cook,eric.cookahawaiicounty`gov F,fl,p,k9 Sl;]S.iti\E D.CASE DAVID Y.IGE .cps,teSa y 014FRPERSON 3OVL RN OR OI 11ALVA1 0+ HDAND OF LAND AND NA-1 URAL Rk S111:RCFS .•�.• C f ININUSSTON(IN'WA'IFR RFS(A Ia CF Land and 0 s STATE OF HAWAII State�(µawa" DEPARTMENT OF LAND AND NATURAL RESOURCES L-AAD DIVISION POST OFFICE.BOX 631 HONOT.M.U..,H.AWAii 96809 June 29, 2021 MEMORANDUM FROM: TGL DLNR Agencies: _Div. of Aquatic Resources _Div. of Boating & Ocean Recreation X Engineering Division (DLNR.ENGRCa)hawaii.gov} X Div. of Forestry & Wildlife (rubyrosa.t.terrago(a hawaii.gov) _Div. of State Parks XCommission on Water Resource Management (DLNR.CWRMahawaii.gov} Office of Conservation & Coastal Lands XLand Division— Hawaii District (gordon.c.heita-hawaii.gov} TO: Russell Y. Tsuji, Land Administrator ' 7-"'YF' SUBJECT: Change of Zone Application (REZ 21-000247) — Request to Change Zoning from Single-Family Residential 100,000 Sq. Ft. (RS-10) to Industrial- Commercial Mixed 20,000 Sq. Ft. (MCX-20) LOCATION: Waiakea House Lots, South Hilo, Island of Hawaii; TMK Nos.: (3) 2-2-035: 049 and 096 APPLICANT: County of Hawaii on behalf of Leila Shimizu Transmitted for your review and comment is information on the above-referenced subject matter. Please submit comments by July 27, 2029. If no response is received by the above date, we will assume your agency has no comments. Should you have any questions about this request, please contact Darlene Nakamura at dariene.k.nakamura(c-bhawaii.goy. Thank you. ( } We have no objections. ( } We have no comments. [ } We have no additional comments. (V ) Comments are attached. Signed: c2 Print Name: Carty S. Chang, Chief Engineer Division: Engineering Division Date: Jul 21,2021 Attachments cc: Central Files Planning Depi. Exhibit 9 DEPARTMENT OF LAND AND NATURAL RESOURCES ENGINEERING DIVISION LD/Russell Y. Tsuji Ref: Change of Zone Application (REZ 21-000247)- Request to Change Zoning from Single-Family Residential 100,000 Sq. Ft. (RS-10) to Industrial- Commercial Mixed 20,000 Sq. Ft. (MCX-20) Location: Waikea House Lots, South Hilo, Island of Hawaii TMK(s): (3) 2-2-035:049 and 096 Applicant: County of Hawaii on behalf of Leila Shimizu COMMENTS The rules and regulations of the National Flood Insurance Program (NFIP), Title 44 of the Code of Federal Regulations(44CFR), are in effect when development falls within a Special Flood Hazard Area(high-risk areas). State projects are required to comply with 44CFR regulations as stipulated in Section 60,12. Be advised that 44CFR reflects the minimum standards as set forth by the NFIP. Local community flood ordinances may stipulate higher standards that can be more restrictive and would take precedence over the minimum NFIP standards. The owner of the project property and/or their representative is responsible to research the Flood Hazard Zone designation for the project. Flood Hazard Zones are designated on FEMA's Flood Insurance Rate Maps (FIRM), which can be viewed on our Flood Hazard.Assessment Tool (FHAT)(http://gis.hawaiinfip.org/FHAT). If there are questions regarding the local flood ordinances, please contact the applicable County NFIP coordinating agency below: o Oahu: City and County of Honolulu, Department of Planning and Permitting (808) 768-8098. ❑ Hawaii Island: County of Hawaii, Department of Public Works(848)961-8327. ❑ Maui/Molokai/Lanai County of Maui, Department of Planning(808)270-7253. ❑ Kauai: County of Kauai, Department of Public Works(808) 241-4896. Signed: CARTY S. HANG, CHIEF ENGINEER Date: Jul 21,2021 SldneyFuke, Planning Consultant 100 Pauahi Street,Suite 212■Hilo,Hawaii 96720 •Planning•Variance•Zoning Telephone:(808)969.1522 Cell:(BOB)989-0640 •Subdivision•Land Use Permits A09E-mail:sidfulce@hawaiiantel.net •Environmental Reports July 19,2021 COH PLANNING DEPT Mr. Zendo Kern, Director JUL 19 2021 PH2:29 Planning Department COUNTY OF HAWAI'I RECD BY MAIL 101 Pauahi Street Hilo,HI 96720 Dear Mr. Kern: Subject: Rezoning Application(REZ 21-000247) Applicant: Ms. Leila Shimizu TMK: 2-2-035: 449 and 096 This is in response to comments from the Department of Water Supply (DWS), dated July 12, 2021, regarding the subject matter. The DWS noted that while water is available, a water use calculation study be submitted to determine the size of the water meter and water lateral. Any commercial use of the property will require Plan Approval,a process prior to the submittal/processing of plans for a building permit. As such, the applicant intends to submit such a study and implement any required water related improvements, including a backflow prevented, in conjunction with the building construction process. The applicant will also consult with the Fire Department to determine alternative Fre protection requirements. The agreed upon option would be implemented prior to issuance of an occupancy permit for any proposed commercial use. We trust that this adequately responds to DWS' comments. If not or if there are further agency comments for response,please feel free to contact me. Thank you very much! Sin erely, SIDN Y M. FUKE Planning Consultant Copy—Ms. Leila Shimizu via email Planning Depi SCANNED Exhibit 10 7/20/2021 COR-21-564103 AOPSldneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawai'i 96720 •Planning•Varianoe-Zoning Telephone:(8013)969-1522 Cell:[8013]989-0640 •Subdivision•Land Use Permits E-mail:sidfuke0 hawaRante1.net •Environmental Repons July 28, 2021 COH FLFNNING DEPT AUG 2 2021 Pm3:39 Mr. Zendo Kern Director Planning Department RECD DM MAIL COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kern: Subject: Rezoning Application (REZ 21-000247) Applicant: Ms.Leila Shimizu TMK: 2-2-035: 049 and 096 Thank you for providing me with a copy of agency comments to date regarding the subject application. In response to these comments,we provide the following: a. In similar rezoning applications,the Fire Department("FD") has commented that fire access be made available within 154' of all parts of any building. This and the access requirements, as well as any alternative to the minimum fire flow requirement will need to be fulfilled prior to issuance of a building permit. This is understandable and acceptable, especially for a new structure where all required improvements can be reasonably amortized over the construction of a new commercial structure. However, given that the applicant initially intends to convert the existing dwelling for office use, full compliance will be excessively onerous. As such, we respectfully request that there be a condition of compliance with the DWS' requirement,except as may be modified by FD relative to fire protection,prior to issuance of a building permit. b. The Police Department did not anticipate any traffic and/or safety concerns. c. Relative to the D artment of Public Work "DPW" —En ineedn 's comments,the requirement of containing all project-generated water on-site will be complied with. A drainage plan, as required by the Plan Approval process,will be submitted and subsequently implemented. Likewise,if needed,all appropriate traffic control devices and street lights will be installed in conjunction with the development of this project. As with other properties in this area that were recently rezoned,the applicant is aware of and accepts that a 10-foot wide future road widening strip fronting the site's Kekuanaoa Street frontage to create an eventual a 60-foot right-of-way, with the Planning Dept. Exhibit 11_ Mr.Zendo Kern, Director July 28, 2021 Page 2 additional 10-feet coming from the opposite side of the street. Access from Kekuanaoa Street would be limited to a right-in,right out movements. The improvements would include a concrete curb, gutter,and sidewalk section fronting the site's two frontages,which will be installed prior to issuance of an occupancy permit. This would also include the minimum 24-foot corner radius. Since the applicant intends to initially convert the existing dwelling for office use, like the Fire and Water requirements, it requests that the requirement for a curb, gutter,and sidewalk be deferred to when a new structure is constructed. d. Finally, the State Historic Preservation Division concluded that"no historic properties" would be affected. Thus, the request should not have any cultural or archaeological issues. We trust that the above adequately responded to the comments to date. If not or if there are further questions or comments on this matter,please let me know. Thank you very much. kincerel , SI NEY M. FUKE Planning Consultant Copy—Ms. Leila Shimizu,ATTN: Mr. Roy Takemoto w enclosures via email MmAr SidneyFuke, Planning Consultant 100 Pauahi Street,Suite 212•Hilo,Hawai'i 96720 *Planning•Variance•Zoning Telephone:(808)969-1522 Cell:(808)989-0640 •subdivision•Land use Permits M;F"w E-mail:sidtuke@hawaiiantel.net •Environmental Reports August 23,2021 CDH PLAHMINGI DEPT Mr. Zendv Kern, Director AUG 30 2021 INT45 Planning Department RECD BY MAIL COUNTY OF HAWAI'I 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kern: Subject: Rezoning Application (REZ 21-404247) Applicant: Leila Shimizu TMK: 2-2-435: 096 Thank you for providing me with a copy of agency comments to date regarding the subject matter. In response to those comments,please note the following: a. State Department of Land and Natural Resources Engineering Division noted the necessity to comply with applicable National Flood Insurance Program requirements. In this case,the subject site is designated"X"or areas outside of the 100 year storm on the FIRM maps and,as such, the regulations are not applicable. Its Land Division—Hawai'i District had no objections to the request. h. State Department of Health noted the necessity comply with its noise and fugitive dust requirements. The applicant and/or its contractor will comply with those requirements. c. CoM Department of Environmental Management recommended connection to the sewer line. The subject dwelling is already connected to the sewer line and will comply with any additional wastewater related requirements in conjunction with the building permit process. We trust that the above adequately responded to the comments to date. If not or if there are further questions or comments on this matter,please let me know. Thank you very much. 7ly, SIDNEY M. KE Planning Consultant Copy—Ms. Leila Shimizu w/agency comments via email Planning Dept. Exhibit __1 2