HomeMy WebLinkAboutPD BACKGROUND REPORT (PL-REZ-2022-000016) BPalmerPXZ.422022
COUNTY OF HAWAII PLANNING DEPARTMENT
BACKGROUND REPORT
LAWRENCE PALMER
CHANGE OF ZONE APPLICATION (PL-REZ-2022-000016)
LAWRENCE PALMER has submitted an application for a Change of Zone from a Single-
Family Residential-10,000 square feet(RS-10)to a Village Commercial-10,000 square feet(CV-
10) zoning district for approximately 11,254 square feet of land. The subject property is located
at 16-540 Laukahi Place, approximately 150 feet east of its intersection with Old Volcano Road,
Kea`au, Puna, Hawaii, TNM: (3) 1-6-002:082.
PROPOSED ACTION
1. Applicant's Request: Change the zoning district from Single-Family Residential-10,000
square feet(RS-10)to a Village Commercial-10,000 square feet(CV-10)zoning district
for approximately 11,254 square feet of land. According to the Zoning Code, nine (9)
residential units could be constructed on the subject property should the change of zone
be approved. Village Commercial district provides for a broad range of commercial and
light industrial uses that are necessary to serve the population in rural areas where the
supplementary support of the general business uses, and activities of a central
commercial district is not readily available. Requirements for establishing a land use in
the CV district, including a list of the variety of permitted land uses, are shown in Section
25-5-120 to 128 of the Zoning Code. (Planning Department Exhibit 1 —Zoning Code
Requirements for Village Commercial Districts)
2. Proposed Development: The applicant proposes to convert the existing 1,152 square
foot single-family dwelling into a commercial space in order to establish a furniture and
appliance retail outlet. The applicant's proposed retail outlet will include two (2)
showrooms,two (2)bathrooms, a workshop/storage space, and a parking lot with four(4)
parking stalls, one (1) of which will be A.D.A. accessible. The applicant is proposing
renovations within the existing building footprint to bring the building to code for
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commercial occupancy and to realign the floor plan to accommodate the proposed
showrooms.No additional structures or expansion of the existing building footprint are
proposed.
3. Employees and Hours of Operation: The applicant plans to employ two (2)to three (3)
people to support the business with intended hours of operation from 9:00 am to 5:00 pm,
Tuesday through Saturday.
4. Project Timetable and Cost: The applicant anticipates the project will cost
approximately $100,000. The applicant anticipates construction to be completed within
two (2)years of being granted the requested Change of Zone.
5. Supportive Information: The applicant has submitted the attached in support of the
request(P. D. Exhibit 2—Change of Zone Application dated January 20,2022)
6. Landowners: Lawrence Palmer and Julie Ann Palmer.
STATE, COUNTY& COMMUNITY PLANS
7. State Land Use District: Urban.
8. General Plan LUPAG Map Designation: Approximately two thirds of the parcel is
designated as Low Density Urban,which allows residential use,with ancillary
community and public uses, and neighborhood and convenience-type commercial uses;
overall residential density may be up to six units per acre. The western third of the
subject parcel is designated as Medium Density Urban, which allows village and
neighborhood commercial and single family and multiple family residential and related
functions (multiple family residential -up to 35 units per acre).
9. County Zoning: Single-Family Residential-10,000 square feet(RS-10).
10. Puna Community Development Plan (PCDP): The PCDP was adopted by Ordinance
No. 08-116, which became effective on August 27, 2008. The subject property is situated
within the area defined as the Kea`au Regional Town Center in the PCDP. Per the PCDP
typical components of a regional town center include"More than 40 tenant spaces for full
range of retail and personal services..."
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11. Special Management Area (SMA): The subject property is not situated within the SMA
and is located over three (3) miles away from the nearest shoreline.
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
12. Subject Property: The subject, 11,254 square-foot property is irregular in shape with
approximately 162 feet of frontage along Laukahi Place and the topography is fairly level
with an approximate 4% slope across the site west to east and an approximate 5% slope
across the site south to north. The property is currently improved with a single-story,
1,152 square foot single-family dwelling,permitted, and constructed in 1990, consisting
of four(4)bedrooms and 1 '/2 bathrooms. The remainder of the property is landscaped
with a well-maintained grass lawn with a few small shrubs around the property's eastern
boundary.
13. Surrounding Land Uses/Zoning: There is a mixture of residential, commercial,
community services, and agricultural uses in the area. Properties directly east and north
of the subject property are zoned Single-Family Residential 10,000 square feet(RS-10).
A bit further east is the Kea`au Middle School Campus. Properties directly west and
south of the subject property are zoned Village Commercial 10,000 square feet(CV-10).
Immediately west of the subject property is an operating 7/11 convenience store, and
immediately south of the subject parcel is the HMSA Medical Facility as well as the Holy
Rosary Mission facility. Further west is a cluster of commercial development on lands
zoned Village Commercial 10,000 square feet(CV-10).
14. Flood Zone: Zone"X," an area determined by FEMA to be outside the 500-year
floodplain.
15. Flora/Fauna Resources: No professional floral or faunal survey was conducted of the
property as the subject property has been previously cleared for construction of a single-
family dwelling. The vegetation on the subject parcel primarily consists of non-native
grass,with a few small shrubs around the property's eastern boundary. According to the
applicant, introduced bird species such as dove, Japanese White-eye,house finch and
myna are common in the surrounding area, as well as domestic animals such as cats,
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dogs, goats, chickens,rats and feral pigs. According to the Department of Land and
Natural Resources Division of Forestry and Wildlife (DOFAW)the Hawaiian Hawk or
'Io (Buteo solitarius)may occur in the project vicinity and their nests might be present
during the breeding season from March to September. DOFAW also reported that
Hawaiian Hoary Bat or `Ope`ape`a(Lasiurus cinereus semotus) could potentially occur
in the vicinity of the project area and may roost in nearby trees. Bat birthing and pup
rearing season spans from June I"through September 15th. Finally, DOFAW reported
that the Hawaiian Goose or Nene (Branta sandvicensis)may also potentially occur in the
vicinity of the proposed project site. It is against State law to harm or harass this species.
DOFAW has provided guidance on measures to avoid and minimize impacts to the listed
species, in addition to guidance on avoiding the spread of invasive species and pathogens.
Since the property has previously been cleared and developed with a dwelling and due to
the urban character of the surrounding area, the applicant does not believe that rare or
endangered floral or faunal resources are likely to be found within the subject parcel.
16. Archaeological/Cultural/Historical Resources: No professional archaeological and
cultural study was conducted of the property as the subject property has previously been
developed, as has much of the surrounding area. According to the applicant, it is
unknown if the subject property or immediate surrounding area was used in the past for
the gathering of plants by Native Hawaiians. In the event that legitimate gathering claims
are made by Native Hawaiians, the applicant has stated they will provide access to the
site for this purpose.
17. Public Access: There is no public access to the mountains or the shoreline that traverses
the property.
18. Traffic: Section 25-2-46 (d) (1) of the concurrency provision requires a Traffic Impact
Analysis Report(TIAR) as part of any rezoning application in situations where the
projected use can generate 50 or more peak hour trips. Given the small scale and scope of
the proposed project, a TIAR was not performed as the project conforms to the County's
concurrency requirements. The applicant anticipates approximately five (5) to ten (10)
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patrons will visit the proposed project per day which they contend will have little impact
on current traffic levels on Laukahi Place. However, should the rezone be granted, the
applicant can develop any permitted use in the CV district. Some of these uses could
generate a significant amount of traffic, over 50 peak hour trips.
UTILITIES AND SERVICES
19. Access: The subject parcel is currently accessed via one (1)paved driveway connection
to Laukahi Place,which is a County owned and maintained roadway with an
approximately twenty-five (25) foot pavement width within an existing forty (40) foot
wide right-of-way. The southern side of Laukahi Place is improved with an
approximately eight(8)foot wide sidewalk.
Based on the proposed zoning, the Department of Public Works (DPW)recommends that
the applicant provide improvements to the subject property's Laukahi Place frontage
consisting of,but not limited to pavement widening with concrete curb, gutter, and
sidewalk, drainage improvements, signs and markings, streetlights, and any relocation of
utilities,meeting the requirements of the Americans with Disabilities Act and the
approval of the Department of Public Works. DPW recommends the improvements to be
located within any future road widening setback established by the Planning Department.
DPW recommends that all driveway connections and construction meet the requirements
of Chapter 22, County Streets, of the Hawai`i County Code. Additionally, DPW
recommends that the applicant install any required streetlights or traffic control devices
as may be required by the Traffic Division, Department of Public Works,with design,
purchase and installation being the responsibility of the applicant.
20. Water: The subject parcel is currently served by the Department of Water Supply
(DWS). According to DWS, water can be made available from an existing 8-inch
waterline within Laukahi Place which fronts the subject parcel. The DWS has requested
that the applicant submit maximum daily water calculations for the proposed
development, in order to determine the appropriate size lateral and meter size required for
the proposed development, in addition to the water commitment deposit amount to be
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paid. Additionally, DWS has advised that the proposed use will require installation of a
reduced pressure type backflow prevention assembly,within five (5) feet of the meter on
private property. If a larger or additional meter is required, a backflow prevention
assembly will also be required for that meter. According to DWS, the existing 8-inch
waterline within Laukahi Place is inadequate to provide the required 2,000 gallons per
minute flow for fire protection, as per the Department's Water System Standards, and the
applicant will need to work with the Fire Department to determine any other fire
protection requirements or alternatives.
21. Wastewater: According to the Department of Environmental Management, there is no
County sewer system in the area. The existing dwelling is currently serviced by an
existing cesspool; however, the applicant intends to replace the cesspool with a septic
system meeting with the requirements of the State Department of Health.
22. 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 authorized landfill sites.
23. Utilities and Services: Electrical,telephone and internet services are available to the
property. Police and fire services are available in Kea`au, and medical services are
available in Kea`au and Hilo.
AGENCY COMMENTS
24. Department of Public Works-Engineering Division: (Planning Department Exhibit
3-February 15,2022 memo)
25. Department of Water Supply: (Planning Department Exhibit 4-February 11,2022
letter)
26. Department of Environmental Management: (Planning Department Exhibit 5-
February 3,2022 memo)
27. State Department of Land and Natural Resources-Land and Engineering Division:
(Planning Department Exhibit 6-February 24,2022 memo)
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28. State Department of Land and Natural Resources-Division of Forestry and Wildlife:
(Planning Department Exhibit 7-March 3, 2022 memo)
29. Fire Department: (Planning Department Exhibit 8-February 9, 2022 email)
AGENCIES -NO COMMENTS OR CONCERNS
30. Department of Health, Police Department
APPLICANT'S RESPONSE TO AGENCY COMMENTS
31. Response letter from the applicant: (Planning Department Exhibit 9-April 14, 2022
Letter)
PUBLIC COMMENTS
32. At the time of this writing, no public comments have been received by the Planning
Department.
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ZONING § 25-5-115
Section 25-5-115. Minimum building site average width.
Each building site in the CG district shall have a minimum building site average
width of sixty feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-116. Minimum yards.
The minimum yards in the CG district shall be as follows:
(1) Front or rear yards, fifteen feet; and
(2) Side yards, none, except where the adjoining building site is in an RS, RD, RM
or RCX district. Where the side yard adjoins the side yard of a building site in
an RS, RD, RM or RCX district, there shall be a side yard which conforms to
the side yard requirements for dwelling use of the adjoining district.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-117. Landscaping of yards.
(a) All front yards in the CG district shall be landscaped, except for necessary access
drives and walkways, and except for the construction of one single-family dwelling
and accessory buildings per lot.
(b) Where any required side or rear yard in the CG district adjoins a building site in an
RS, RD, RM or RCX district, the side or rear yard 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, and except for the
construction of one single-family dwelling and accessory buildings per lot.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 12.)
Section 25-5-118. Other regulations.
(a) Plan approval shall be required for all new structures and additions to existing
structures in the CG district, except for construction of one single-family dwelling
and any accessory buildings per lot.
(b) Exceptions to the regulations for the CG 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 13; am 2015,
ord 15-33, sec 4.)
Division 12. CV,Village Commercial Districts.
Section 25-5-120. Purpose and applicability.
The CV (village commercial) district provides for a broad range or variety of
commercial and light industrial uses that are necessary to serve the population in rural
areas where the supplementary support of the general business uses and activities of a
central commercial district is not readily available.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
25-107 Planning Dept.
Exhibit—1
§ 25-5-121 HAWAII COUNTY CODE
Section 25-5-121. Designation of CV districts.
Each CV (village commercial) district shall be designated by the symbol "CV"
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 25-5-122. Permitted uses.
(a) The following uses shall be permitted in the CV district:
(1) Adult day care homes.
(2) Amusement and recreation facilities, indoor.
(3) Art galleries, museums.
(4) Automobile sales and rentals.
(5) Automobile service stations.
(6) Bars.
(7) Bed and breakfast establishments, as permitted under section 25-4-7.
(8) Boarding facilities, rooming, or lodging houses, provided that the maximum
density shall be one thousand two hundred fifty square feet of land area per
rentable unit or dwelling unit.
(9) Business services.
(10) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this
Code.
(11) Churches, temples and synagogues.
(12) Commercial parking lots and garages.
(13) Community buildings, as permitted under section 25-4-11.
(14) Convenience stores.
(15) Crematoriums, funeral homes, funeral services, and mortuaries.
(16) Crop production.
(17) Day care centers.
(18) Dwellings, double-family or duplex, provided that the maximum density shall
be one thousand two hundred fifty square feet of land area per rentable unit or
dwelling unit.
(19) Dwellings, multiple-family, provided that the maximum density shall be one
thousand two hundred fifty square feet of land area per rentable unit or
dwelling unit.
(20) Dwellings, single-family.
(21) Family child care homes.
(22) Farmers markets. When the vending activity in a farmers market involves
more than just the sale of local fresh and/or raw produce, plant life, fish and
local homegrown and homemade products for more than two days a week, the
director, at the time of plan approval, shall restrict the hours of use,
maintenance and operations and may require improvements as determined
appropriate to ensure its compatibility with the existing character of the
surrounding area.
(23) Financial institutions.
25-108
ZONING § 25-5-122
(24) Group living facilities.
(25) Home occupations, as permitted under section 25-4-13.
(26) Hospitals, sanitariums, old age, convalescent, nursing and rest homes and
other similar uses.
(27) Hotels, when the design and use conform to the character of the area, as
approved by the director.
(28) Laboratories, medical and research.
(29) Lodges.
(30) Manufacturing, processing and packaging light and general, except for
concrete or asphalt products, where the products are distributed to retail
establishments located in the immediate community, as approved by the
director.
(31) Medical clinics.
(32) Meeting facilities.
(33) Model homes, as permitted under section 25-4-8.
(34) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar
neighborhood recreational areas and uses.
(35) Offices.
(36) Personal services.
(37) Photography studios.
(38) Public uses and structures, as permitted under section 25-4-11.
(39) Publishing plants for newspapers, books and magazines, printing shops,
cartographing, and duplicating processes such as blueprinting or photostating
shops, which are designed to primarily serve the local area.
(40) Repair establishments, major, when there are not more than five employees,
as approved by the director.
(41) Repair establishments, minor.
(42) Restaurants.
(43) Retail establishments.
(44) Schools.
(45) Telecommunication antennas, as permitted under section 25-4-12.
(46) Temporary real estate offices, as permitted under section 25-4-8.
(47) Theaters.
(48) Utility substations, as permitted under section 25-4-11.
(b) In addition to those uses permitted under subsection (a) above, the following uses
may be permitted in the CV district, provided that a use permit is issued for each
use:
(1) Golf courses and related golf course uses, including golf driving ranges, golf
maintenance buildings and golf club houses, provided that the property is
within the state land use urban or rural district. Golf courses and golf driving
ranges shall not be permitted within the state land use agricultural district
unless approved by the County before July 1, 2005.
(2) Major outdoor amusement and recreation facilities.
(3) Yacht harbors and boating facilities.
25-109
§ 25-5-122 HAWAII COUNTY CODE
(c) Residential uses in connection with the operation of any permitted uses shall be
permitted in the CV district.
(d) Buildings and uses similar to the permitted uses listed in subsection (a) above shall
be permitted in the CV district, as approved by the director.
(e) Buildings and uses normally considered accessory to the uses permitted in this
section shall also be permitted in the CV district.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2012, ord 12-28, sec 14; am 2014, ord
14-86, sec 12.)
Section 25-5-123. Height limit.
The height limit in the CV district shall be thirty feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-124. Minimum building site area.
The minimum building site area in the CV district shall be seven thousand five
hundred square feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-125. Minimum building site average width.
Each building site in the CV district shall have a minimum building site average
width of sixty feet.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-126. Minimum yards.
The minimum yards in the CV district shall be as follows:
(1) Front or rear yards, fifteen feet; and
(2) Side yards, none, except where the adjoining building site is in an RS, RD, RM
or RCX district. Where the side yard adjoins the side yard of a building site in
an RS, RD, RM or RCX district, there shall be a side yard which conforms to
the side yard requirements for dwelling use of the adjoining district.
(1996, ord 96-160, sec 2; ratified April 6, 1999.)
Section 25-5-127. Landscaping of yards.
(a) All front yards in the CV district shall be landscaped, except for necessary access
drives and walkways, and except for the construction of one single-family dwelling
and accessory buildings per lot.
(b) Where any required side or rear yard in the CV district adjoins a building site in an
RS, RD, RM or RCX district, the side or rear yard 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, and except for the
construction of one single-family dwelling and accessory buildings per lot.
(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 14.)
25-110
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.
(7) 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
LA N D�* =`s 194 Wiwoole St. Hilo, HI 96720
PLANNING t* (808) 333-3393
info@landplanninghawaii.com
HAWAII LLC
January 20, 2022
Mr. Jeffrey Darrow, Deputy Director
Planning Department
COUNTY OF HAWAII
101 Pauahi Street
Hilo, HI 96720
Dear Mr. Darrow:
Subject: Submission of Change of Zone Application
Applicant: Lawrence Palmer
Keaau, Puna, Hawaii, TMK: (3) 1-6-002: 082
Transmitted here for your review and processing is the submittal of an application requesting the
rezoning of a 11,254 square foot parcel of land from the Residential (RS-10) to the Village
Commercial (CV-10) district. The subject property is located at 16-540 Laukahi Place, on the
north side of Laukahi Place, approximately 150 feet east of its intersection with Old Volcano
Road in Keaau, Puna, Hawaii.
If approved, the applicant intends to operate an appliance and furniture retail store on the
property.
The transmittal includes a) the application form; b) a letter of authorization allowing our office to
file the application on the landowner's behalf, c) a list of surrounding property owners within
three hundred (300) feet of the subject parcel; d) a metes and bounds description of the property;
e) departmental questionnaire; and f) background & environmental report, which includes the
location and proposed site plan. Further a payment of$500.00 for the County filing fee will be
paid via electronic check upon submittal of the application.
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.
Sincerely,
JOHN PIPAN
Planning Administrator
Enclosures
Copy—Lawrence Palmer
Planning Dept.
Exhibit 2
CHANGE OF ZONE APPLICATION
COUNTY OF HAWAII
PLANNING DEPARTMENT
(Type or legibly print the requested information)
APPLICANT: Lawrence Palmer
APPLICANT'S SIGNATURK_ � � DATE.: l �
ADDRESS: 401 Mokauea St Honolulu HI 96819
L I ST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S)INCLUDING NAMES OF MAIN OFFICERS:
PHONE:SBus.r 808-754-1912 (Res.) (Fax}
LANDOWNER(S): Lawrence Palmmer�& Julie Ann Palmer
LANDOWNER SIGNATURE(S); �+ f DATE: a—
mal be b% I tte i
LANDOWNERS)ADDRESS:401 Mokauea 9t Honolu�u HI 96819
REQUEST: RS-10 To CV-10
i.t Fisting iis ? O'ropnsed Zoning)
TAX MAP KEYO) 1-6- 02' 682
STREET ADDRESS OF PROPERTY: 16-540 Laukahi Place, Keaau, HI
SIZE OF PROPERTY OR AFFECTED AREA(S)TO BE REZONED:11,254 sf
- ENT Land Planning Hawaii LLC
ADDRESS- 194 Wiwoole St Hilo, HI 96720
TLLEPHONE:(Bus.)808-333-3393 (Res.) (Fax)
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Agent COPIES: Applicant _
TO WHOM IT MAY CONCERN:
As landowners of parcel identified by TM K: (3) 1-5-002: 082, we hereby consent and authorize
Land Planning Hawaii LLC to file and process a Change of Zone Application on our behalf.
-8 ) a-.a-
Lawrence Palmer Date
Arlgo--A a
�ie nnPalmer D to
Surrounding Property Owners within 300 feet of TMK:(3)1-6-002:082
Parcelld OwnerName OwnerAddress2 OwnerCityStZip
160020010000 STATE OF HAWAII 75 AUPUNI ST.,RM 204 HILO HI 96720
DEPT OF LAND&NATURAL RESOURCES-HI DIVISION
160020390000 FENWICK,EDWARD L 16-790 MILO ST KEAAU HI 96749
160020390000 FENWICK,PATRICIA C
160020400000 TAKITA,ALLEN TOMIO PO BOX 1226 HILO HI 96721 1226
160020400000 TAKITA,DEVAN MAKANA
160020270000 MIYAMOTO,HOWARD I/FRANCES K TRST PO BOX 133 KEAAU HI 96749 0133
160020280000 PUNA HONGWANJI MISSION PO BOX 100 KEAAU HI 96749 0100
160020240000 ALONZO,BENJAMIN K M SR
160020240000 ALONZO,CLAREEN
160020240000 KEAAU SERVICE STATION INC PO BOX 335 KEAAU HI 96749 0000
160020250000 ROMAN CATHOLIC CHURCH PO BOX 1550 HONOLULU HI 96806 1550
C/O FHB,AGENT:TRUST REAL ESTATE SVCS
160030590000 STATE OF HAWAII 75 AUPUNI ST.,RM 204 HILO HI 96720
DEPT OF LAND&NATURAL RESOURCES-HI DIVISION
160020070000 HAWAII MEDICAL SERVICE ASSOCIATION PO BOX 3799 HONOLULU HI 96812 3799
160020190000 W H SHIPMAN LTD 16-127 LAPAAU RD KEAAU HI 96749 8166
160020190000 LONGS DRUG STORES CALIFORNIA LLC
160020190000 CVS/HEALTH#6870-02 1 CVS DR WOONSOCKET RI 02895 6146
MC 2320
160020780000 MATSUMOTO,IRIS YUKIKO TRST 1717 MOTT SMITH DR#710 HONOLULU HI 96822 2810
160020780000 MATSUMOTO,TSUNEYOSHI-DEC'D
160020790000 OLSON,THOMAS JUSTIN 16-785 MILO ST KEAAU HI 96749 8124
160020790000 OLSON,PATRICIA LIN
160020800000 KANE,GREGORY K K N 16-789 MILO ST KEAAU HI 96749
KANE,BEVERLY L
160020800000 KANE,BEVERLYL
160020810000 OGAWA,BRIAN Y 1865 KINOOLE ST#A-1 HILO HI 96720 0000
160020810000 OGAWA,CANDIE L K
160020820000 PALMER,LAWERNCE 401 MOKAUEA ST HONOLULU HI 96819 3228
160020820000 PALMER,JULIE ANN
160020830000 HAWAIIAN TELCOM INC 1177 BISHOP ST STE 52 HONOLULU HI 96813 2808
160020970000 MIYAMOTO,HENRY KAZUKI 16-794 MILO ST KEAAU HI 96749
160020970000 MIYAMOTO,KAREN AIKO
1
Surrounding Property Owners within 300 feet of TMK:(3)1-6-002:082
160020410000 MOTOMURAJAKESHI 16-784 MILO ST KEAAU HI 96749 8107
160020060000 W H SHIPMAN LTD 16-127 LAPAAU RD KEAAU HI 96749 8166
160020040000 W H SHIPMAN LTD 16-127 LAPAAU RD KEAAU HI 96749 8166
2
Lot 11:82-13
That certain parcel of land being Lot 1182-B, as shown on Land Court Application 1053, Map 126, situated
at Keaau, District of Puna, Island and County of Hawaii, Hawaii more particularly described as follows:
Beginning a''/z" pipe,found, at the south corner of this parcel of land and the southwesterly corner of Lot
1183,(Map 34)at the north boundary of Laukahi Place, (Lot 1146, Map 34),(40' wide),the coordinates of
said Point of Beginning referred to Government Survey Triangulation Station "Olaa" being 8,686.66 feet
north and 6,157.89 feet east and running by azimuths measured clockwise from true South:
1, 103`31'00" 52.86 ft. along said north boundary of Laukahi Place,(Lot
1146, Map 34)to a '/z" pipe,set,thence;
2. 109001'34" 109.87 ft. along same,to the south corner of Lot 1147,(Map
34),to a '/2"pipe,found,thence;
3. 184027'00" 42.75 ft. along the east boundary of said Lot 1147,to the
west corner of Lot 11$2-A,(Map 34), to a mag
nail,set,thence;
4. 248°40'00" 108.51 ft. along the south boundary of said Lot 1 i 82-A,to
the west boundary of Lot 1 183,(Map 34)to a
calculated position in an 18"tree,thence;
5. 338°40'00" 139.85 ft. along said west boundary of Lot 1183, to the
Paint of Beginning, Enclosing an area of 11,254
sq. ft.,more or less.
Affects TMK's(3)1-6-002:082 Qp �E
Q This description was prepared by
Esslp ine or under my direction.
dlh&Associates * �r°OR * "
IWiO.iURVEr' trW WING•DDW5ULTWJQ
10 f tt Daniel L. Berg,
PLS 11245
1' W.
J21-497—Lot 1182-B.doe pg. 1 17 December 2021
Zoho Sign Document ID:ML7Q43H6Q71DVBP--BNRXKPEYOZALOLQI7UZEXPENMY
ATTACHMENT
C om m ercial RM ,Re soi�& Indust ial
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLI:ATDN FOR CHANGE OF ZONE
1, ifyourmquestis approved,do you intend to subdtrde
the subj�-ctland n accoidance with the approved change No
ofzone?
Ifyes, base answerthe nestofquestbn Iand then ID
questnn 3.
a. H ow m any acxes ofte xequestd ama do you iitnd t
subd The?
b. Teta whatbtsizes?
C - ifyourmquestis approved,appmxin ateay how long
aferthe date ofappmvaldo you expectto subm it
yoursubdi/isibn plans to the P lannng D epartn ent
forpmib mazy appmvaJ?
Ifyou intend t subdiz Je,phase subm ata pxeln hazy
schem at h subdivisbn plan togetherw ih yourchange of
zone appkat hn foam .
2, Ifyou nave no fum plans ofsubdjv�g the subectama,
do you mend b:
a. S eLorbase the lnd tD som eone who has f1m
pins? No
b. Se]lorbase the land to som eone who has tentative
pins? No
C . SeLorbase the lnd-b som eone who has no pans? No
d. Keep t2 Yes
e. other thase state)
Zoho Sign Document ID:ML7Q43H6Q71DVBP--BNRXKPEYOZALOLQI7UZEXPENMY
If you ittend to do eihera,b,orc,please ehboiate
on the kind ofp}ans the otherparty has.P base,abo,
inc- de in youransw erappmxin ate}y how soon air
appmvalofyourmzoning do you expectto tzansierthe
subj cthnd to anotherpaity.
3. W hatspec&bul'dhg plans do you have brthe subjactland?
hc:.bde iz your answer the folbw ing:type ofbuZing
(apa.tm ent offoe,lundemtte,etc.);fnancing ar2mgem ent;
tin eiabb brconstaict hn;and any other-M) m athn w hi=h you
Jeelm ighthelp us in evabat ug yourmquest
The applicant intends to convert an existing
single-family dwelling on the subject property into a
retail outlet and has a conceptual site and floor plan
of the layout, but no building plans. The applicant
intends to begin permitting and construction
immediately after securing rezoning approval and
anticipates the permitting and construction phase to
last appoximately 2 years and cost approximately
$100,000.
4. Have you perbzm ed any study w hLh w oui=i dem onstia.te a need br Yes
yourpmposed buiJing and/ordevebpm ent?
ifso,ploase ehboiate on yourfndngs in the space pmviled
below.
The Applicant has informally noted the need for the
proposed use in conjunction with the previous operation of
his business in other locations in Hilo and Kona.
-2-
Zoho Sign Document ID:ML7Q43H6Q71DVBP--BNRXKPEYOZALOLQI7UZEXPENMY
5. H ave you pextmt ed any study whim discusses the
envimnm entalin pacts yourmquestw oub nave on the
suxmundbg area andlorthe County? No
If so,pbase ebborate on yourfndings in the space
pmviJed bebw..
6. Axe there any bu:U:hgs on the subjctama? Yes
If so, whatk-td?
A single-family dwelling
W hatdo you intend to do w1h hose builditgs ifyour
mquest.b approved?
Convert it to a retail outlet
7s the subtctbnd cuimntlybebg used brany
agxivuhjialactaiy'? No
ifso,pbase Istthe khds ofpmducts gmwn on and
how m any square feetoracros of land perpmduct?
-3-
Zoho Sign Document ID:ML7Q43H6Q71DVBP--BNRXKPEYOZALOLQI7UZEXPENMY
8. To your)mow bdge,has them been any tbod-hg andkr
diainage pmbbm on the subtctaiea? NO
If so,phase descrbe the pmbbm .
g, D o you think thatthe mads badbg t the subj�ctama
needs in pmvem ent? NO
Ifso,whatkild?
Is the mad adequate forthe proposed tzafc vobm e
orbad? Yes
10. W hatsor_tofgovemm entalassbiance andbrin pmvem encs
do you feelw: be needed it the subj-_ctama when
devebped?
Yes NQ
a. S choob X
b, R oads x
C. Sewer X
�. D coinage X
e. P olbe P mtection X
f. Fite P mtectiDn X
x
g RecmatbnalFaci]bes
x
h. R ecmatbnalFac>liies
i 0 then
-4-
Zoho Sign Document ID:ML7Q43H6Q71DVBP--BNRXKPEYOZALOLQI7UZEXPENMY
Forthose checked"yes,"phase elaborate whattype orkihds of
in pmvem ents and/or assistance axe needed.
11.H ave you pextbmt ed any httorc saes study and/orsurvey ofthe
subj�ctama? If so,whatwem the xesuh? P-ase,abo,
subm eta copy oflhe study-bgetherw±h this change of zone
supphm ent
No
S tnatum:
Add'ess: 194 Wiwoole St, Hilo, HI 96720
Te.bphone: 808-333-3393
D ate: Jan 11 2022
6338A150A
P.D.5184
COUNTY ENVIRONMENTAL REPORT
COUNTY REZONING REQUEST (RS-10 to CV-10)
LAWRENCE PALMER
KEA`AU, PUNA, HAWAII
TMK: (3) 1-6-002: 082
Contents
I. INTRODUCTION................................................................................................................... 4
II. PROJECT LOCATION....................................................................................................... 4
III. PROJECT DESCRIPTION.................................................................................................. 4
A. Project Concept and Components.................................................................................... 4
B. Project Timetable and Cost.............................................................................................. 9
IV. INSTITUTIONAL CONSIDERATIONS ........................................................................... 9
A. State Land Use ................................................................................................................. 9
B. County General Plan........................................................................................................ 9
C. Puna Community Development Plan............................................................................... 9
D. County Zoning................................................................................................................ 14
E. Relationship to SMA Objectives and Policies ............................................................... 14
F. Other Permitting Requirements ......................................................................................... 17
V. ENVIRONMENTAL CONSIDERATIONS ..................................................................... 17
A. General Description........................................................................................................ 17
B. Soils and Topography..................................................................................................... 17
C. Natural Hazards.............................................................................................................. 19
D. Flora/Fauna..................................................................................................................... 19
E. Historic/Cultural/Archaeological Resources.................................................................. 21
F. Valued Cultural Resources ................................................................................................ 21
G. Water and Coastal Resources......................................................................................... 21
H. Noise, Air Quality and Dust........................................................................................... 21
I. Scenic and Visual Considerations...................................................................................... 22
VI. Social and Related Considerations..................................................................................... 22
A. Surrounding Land Uses.................................................................................................. 22
B. Economic Impacts.......................................................................................................... 23
C. Agricultural Impacts....................................................................................................... 23
VII. Infrastructural Considerations............................................................................................ 23
A. Road ............................................................................................................................... 23
B. Water.............................................................................................................................. 23
C. Wastewater..................................................................................................................... 24
D. Solid Waste .................................................................................................................... 24
E. Other Government Services........................................................................................... 24
F. Other Utilities..................................................................................................................... 24
2
VIII. Impact Significance Analysis......................................................................................... 24
A. Relationship Between Local Short-Term Uses of Environment and Maintenance and
Enhancement of Long-Term Productivity................................................................................ 24
B. Irreversible and Irretrievable Commitment of Resources.............................................. 24
C. Mitigative Measures....................................................................................................... 25
D. Alternatives to the Proposed Project.............................................................................. 26
IX. Regulatory Analysis........................................................................................................... 26
A. General Plan LUPAG Map ............................................................................................ 26
B. General Plan Policies ..................................................................................................... 26
C. Puna Community Development Plan............................................................................. 30
D. Zoning and Subdivision ................................................................................................. 30
E. Conformance to Urban District Standards..................................................................... 30
X. Conclusion......................................................................................................................... 30
Figures
1. Rezoning Exhibit Map..............................................................................5
2. TMK Map.............................................................................................6
3. Floor Plan...........................................................................................7
4. Site Plan.............................................................................................8
5. State Land Use Map...............................................................................10
6. LUPAG Map.......................................................................................1 1
7. Keaau Town Center Map.........................................................................1 2
8. Zoning Map.........................................................................................1 5
9. Neighborhood Aerial Map........................................................................18
10. Flood Map...........................................................................................20
3
I. INTRODUCTION
Lawrence Palmer, ('`applicant") is requesting to rezone a 11,254 square foot parcel of
land identified as TMK: (3) 1-6-002:082 from Single-Family Residential RS-10 to
Commercial Village CV-10 (Figure 1). The subject property is located a short distance
from the Keaau-Pahoa Road,proximate to several commercial complexes in Keaau. If
approved, the applicant intends to build an appliance and furniture retail store.
II. PROJECT LOCATION
The subject site consists of 11,254 square feet of land and is identified by TMK: (3) 1-6-
002:082. It is located at 16-540 Laukahi Place, on the north side of Laukahi Place,
approximately 150 feet east of its intersection with Old Volcano Road in Keaau (Figure
2). The property is approximately 200 feet west of the northern entrance to Keaau Middle
School, sits directly east of the Keaau 7-Eleven and is across the street from the Hawaii
Medical Service Association Administrative building.
III. PROJECT DESCRIPTION
A. Proiect Concept and Components
The subject site consists of 11,254 square feet and contains a 1,152 square foot single-
family dwelling. The dwelling was constructed in 1990 under Building Permit No.
900991 and consists of four bedrooms and one and a half bathrooms.
The applicant is the owner of Ross Appliance and Furniture, a retail outlet based out of
Oahu which has been in business since 1975 and already has an established client base in
Hawaii County. As the population of Puna continues to rise and new homes continue to
be built, the residents of Puna have a greater need for home appliances and furniture and
so the applicant wishes to open a new retail outlet in Puna. Thus, he is requesting a
change of zone for the subject property from RS-10 to CV-10 in order to convert the
existing dwelling on the property into a commercial furniture and appliance retail outlet.
The proposed retail outlet will include two show rooms, two bathrooms and a
workshop/storage space (Figure 3). The store will be accessed from Laukahi Place, off of
Old Volcano Road. There will be four(4)parking stalls, one of which will be ADA
compliant (Figure 4). With the exception of some minor alterations to the existing
driveway to accommodate the additional parking, all construction work will be contained
within the original footprint of the existing building. Renovations within the building will
be designed to bring the building to code for commercial occupancy and to realign the
floor plan to accommodate the showrooms. No additional structures are proposed.
The subject parcel is currently served by the Department of Water Supply and the water
demand from the proposed use is expected to be substantially similar to residential use.
4
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The applicant intends to employ a staff of 2-3 people to support the business and once
completed, the applicant expects 5-10 patrons to the site per day. The hours of operation
would be from 9:00 AM to 5:00 PM on Tuesday thru Saturday.
Should the change of zone be granted, the Applicant will immediately begin working
towards compliance with all conditions and permitting of the dwelling as a commercial
outlet.
B. Project Timetable and Cost
The applicant hopes to secure the change of zone as soon as possible and begin
permitting and construction immediately thereafter. Construction is estimated to be
completed within 2 years of approval. The estimated cost of the improvements is
$100,000.
IV. INSTITUTIONAL CONSIDERATIONS
A. State Land Use
The State Land Use designation of the entire site is Urban (Figure 5). As such no State
Land Use boundary amendment action is required; the County of Hawaii can process the
change of zone request.
B. County General Plan
The County General Plan Land Use Pattern Allocation Guide (LUPAG) designates the
property as split between Low Density Urban and Medium Density Urban (Figure 6).
The Low Density Urban designation allows for residential use, with ancillary community
and public uses, and neighborhood and convenience-type commercial uses while the
Medium Density Urban designation allows for village and neighborhood commercial use
and single family and multiple family residential and related functions.
The proposed appliance and furniture retail outlet would be consistent with both the
Medium Density Urban and Low Density Urban designations as it will provide
neighborhood, convenience type uses as well as larger village and neighborhood
commercial use. As such, no General Plan amendment would be required to effectuate
this project.
C. Puna Community Development Plan
The Puna Community Development Plan(PCDP) attempts to further define the General
Plan and serves as aug ide for decision-makers. The subject property is located within the
Keaau Regional Town Center as identified in the PCDP (Figure 7). This area is intended
to include commercial developments that serve regional uses and to house a full range of
retail and personal services. This rezoning request is in general alignment with the
following goals, objectives and actions of the PCDP:
9
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Figure 5-1 . l ea"att Regional Town Center
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FIGURE 7
Managing Growth
Section 3.1.1 Goals (b) — The quality of life improves and economic opportunity
expands for Puna's residents.
Approval of the requested CV-10 zoning would provide expanded economic
opportunity by allowing the applicant to establish an appliance and furniture store on
the subject property. This establishment would generate local jobs while also
providing short-term employment stemming from the construction work required for
the commercial improvements. Additionally, the request would improve quality of
life for local residents by providing a unique retail outlet to assist in meeting the
needs of the rapidly growing Keaau and Puna community.
Section 3.TI Goals (c) —Services and community facilities are more accessible in
village/town centers that are distributed throughout the region, including the
underserved subdivisions that have been experiencing higher levels of development
grotivth.
The subject request is located within the Keaau Regional Town Center and is thus in
an ideal location with regard to accessibility to the region. It is conveniently located
between Hawaii Belt Road and the Keaau Pahoa Bypass Road, providing easy access
from many of Puna's underserved and rapidly growing subdivisions.
Section 3.TI Goals (e) —Inappropriate and disproportionate County zoning call be
adjusted in order to maintain and increase the quality of life and to preserve valued
natural and cultural resources in the district.
There is currently a very limited supply of available commercially zoned parcels of a
similar size in the area. The request to rezone the subject parcel would increase
quality of life by providing opportunity to a small business owner, encouraging job
creation and providing the addition of a unique retail outlet in the area.
Section 3.TI Objectives (c) —Enhance the role of existing and new village/town
centers by allowing expanded commercial uses,facilitating the development of
farmers markets and community gathering places, opportunities for special needs
housing, and infrastructure to support more compact development from and multi-
modal travel.
The proposed project would enhance the Keaau Regional Town Center through its
expanded commercial use in an area that is already largely surrounded by other
commercial uses.
Section 3.1.3 Actions (b) —Establish the following general classifications and
locations for village and town centers in Puna: 1) Keaau, Pahoa, and Hawaiian
Paradise Park shall serve as Regional Town Centers to provide a wide range of
services in the Puna district...
13
The proposed action would allow for the creation of a unique retail outlet in the
Keaau Regional Town Center, thus widening the range of services provided.
Section 3.1.3 Actions (c) —Facilitate land use entitlements and other tools for the
development of existing and future village/town centers and special design districts
by: 1) Recommending approval of applications for commercial zoning or use permits
for existing commercial uses in designated village/town centers that do not presently
have appropriate entitlements, and for proposed uses at appropriate nearby
locations,provided that the size and use of the expansion area conforms to the
criteria applicable to the type of village/town center at that location...
Approval of the proposed application would allow the appropriate entitlements for the
property to be used commercially. This request conforms to the criteria of the Keaau
Regional Town Center and is appropriate given that the property is directly adjacent
to other commercially zoned properties and uses.
D. County Zoninp-
The current County zoning of the subject property is RS-10. As noted above, the LUPAG
map show a mixed designation of the property as Low Density Urban and Medium Density
Urban which is consistent with the requested CV-10 zoning. Properties directly west,
northwest, southwest and south of the subject property are zoned CV-10, while properties
directly north, northeast and southeast of the subject property are zoned RS-10, with the
exception of a 10.6-acre parcel to the east of the property which is zoned RS-15 and is the
site of the Keaau Middle School (Figure 8).
The applicant is requesting to change the current zoning of the property from RS-10 to CV-
10. If approved, the applicant will begin the process of developing the property in a manner
meeting the Zoning Code. All uses and standards consistent with the requested CV-10 zoning
would be adhered to.
E. Relationship to SMA Objectives and Policies
The subject site is approximately four(4) miles from the coastline and is outside the County
Special Management Area(SMA). Thus, no SMA Use Permit is required. However, as the
entire island falls within the Coastal Zone Management (CZM) area, a discussion of the
request in relationship to the CZM Program follows.
The site is not adjacent to the ocean; it sits approximately four(4) miles from the shoreline at
an elevation of approximately 325 feet. As such, the proposed action should not have any
adverse impacts on the area's coastal recreational and marine resources, nor have any
impacts on beach protection.
The likelihood of this request having any impacts on the area's historic resources is not high
as there are no known archaeological sites on the property. The parcel has been developed
14
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and used for residential purposes for many years. However, in the event any archaeological
undocumented features arc found during any earth disturbance activity, work will stop within
the affected area and appropriate clearances from the State DLNR-SHPD and County
Planning Department will be secured before work resumes. If needed, an archaeological
monitoring program can be instituted during any land clearing activity.
The proposed rezone would not cause significant impacts to the area's scenic and open
space resources as the development plans to use the existing dwelling on the parcel for its
commercial activity. Any improvements to the dwelling necessary for the proposed
commercial use will remain within the existing footprint. Associated improvements to the
property would include driveway,parking and landscaping improvements which should pose
no impact to scenic or open space resources. Further, no additional structures are planned and
thus the project should not visually affect any scenic views of the adjacent properties.
Relative to the Coastal Ecosystems, impacts should be negligible, if at all. As mentioned
above, the site is located approximately four(4)miles from the ocean. Notwithstanding the
distance, because the proposed rezone does not include disturbance to the land for the
purpose of constructing any new structures, impacts should be negligible.
Because of its distance from the shoreline, the site should not be subject to coastal hazards.
Relative to the managing development objective, this function is more applicable to the
"authority" or approving agencies. However, it is noted that the request would operate and be
constructed within the scope of the Zoning Code. The subject site would be zoned CV-10 and
the requested use and design/parameters (parking, height, setback, etc.) would be consistent
with said zoning. In that regard, the project would be consistent with this policy.
Further, the proposed action could aid the general economy and the overall economic use of
this site and the surrounding area by stimulating further potential for small business
development.
Finally, in terms of the public participation objective, this is generally a public agency
function. This is achieved through the Marine and Coastal Zone Management Advisory
Group (MACZMAG) and the public hearing process required pursuant to the Planning
Commission's Rules and County Council's meetings on this application. Notices of this
application will become public through the posting of a sign on the property, as well as
sending two (2)notices to surrounding property owners—one at the time the application is
filed and one prior to the public hearing.
Based on the foregoing, it is concluded that the requested improvements would be consistent
with the objectives,policies and guidelines of the Coastal Zone Management Policies, as
outlined in Chapter 205-A-23, HRS and Planning Commission Rule No. 9 relating to Special
Management Area.
16
F. Other Permitting Requirements
Additional permits may be required. Other permits would be of the "ministerial" variety,
such as building permits, etc. As needed, these permits will be obtained in accordance with
county codes.
V. ENVIRONMENTAL CONSIDERATIONS
A. General Description
The parcel is generally triangular in shape and is accessed via Laukahi Place, which is a
County owned and maintained roadway. Laukahi Place serves as the sole access road for
the subject parcel and the Roman Catholic Church. It also serves as secondary access to
the adjacent 76 Gas Station/7-Eleven, Keaau Middle School and the HMSA
Administrative offices. The subject site is the only property with access off of Laukahi
Place for residential purposes (Figure 9).
The site is situated at approximately 325-feet elevation and has a reasonably flat terrain.
There does not appear to be any topographic constraints for future development,
improvements, and utilization.
The property is located within the Keaau Regional Town Center (Figure 7). The
surrounding properties range in size from approximately 10,000 square feet to 10 + acres.
Nearby properties are a mixture of commercial establishments (i.e. gas stations,
convenience stores, offices, churches, grocery stores,pharmacies, banks), public services
(i.e Keaau Middle School, Keaau Public Library, Keaau Urgent Care, Hawaiian Telcom)
and single-family dwellings. The parcel immediately east of the subject site contains a
single-family dwelling; however, that dwelling fronts Milo Street and the portion of that
parcel which is adjacent to the subject property is densely vegetated, providing a buffer
on the Keaau Middle School side of the property.
The annual median rainfall for this area is approximately 140 inches. The average daily
temperature ranges from a minimum of 64 degrees to a maximum of 80 degrees
Fahrenheit. Wind patterns are generally dominated by easterly trade winds with some
periods of southerly winds associated with storms.
B. Soils and Topography
The subject property has a State Land Use classification of Urban and the soil has not
been rated by the Natural Resource Conservation Service's Land Study Bureau.
The soil on the subject site is classified as Panaewa very cohhly hydrous loam with 2 to
10 percent slopes. It consists of ash fields on pahoehoe lava flows and is considered
moderately well drained with a high runoff class. The soil on site is not considered prime
farmland.
17
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According to the Agricultural Lands of Importance to the State of Hawaii (ALISH)
classification system, the site is unclassified.
As noted earlier, the topography of the site is fairly flat and will not restrict the proposed
use of the subject property.
C. Natural Hazards
1. Drainage
The Federal Emergency Management Agency (FEMA) Flood Insurance Rate map
(FIRM) identifies the project area as Zone "X" (areas outside of the 500-year flood)
(Figure 10). There are no identified existing drainage ways on the site. The applicant has
not observed any significant runoff or erosion in the recent past on the subject site.
2. Volcanic, Earthquake and Tsunami Hazards
According to the United States Geological Survey maps, the project site is located
within Lava Flow Hazard Zone 3, on a scale of ascending risks with 9 being the lowest
and 1 being the highest. The Building Code designates the entire Island of Hawaii
Earthquake Zone "D" and contains certain structural requirements to address the relative
seismic hazard. All structures would have to comply with this standard.
3. Tsunami Hazard
As the site is located approximately four(4) miles from the coast and sits at 325 feet
elevation, it is located outside of the Civil Defense's Tsunami Evacuation Zone.
D. Flora/Fauna
Although there was no professional survey of the floral and faunal resources of the site,
the applicant does not believe that rare or endangered floral or faunal resources are likely
to be found on the site. Further, the suburban nature of the surrounding areas would make
it less likely to find endangered animal life in this area. It would be possible to find the
Island-wide ranging Hawaiian Hawk(`Io), Hawaiian Owl (Pueo), Hawaiian Goose
(Nene), and the Hawaiian Hoary Bat on site, however this is not their main habitat and it
is unlikely that the proposed request would impact endangered animal life.
The vegetation at the parcel is mainly well-maintained grass. There appears to be no
other landscaped or natural vegetation on site.
In addition, introduced bird species such as dove, Japanese White-eye, house finch and
myna are common in the area. Domestic animals such as cats, dogs, goats, chickens and
other animals such as rats and feral pigs are also common and are not considered
endangered.
19
Pro
BASEMAP: FIRM BASEMAP .
Flood Hazard Assessment Report
www.hawaiinfip.org SPECIAL FLOOD HAZARD AREAS (SFHAs) SUBJECT TO INUNDATION BY
THE 1%ANNUAL CHANCE FLOOD -The 1%annual chance flood (100-
year),also know as the base flood,is the flood that has a 1%chance of
_ being equaled or exceeded in any given year.SFHAs include Zone A,AE,
AH, AO, V, and VE.The Base Flood Elevation (BFE) is the water surface
elevation of the 1% annual chance flood. Mandatory flood insurance
Property Information Notes: purchase applies in these zones:
COUNTY: HAWAII Zone A:No BFE determined.
TMK NO: (3)1-6-002:082 Zone AE:BFE determined.
WATERSHED: KAAHAKINI
PARCEL ADDRESS: ADDRESS NOT DETERMINED Zone AH:Flood depths of 1 to 3 feet(usually areas of ponding);
KEAAU,HI 96749 BFE determined.
Zone AO: Flood depths of 1 to 3 feet (usually sheet flow on
Flood Hazard Information sloping terrain);average depths determined.
FIRM INDEX DATE: SEPTEMBER 29,2017 Zone V:Coastal flood zone with velocity hazard(wave action);
LETTER OF MAP CHANGE(S): NONE no BFE determined.
FEMA FIRM PANEL: lSS166117SF Zone VE:Coastal flood zone with velocity hazard(wave action);
BFE determined.
PANEL EFFECTIVE DATE: SEPTEMBER 29,2017
Zone AEF: Floodway areas in Zone AE. The floodway is the
channel of stream plus any adjacent floodplain areas that must
be kept free of encroachment so that the 1% annual chance
flood can be carried without increasing the BFE.
NON-SPECIAL FLOOD HAZARD AREA-An area in a low-to-moderate risk
THIS PROPERTY IS WITHIN A TSUNAMI EVACUTION ZONE: NO flood zone.No mandatory flood insurance purchase requirements apply,
FOR MORE INFO,VISIT:http://www.scd-hawaii.gov/ but coverage is available in participating communities.
THIS PROPERTY IS WITHIN A DAM EVACUATION ZONE: NO Zone XS(X shaded):Areas of 0.2%annual chance flood;areas of
FOR MORE INFO,VISIT:http://dlnreng.hawaii.gov/dam/ 1%annual chance flood with average depths of less than 1 foot
or with drainage areas less than 1 square mile; and areas
protected by levees from 1%annual chance flood.
Zone X:Areas determined to be outside the 0.2%annual chance
0 20 40 ft floodplain.
Disclaimer:The Hawaii Department of Land and Natural Resources(DLNR)assumes no responsibility arising from
the use, accuracy, completeness,and timeliness of any information contained in this report. Viewers/Users are OTHER FLOOD AREAS
responsible for verifying the accuracy of the information and agree to indemnify the DLNR,its officers,and employ-
ees from any liability which may arise from its use of its data or information. Zone D: Unstudied areas where flood hazards are undeter-
mined, but flooding is passible. No mandatory flood insurance
If this map has been identified as'PRELIMINARY,please note that it is being provided for informational purposes purchase apply,but coverage is available in participating commu-
and is not to be used for flood insurance rating.Contact your county floodplain manager for flood zone determina- nities.
tions to be used for compliance with local floodplain management regulations.
FIGURE 10
As such, it is unlikely that this request would cause any adverse floral or faunal impacts.
E. Historic/Cultural/Archaeological Resources
Although there was no archaeological survey of the site, it is unlikely that archaeological
resources will be encountered as the parcel has been developed and used for residential
purposes for many years. The applicant is not seeking any development outside of the
envelope of the existing building aside from parking and landscaping improvements.
However, in the event undiscovered archeological remains are found, any work in the
immediate area would cease and would only resume after proper clearances from the
State and/or County have been received.
F. Valued Cultural Resources
In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O
Ka Aina" decisions, the issue relative to native Hawaiian gathering and fishing rights
must be addressed. Specifically, there must be a discussion on the cultural, historical and
natural resources, as well as the associated tradition and customary practices of this site.
In this situation, the subject site is not adjacent and/or proximate to the shoreline. As
such, gathering of marine life and coastal access is not an issue.
It is not known whether the subject or immediate surrounding area was used in the recent
past for the gathering of plants by Native Hawaiians. The applicant has not observed any
Native Hawaiians gathering plants on the site or the adjoining properties. Thus, it would
appear unlikely that the site would serve such purpose today.
In the event that legitimate gathering claims are made by Native Hawaiians, the applicant
intends to respect and honor such claims and provide the legal and needed access within
the site.
Based on the above, it does not appear that the project would have any potential adverse
impact relative to the cultural and historical resources of the area.
G. Water and Coastal Resources
The subject site is located approximately 4 miles from the coastline and sits at
approximately 325 feet elevation. As such, coastal impacts resulting from discharge of
wastewater systems from the site should not be significant. Further, being a non-coastal
property, no coastal access will be affected.
H. Noise,Air Quality and Dust
The proposed rezone and commercial operation should generate little-to-no direct long-
term noise or air quality impacts. The applicant's intention is to convert the existing
dwelling to an appliance and furniture retail outlet. The business operations would be
fairly quiet in nature and the store would operate during daytime hours only, from 9:00
21
AM to 5:00 PM on Tuesday thru Saturday. Although the zoning of the property will
change from Residential to Village Commercial, long-term effects to noise, air quality
and dust should remain relatively the same as they are at current levels given that many
of the adjacent properties are also zoned Village Commercial and the subject site is
currently the only property with access off of Laukahi Place for residential purposes.
The only discernible long-term air quality impact could be associated with the vehicular
traffic to and from the site. While there will be an impact to the ambient air quality, the
impact should not be significant. Especially considering higher EPA standards for
automobile air emissions, the air quality impact should be negligible and relatively the
same, or less, than the air-quality impact of surrounding land uses on Laukahi Place.
There may, however, be short-term noise and dust impacts associated with the
construction of improvements required to change the use of the existing dwelling to
commercial occupancy. In that event, contractors will be required to comply with
appropriate noise and related mitigation measures of the State Department of Health.
I. Scenic and Visual Considerations
In the Natural Beauty element of the General Plan, there are sites or areas listed as being
a scenic resource. The Royal Palms fronting Keaau Intermediate School are among the
sites listed. The proposed project does not impact any views of the Royal Palms and
should thus have no effect on this scenic resource.
VI. Social and Related Considerations
A. Surrounding Land Uses
The subject property is located on Laukahi Place, within the Keaau Regional Town
Center as identified in the PCDP (Figure 7). This area is intended to serve residents of
the Keaau community while also providing region-serving facilities. It is a concentrated
area of mixed use, higher density residential, retail, commercial employment, and/or
regional one-of-a-kind facilities. Nearby properties are a mixture of commercial
establishments (i.e. gas stations, convenience stores, grocery stores, pharmacies,
churches, banks), public services (Le Keaau Middle School, Keaau Public/School
Library, Keaau Urgent Care) and single-family dwellings.
The subject property is the only residentially operated parcel with access off of Laukahi
Place. Other properties which use Laukahi Place for access include the adjacent 76 Gas
Station/7-Eleven, the HMSA Administrative offices, the Roman Catholic Church and
Keaau Middle School. Aside from one single-family dwelling directly to the northeast
which takes access from Milo Street, the subject site is surrounded by commercial uses
(Figure 9).
22
The surrounding properties range from approximately 10,000 square feet to 10+ acres in
size. Properties to the northwest, west, southwest and south are zoned CV-10 and
properties to the northeast, east and southeast are zoned RS-10 (Figure 8).
B. Economic Impacts
The requested rezoning would have some measure of economic impact, as it would make
the operation of the proposed small-business retail outlet possible. This would provide
more employment opportunities and additional retail options for area residents. The
project will also support local construction jobs and purchases from local suppliers.
C. Auicultural Impacts
The subject site has a State Land Use designation of Urban, a mixed LUPAG designation
of Low and Medium Density Urban and has not had any recent agricultural activity. The
lot size and soil quality make it unsuited to commercial agriculture. Therefore, the
requested village commercial zoning is consistent with the overall land use designation
and other zonings in the adjacent area.
VII. Infrastructural Considerations
A. Road
Access to the property is from Laukahi Place, approximately 150 feet west of its
intersection with Old Volcano Road in Keaau center. This is a County owned and
maintained road in good condition and with a 30-foot pavement width.
Although no formal traffic study was done, the proposed use will result in far fewer than
50 trips per day. The applicant anticipates approximately 5-10 patrons will visit the store
per day. Thus traffic generated by this use is within the capability of the existing road.
According to the Institute of Transportation Engineers (ITE) Common Trip Generation
Manual, 10th Edition, furniture store (ITE Land Use Code 890) use generates 0.52 PM
peak hour trips/1,000 square feet of gross floor area. For this proposed use, that equates
to 0.6 peak hour trips for the proposed 1,152 square feet of gross floor area of the retail
store. The applicant anticipates that an average of 10 patrons will visit the site on a
normal day. This represents a negligible increase to current traffic levels in the area.
Further, the retail outlet will provide Puna residents a more convenient option for
furniture services nearby, without the need to travel to Hilo. In a small way these trips
removed from Hilo may help to ease the congested, over-capacity conditions of the
Keaau to Hilo stretch of Highway 19.
B. Water
The subject parcel is currently served by the Department of Water Supply and the water
demand from the proposed use is expected to be substantially similar to residential use.
23
C. Wastewater
There is no County wastewater system serving the property. The existing dwelling is
currently serviced by an existing cesspool which the Applicant intends to convert to a
new Individual Wastewater System meeting the approval of the Department of Health if
required.
D. Solid Waste
Solid waste will be handled through commercial haulers or the applicant into authorized
landfill sites. With the requested use as an appliance and furniture retail outlet the
potential for uses with toxic or related chemical waste would be minimal.
E. Other Government Services
As this property is a part of the Keaau Regional Town Center, no extension of
government services would be required. There is a Fire Station, Police Station, and
medical clinic all located within a quarter mile of the subject site. As such, the project
should not result in the extension of any government services.
F. Other Utilities
All other utilities such as telephone and electrical services are available to the site.
Additionally, a gas station is directly adjacent to the site.
VIII. Impact Significance Analysis
A. Relationship Between Local Short-Term Uses of Environment and Maintenance
and Enhancement of Lonu-Term Productivity
If the request were denied, the property would remain residential and the use of the
property would be restricted to those uses permitted within residential zoning. The
landowner would not be permitted to operate his business on the property. While the
residential use of this property would serve a purpose, given the location of the property
within the Keaau Regional Town Center, its proximity to other CV-10 zoning, it's partial
Medium Density Urban LUPAG designation and the uses of the other properties on
Laukahi Place, residential use is not the highest and best use of the property nor does it
provide the greatest enhancement of long-term productivity.
B. Irreversible and Irretrievable Commitment of Resources
As the site has been previously developed, it is not likely that the change of use would
result in an irreversible commitment of natural, cultural or archaeological resources.
24
The site has a State Land Use designation of Urban and thus the soil on the parcel is
unclassified by the Land Study Bureau.
There will be some unavoidable impacts involved with the construction of necessary
improvements to the property. However, no additional structures are being proposed and
all improvements to the current structure will be contained within its existing footprint.
Other improvements will be minimal and relate only to parking and landscaping. Thus,
visual impacts, from surrounding properties will not change with the proposed action.
There will be no visual impacts regarding the coastline.
With respect to cultural and archaeological resources, an archaeological study has not
been done for the subject site. However, no historic sites have been identified on the
subject property and the property has been developed for residential use for many years
and so any archaeological finds would be unlikely. Further no land clearing and only
minimal ground disturbance is proposed by the project. Even so, an archaeological
monitoring plan can be prepared and implemented in conjunction with further land
clearing activity if needed. Additionally, in the event undiscovered archeological remains
are found any work would cease and would only resume after proper clearances from the
State and/or County have been received.
Further, if legitimate claims for gathering are made, they can be accommodated; usually,
this would be for coastal access and the project is not adjacent to the coastline.
Additionally, there are no structures being proposed within the conservation zone district.
In terms of coastal water impacts, there should be little, if any, adverse impacts as the
property is located approximately four (4) miles from the coastline. Wastewater will be
handled by a new Individual Wastewater System built to Department of Health standards
if required. All runoff generated by site impervious surfaces will be disposed of on site
with existing drywells.
C. Miti6ative Measures
The applicant intends to make improvements if required, generally consistent with the
development process. Contractors will be obligated to comply with appropriate State
noise and air quality standards during any construction activity.
Should unanticipated archaeological finds be discovered in conjunction with any further
development of the site, work will stop immediately and clearance will be secured before
work is resumed.
Finally, there will be no person or businesses to be dislocated by this project.
25
D. Alternatives to the Proposed Proiect
1. No Proiect
Under this status quo alternative, the site would remain in its present residential
condition with RS-10 zoning. The applicant would not be able to operate a retail
outlet on the property and thus economic development and employment opportunities
would not be realized and the site would not be utilized to its fullest land use
potential, as outlined in the County General Plan.
Given the use of the surrounding area, no other zoning district besides CV-10 would
be practical.
3. Evaluation of Alternatives
The project's impacts to the area's social and physical infrastructure would not be
pronounced. Certain mitigative measures would be taken to address any possible
impacts associated with the development of this project. Further, the project is
consistent with the land use objectives sought to be accomplished by the County
General Plan and the PCDP.
In view of the aforementioned, it would appear that the requested CV-10 zoning
would be the more prudent and beneficial than the existing RS-10.
IX. Regulatory Analysis
A. General Plan LUPAG Map
The General Plan provides for the long-range comprehensive development of the Island
of Hawai'i. It provides direction for balanced growth in the County. The LUPAG map
designates the site Medium Density Urban and Low Density Urban. This designation
allows the proposed CV-10 zoning without a General Plan amendment.
B. General Plan Policies
The requested zoning would be consistent with the goals, policies, and standards of the
General Plan document.
Regarding the Economic Elements of the General Plan, the proposed rezoning is
consistent with the following goals and policies:
• Provide residents with opportunities to improve their quality of life through economic
development that enhances the County's natural and social environments.
• Economic development and improvement shall he in balance with the physical,
social, and cultural environments of the island of Hawaii.
26
• Strive for diversification of the economy by strengthening existing industries and
attracting new endeavors.
• Provide an economic environment which allows new, expanded, or improved
economic opportunities that are compatible with the County's cultural, natural and
social environment.
• Strive for an economic climate which provides its residents an opportunity for choice
of occupation.
• Strive for full employment
• Support all levels of educational, employment and training opportunities and
institutions.
• Identify the needs of the business community and take actions that are necessary to
improve the business climate.
Discussion
The request would provide economic opportunities by increasing employment options
and through the construction of any improvements required by the change of use. It
would also provide an opportunity for an established entrepreneur to extend his
business to the Puna community with a retail outlet that would be unique in the area.
Further, the property is located with the Keaau Regional Town Center, adjacent to
other Village Commercial zoned properties and small business establishments and
thus the requested zoning would be in balance with the surrounding area.
The project intends to be energy conscious through the use and/or encouragement of
energy efficient design features and recycled products.
Maintaining and improving the quality of the environment is important to the success of
this project. The General Plan identifies five (5) areas of environmental concerns - air
pollution, water quality, soil pollution, solid waste disposal, and noise pollution. As
proposed, the project would not violate any of those objectives.
Aside from the very limited vehicular transmission, air pollution associated with the
project should be negligible. All wastewater will be handled via the construction of a new
Individual Wastewater System meeting with the standards of the Department of Health.
This should be sufficient to address any potential groundwater or coastal water impacts.
With regard to solid waste, the applicant intends to sell mattresses from his "Green Bed
Company"which refurbishes mattresses at his factory on Oahu for resale, recycling the
products rather than discarding them to the landfill. Additionally, if required, a solid
waste management plan could be prepared and implemented for the business. The project
will also be minimal in noise, except what may be associated with the generally
commercial use. Any noise-generating facility, such as air conditioners, would be
carefully placed to minimize their noise impacts to adjoining properties.
The project site is outside the boundaries of a flood way. No significant changes to
surface runoff are anticipated by this project.
27
The site does not appear to have historic sites due in large measure to the prior
development of the site. Nonetheless, work will cease if unanticipated archaeological
remains are discovered during the development of this project. Work will resume only
after proper clearances from the State and/or County have been received.
While sightings of the Hawaiian Hawk (1o) and Hawaiian short-eared owl (Pueo) would
be possible, this area is not their primary habitat. As such, the subject project should not
have any significant impacts on rare or endangered plant or animal life in this area.
As the project site is approximately four (4)miles from the coastline, the usual coastal
resources concern is not pronounced. There will be no interference with shoreline access.
Further, impacts to the coastal water will be minimized by the construction a new
Individual Wastewater System built to Department of Health standards.
With regard to the impact to the housing element, although the proposed project would
remove one single-family dwelling from the current housing supply, there are still many
housing options available in the Keaau area and the Puna district at large and thus the
impact should be negligible. Further, dwellings are permitted within CV-10 zoning
should one ever be desired.
There will be marginal impact to public facilities. A Department of Water Supply water
line exists to the site with sufficient capacity to serve the proposed use. Vehicular access
to the site is provided a County owned and maintained Road, Laukahi Place, which is
accessible by emergency vehicles.
Finally, in terms of the Land Use and Commercial Development elements, the
pertinent goals, policies, and standards of the General Plan note the following:
Goals
• Designate and allocate land uses in appropriate proportions and mix and in keeping
with the social, cultural and physical environments of the County. (Land Use
Element)
• Provide for commercial developments that maximize convenience to users.
(Commercial Development Element)
• Provide commercial developments that complement the overall pattern of
transportation and land usage within the island's regions, communities, and
neighborhoods. (Commercial Development Element)
Policies
• Allocate appropriate requested zoning in accordance with the existing or projected
needs of'neighhorhood, community, region and County. (Land Use Element)
• Encourage the development and maintenance of communities meeting the needs of its
residents in balance with the physical and social environment. (Land Use Element)
28
• Distribution of commercial areas shall meet the demands of neighborhood community
and regional needs. (Commercial Development Element)
• Encourage the concentration of commercial uses within and surrounding a central
core area. (Commercial Development Element)
• The development of commercial facilities should be designed to fit into the locale with
minimal intrusion while providing the desired services. Appropriate infrastructure
and design concerns shall be incorporated into the review of such developments.
(Commercial Development Element)
Standards
• Zoning requests shall be reviewed with respect to General Plan designation, district
goals, regional plans, State Land Use District, compatibility with adjacent zoned
uses, availability of public services and utilities, access, and public need. (Land Use
Element)
Discussion
The subject parcel is located within the Keaau Regional Town Center. As Keaau and
its surrounding area continues to grow, there is an increasing need for regional
commercial offerings located in the Regional Town Centers, and thus more need for
commercially zoned lands within the Town Centers. The proposed project reflects
that demand by proposing to rezone the subject parcel to CV-10, in alignment with
the zoning of adjacent properties.
The subject project, in addition to attempting to meet the need for commercial
services, also fulfills other policies and standards articulated in the General Plan. The
site is already serviced by adequate infrastructure—fire protective services, police
and clinics are all within a quarter mile distance, road access is adequately improved
and maintained, wastewater systems will be designed to meet the requirements of the
Department of Health and all other utilities are available to the site. As such, this
development should not require any additional public services.
The site does not have any on-site developmental constraints. The land is relatively
level, and there are no flood or other hazardous conditions that would render the site a
developmental problem and pose a burden to public agencies.
Being previously cleared for residential use, the prospects of the site serving as a
habitat for rare or endangered plant or animal life appear remote. Likewise, surface
and subsurface archaeological remains do not appear to be likely on this site.
The use is also compatible with the surrounding area, which is primarily commercial.
Although surrounding properties to the north, northeast and southeast are zoned
residential, aside from one residence to the northeast of the parcel, the subject
property is surrounded by non-residential uses: a Hawaiian telecom building is
directly north of the site, a 76 gas station/7-Eleven commercial establishment is
29
directly west of the site, the HMSA Administrative building is directly south and
southwest of the site and Keaau Middle School is east and southeast of the site.
Accordingly, the requested zoning would be congruous with existing and projected
uses for this area.
C. Puna Community Development Plan
The designated zoning of the site is RS-20. Should the CV-10 zoning be approved, the
requirements of the zoning codes would generally be complied with, including use and
related development standards. These include the possible incorporation of appropriate
restrictive covenants relating to density, use, and design restrictions.
D. Zoninp- and Subdivision
The designated zoning of the site is RS-10. Should the CV-10 zoning be approved, the
requirements of the zoning codes would generally be complied with, including use and
related development standards. These include the possible incorporation of appropriate
restrictive covenants relating to density, use, and design restrictions.
E. Conformance to Urban District Standards
As the State Land Use Designation is Urban, the requested rezoning to CV-10 should not
be contrary to the State Land Use Urban Standards.
X. Conclusion
Based on the consistency of the proposed change of zone request with the County's land
use policies, approval of this request would be logical and reasonable. The requested CV-
10 zoning is consistent with the zoning and uses of the surrounding area and properties
and would allow a local entrepreneur the opportunity to provide a unique and valuable
retail service to Keaau and the surrounding areas. Although the alternative of leaving the
land in residential zoning is viable, given the location of the subject property within the
Keaau Regional Town Center, adjacent to other CV-10 zoned properties, and surrounded
by a variety of commercial uses, the requested CV-10 zoning would allow for the highest
and best use of the property and is the most sensible.
30
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
H I LO, HAWAII
DATE: February 15, 2022
ftoxft"464W
TO: Zendo Kern, Planning Director
FROM: Department of Public Works, Engineering Division
SUBJECT: CHANGE OF ZONE APPLICATION (PL-REZ-2022-000016)
Request: RS-10 TO CV-10
Applicant: Lawrence Palmer
TM K: 1-6-002:082
We have reviewed the subject application forwarded by your memo dated January 31,
2022, and offer the following comments for your consideration-
1.
onsideration:1. All earthwork and grading activity shall conform to Chapter 10, Erosion and
Sedimentary Control, of the Hawaii County Code.
2. All driveway connections and construction within the Laukahi Place Right-of-Way
shall conform to Chapter 22, County Streets, of the Hawaii County Code.
3. Access to Laukahi Place, including the provision of adequate sight distances,
shall meet with the approval of the Department of Public Works.
4. Based on the proposed zoning, we recommend that the applicant provide
improvements to subject property's Laukahi Place frontage consisting of, but not
limited to, pavement widening with concrete curb, gutter and sidewalk, drainage
improvements, signs and markings, streetlights, and any relocation of utilities,
meeting the requirements of the Americans with Disabilities Act and the approval
of the Department of Public Works. Any future road widening setbacks as
established by the Planning Department should be taken into consideration for the
location of the improvements.
5. 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.
6. 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
Planning Dept.
County of Hawaii is an Equal Opportunity Provider and Employer Exhibit 3
recommended drainage system shall be constructed meeting the approval of the
Department of Public Works.
7. 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.
Questions may be referred to Bryce Harada at 961-8042.
County of Hawaii is an Equal Opportunity Provider and Employer
i�i i a5
E' DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII
` •. °'� 345 KEKOANAUA STREET, SUITE 20 HILO, HAWAI'1 96720
°�°xnwPn
TELEPHONE (808}961-8050 • EAX (8d8)961-8657
February 11, 2022
CDH PLANNING DEPT
FEB 14 2022 PH2.'30
TO: Mr. Zendo Kern, Director RECD HAND DELIVERED
Planning Department
FROM: Keith K. Okamoto, Manager-Chief Engineer
SUBJECT: Change of Zone Application (PL-REZ-2022-000016)
Request—Single-Family Residential— 10,000 Square Feet (RS-10) to
Village Commercial— 10,000 Square Feet (CV-10)
Applicant—Lawrence Palmer
Tax Map Key 1-6-002:082
We have reviewed the subject application and have the following comments and conditions.
Water can be made available from an existing 8-inch waterline within Laukahi Place which fronts the
subject parcel in accordance with the Department's existing water availability conditions, which are
subject to change without notice.
The Department requests that the applicant submit estimated maximum daily water usage calculations
for the proposed development, for review and approval. The water usage calculations shall be
prepared by a professional engineer licensed in the State of Hawaii, and should include the estimated
peak flow in gallons per minute (GPM)and the total estimated maximum daily water usage in gallons
per day, including all irrigation/landscaping use.
Upon receipt of the water usage calculations above,the Department will make a determination as to
the water commitment deposit amount and prevailing facilities charge (subject to change)to be paid, if
necessary. Based on the water demand calculations, the Department will determine the appropriate
service lateral and meter size required for the proposed development.
The proposed use will require the installation of a reduced pressure type backflow prevention
assembly, within five(5) feet of the meter on private property. if a larger or additional meter is
required, a backflow prevention assembly will also be required for the that meter. The installation of
the backflow prevention assembly(s)must be inspected and approved by the Department before the
commencement/continuation of water service.
Please be informed that the existing 8-inch waterline within Laukahi Place is inadequate to provide the
required 2,000 gallons per minute flow for fire protection, as per the Department's Water System
Planning Dept.
Water, Our Lost{Precious Wfsource. . . Xa Wai,9 lUne. Exhibit 4
The Department of Water Supply is an Equal Opportunity provider and employer.
Mr. Matt Mansi
Page 2
February 11, 2022
Standards. The applicant should contact the Fire Department to determine any other fire protection
requirements or alternatives.
Should there be any questions, please contact Mr. Troy Samura of our Water Resources and
Planning Branch at (808) 961-8070, extension 255.
Sincerely yours,
MIMA+
Keith K. Okamoto, P.E.
Manager-Chief Engineer
TS:dfg
copy—Mr. Lawrence Palmer
Mitchell D. Roth
Mayor Rarrizi 1. Mansour
Director
Lee E. Lord
Managing Director Brenda D. lokepa-Moses
Deputy Director
County of Hawaii
DEPARTMENT OF ENVIRONMENTAL MANAGEMENT
345 Kek0an5o'a Street,Suite 41- Hilo, Hawai'i 96720
Ph: (808)961-8083 - Fax: (808)961-8086
Email: cohdem@hawa6county.gov
MEMORANDUM
TO: Zendo Kern, Director
Planning Department
FROM: Ramzi 1. Mansour, Direct r&r'111
Department of Environmental Management�
DATE: February 3, 2022
SUBJECT: Change of Zone Application(PL-REZ-2022-000016,)
Request: Single-Family Residential - 10,000 Square Feet(RS-10)to Village
Commercial - 10,000 Square Feet (CV-10)
Applicant: Lawrence Palmer
Tax Map Key: (3) 1-6-002:082
The Solid Waste Division has reviewed the subject application and offers the following
comments and/or recommendations (contact the Solid Waste Division for details):
No comments.
Commercial operations, State and Federal agencies, religious entities and non-profit
organization may not use transfer stations for disposal.
( X) Aggregates and any other construction/demolition waste should be responsibly reused to
its fullest extent.
Ample and equal room should be provided for rubbish and recycling.
(X) Green waste may be transported to the green waste sites located at the West Hawai'i
Organics Facility and East Hawaii Organics Facility, or other suitable diversion
programs.
(X ) 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.
Exhibit 5
County of Hawaii is an Equal Opportunity Provider and Employer
Rarnzi L Mansour, Director
February 3, 2022
Page 2.
The Wastewater Division has reviewed the subject application and offers the following
comments and/or recommendations (contact the Wastewater Division for details):
{ ) 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 Hawai`i County Code. Complete Sewer Extension Application.
( ) Require extension of the sewer system to service the proposed subdivision in accordance
with.Section 23-85 of the Hawaii County Code.
( ) Check or line out as applicable: [ ] If required by the Director of the Department of
Environmental Management ("Director of DEM"), [ j applicant shall conduct a sewer
study in accordance with the applicable wastewater system design standards prior to
approval to connect to the County sewer system. Applicant shall provide such sewer line
or other facility improvements as the Director of DEM may reasonably require, which the
sewer study may indicate are advisable for mitigation of impacts of the proposed project.
Contact Wastewater Division Chief for details.
( ) 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.
( X) Applicant shall follow Department of Health regulations. No County sewer systern in
area.
( ) Other:
RMepls
2
Mori, Ashley
From: Nakamura, Darlene K <darlene.k.nakamura@hawaii.gov>
Sent: Monday, February 28, 2022 3:21 PM
To: Planning Internet Mail
Subject: Request for Comments - Lawrence Palmer - PL-REZ-2022-000016
Attachments: Palmer.signed.pdf, Palmer.ENGR Comments.pdf, Palmer.HDLO Comments.pdf
Attached are comments from the Hawaii Department of Land and Natural Resources to the above-entitled
subject project.
Planning Dept.
Exhibit 6
,� 4Q fJ Pmi�� SUZANNE D.CASE
DAVID Y.IGE p"^`' 1y 59 CHAIRPERSON
GOVERNOR HAWAII Gt ,... BOARD OF LAND AND NATURAL RESOURCES
t COMMISSION ON WATER RESOURCE
D rE dxm w MANAGEMENT
of d and
0
STATE OF HAWAII
State of HWJ"' DEPARTMENT OF LAND AND NATURAL RESOURCES
LAND DIVISION
POST OFFICE BOX 621
HONOLULU,HAWAII 96809
February 28, 2022
County of Hawaii
Planning Department via email: glanning(cbhawaiicounty,gov
Attn: Mr. Eric Cook
101 Pauahi Street, Suite 3
Hilo, Hawaii 96720
Dear Mr. Cook:
SUBJECT: Change of Zone Application (PL-REZ-2022-000016)— Request to Change
from Single-Family Residential-10,000 SF (RS-10) to Village Commercial-
10,000 SF (CV-10) located at 16-540 Laukahi Place, Keaau, Puna, Island
of Hawaii; TMK: (3) 1-6-002:082 on behalf of Lawrence Palmer
Thank you for the opportunity to review and comment on the subject matter. The Land
Division of the Department of Land and Natural Resources (DLNR) distributed or made available
a copy of your request pertaining to the subject matter to DLNR's Divisions for their review and
comments.
At this time, enclosed are comments from the (a) Engineering Division and (b) Land
Division-Hawaii District on the subject matter. Should you have any questions, please feel free
to contact Darlene Nakamura at (808) 587-0417 or email: darlene.k,nakamura _hawaii,gov.
Thank you.
Sincerely,
Russell T54Ji
Russell Y. Tsuji
Land Administrator
Enclosures
cc: Central Files
VS. O F 01 SV 7AN—W FL CAST.
DAVID Y.IGE
GOVERNOR OF HAWAII ROARD OF LAT%1),k11)NAIURAL kFSOURCFS
_Fk RFS0URCF
COMM ISS FOT N ON X1 Al
MA'1'AGF%1F'%1
Q11 V-1-0 a d a
STATE OF HAWAII
DEPARTMENT OF L..7ND AND NATURAL RESOURCES
I-AN 1)DIVISION
POS 1'0F FI C F ROX 621
HONOLULU,HAWAII 96909
Feb 2,2022
MEMORANDUM
FROM: T&
DLNR Agencies:
Div. of Aquatic Resources
Div. of Boating & Ocean Recreation
X Engineering Division (DLNR.EN(3RCcDhawaii.gov)
X Div. of Forestry& Wildlife (rubyrosa.t.terracioCcDhawaii.ciov)
Div. of State Parks
X Commission on Water Resource Management (DLNR.CWRM6a7hawaii.gov)
Office of Conservation & Coastal Lands
X Land Division— Hawaii District (gordon.c.heitoc hawaii.gov)
TO- FROW Russell Y. Tsuji, Land Administrator RUS5,911 fstqi
SUBJECT: Change of Zone Application (PL-REZ-2022-000016)— Request to Change
from Single-Family Residential-10,000 SF (RS-10)to Village Commercial-
10,000
ommerciaI-
10,000 SF (CV-10}
LOCATION: 16-540 Laukahi Place, Keaau, Puna, Island of Hawaii; TMK: (3) 1-6-002:082
APPLICANT: County of Hawaii on behalf of Lawrence Palmer
Transmitted for your review and comment is information on the above-referenced subject
matter. Please submit comments by February 25, 2022.
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(cDhawaii.gov. Thank you.
BRIEF COMMENTS: We have no objections.
We have no comments.
We have no additional comments.
(V) Comments are includedlattached.
/11-31411-
Signed: Z7
Print Name: Carty S. Chang, Chief Engineer
Division: Engineering Division
Date. Feb 24, 2022
Attachments
cc: Central Files
DEPARTMENT OF LAND AND NATURAL RESOURCES
ENGINEERING DIVISION
LD/Russell Y. Tsuji
Ref: Change of Zone Application (PL-REZ-2022-000016)—Request to Change
from Single-Family Residential-10,000 SF [RS-10] to Village Commercial-
10,000 SF (CV-10)
Location: 16-540 Laukahi Place, Keaau, Puna, Island of Hawaii
TMK(s): (3) 1-6-002:082
Applicant: County of Hawaii on behalf of Lawrence Palmer
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). Be advised that 44CFR, Chapter 1,
Subchapter B, Part 60 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 zones subject to NFIP
requirements are identified on FEMA's Flood Insurance Rate Maps (FIRM). The official
FIRMS can be accessed through FEMA's Map Service Center(msc.fema.gov). Our Flood
Hazard.Assessment Tool (FHAT)(http://gis.hawaiinfip.org/FHAT) could also be used to
research flood hazard information.
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.
o Hawaii Island: County of Hawaii, Department of Public Works(808)961-8327.
a Maui/MolokailLanai County of Maui, Department of Planning(808)270-7139.
a Kauai: County of Kauai, Department of Public Works(808) 241-4849.
Signed:
CARTY S. CHANG, CHIEF ENGINEER
Date: Feb 24,2022
,� ��wm
n^v�,�/oe "°
num,ERSOm
GOVERNOR OF HAW=
BOA xvmuNo^ND NAmmL RESOU RCES
COM umION owWATER xrom/RC.c
M^N^onvc"r
STATE OF HAWAII
Zpo Of�4�� mEpA RTMLNTofLAN mANaNAT\'RAI,RmaoU RcF8
LAND DIVISION
POST on'|rcBOX(32/
xowoLuLU,nAWA x96xo*
Feb 2'2O22
MEMORANDUM
TO: DLNR Agencies:
__Dk. ofAquatic Resources
___Oiv. ofBoating &Ocean Recreation
l<_Eng|neehng Division \
� Div. ofForestry& Wildlife \
__Ok. of State Parks
)(Commission onWater Resource Management )
—Office ofConservation & Coastal Lands
X Land Division– Hawaii District (
FROM: Russell Y. Tsuji, Land Administrator Rwssell7sul/
SUBJECT: Change oyZone Application (PL-P(EZ-2O22-OOOO16)– Request toChange
fro mS|ng|e-Fann1|yResider Ua|-10.000SF (RS-1O)bzVi||mgeCom n1ero1a|-
1O.ODD GF (6-16)
LOCATION: 18-540Laukah1 P|aoa, Keoau. Puna' Island ofHawaii; TMK: (3) 1-8-002:082
APPLICANT: County ofHawaii onbehalf ofLawrence Palmer
Transmitted for your review and comment is information on the above-referenced subject
matter. Please submit comments byFebruary 25, 2022.
If no response is received by the above doha, we will assume your agency has no
comments. Should you have any questions about this request, please contact Darlene Nakamura
at . Thank you.
BR|GFCOM1KMENTS: ( \ ehovenoobiaoUona.
( ��\ VVe have no comments.
/ \ VVehave nmadditional comments.
( \
Comments are induded/attaohod.
Signed:
Print Name:
Division:
Date:
Attachments
Mori, Ashley
From: Nakamura, Darlene K <darlene.k.nakamura@hawaii.gov>
Sent: Friday, March 4, 2022 2:25 PM
To: Planning Internet Mail
Subject: FW: Request for Comments - Lawrence Palmer - PL-REZ-2022-000016
Attachments: Palmer.Add'I.signed.pdf, Palmer.DOFAW Late Comments.pdf
Hi Eric,
Attached are additional comments from DLNR's Division of Forestry & Wildlife to the above-entitled subject
matter.
Thanks,
Darlene
From: Nakamura, Darlene K
Sent: Monday, February 28, 2022 3:21 PM
To: planning@ hawaiicounty.gov
Subject: Request for Comments- Lawrence Palmer- PL-REZ-2022-000016
Attached are comments from the Hawaii Department of Land and Natural Resources to the above-entitled
subject project.
Planning Dept.
Exhibit 7
t� 10 F kq Sl'1:CNNF.DXASE
DAVID Y.IGE ('I1.�IHPGI2Sf1\
GOVERNOR OF HAWAII 0 HOARD OF LAN 1)AND NA:I'RAL RLSOt R(Ph
r - MANx[:F:sIENI
S Y
and C
of%" Nares
a
P
STATE OF HAWAII
S7afe of HawaDEPARTMENT OF LAND AND NATURAL RESOURCES
LAND DIVISION
POST OFFICE BOY 6)1
HONOLULU.HAWAII 96809
Mar 4,2022
County of Hawaii
Planning Department via email: planning@hawaiicounty.gov
Attn: Mr. Eric Cook
101 Pauahi Street, Suite 3
Hilo, Hawaii 35720
Dear Mr. Cook:
SUBJECT: Change of Zone Application (PL-REZ-2022-000015)—Request to Change
from Single-Family Residential-10,000 SF (RS-10)to Village Commercial-
10,000 SF (CV-10) located at 15-540 Laukahi Place, Keaau, Puna, Island
of Hawaii; TMK: (3) 1-5-002:082 on behalf of Lawrence Palmer
Thank you for the opportunity to review and comment on the subject matter. In addition
to our previous comments dated February 28, 2022, enclosed are comments from the Division of
Forestry & Wildlife on the subject matter. Should you have any questions, please feel free to
contact Darlene Nakamura at(808)587-0417 or email: darlene.k.nakamura(a7hawaii.gov. Thank
you.
Sincerely,
Russell T54J1
Russell Y. Tsuji
Land Administrator
Enclosures
cc: Central Files
t� 10 F kq Sl'1:1NNF.DXASE
DAVID Y.IGE ('11.11RPGRSf1N
GOVERNOR OF HAWAII 0 HOARD OF LAN 1)AND NA:I'RAL RLSOt R(Ph
r - 11.1},x[:F:sIEN 1'
S Y
�antl C
ti°E� Ndo �• '�
d
t
n
STATE OF HAWAII
S,are°lviVN1" DEPARTMENT OF LAND AND\ATURAL RESOURCES
LAND DIVISION'
POST OFFICE BOY 6)1
HONOLULU.HAWAII 96809
Feb 2,2022
MEMORANDUM
TO: DLNR Agencies:
_Div. of Aquatic Resources
_Div. of Boating & Ocean Recreation
XEngineering Division (DLNR.ENGR@hawaii.gov)
X Div. of Forestry &Wildlife (rubyrosa.t.terracloohawaii.gov)
_Div. of State Parks
X Commission on Water Resource Management (DLNR.CWRM@hawaii.gov)
_Office of Conservation & Coastal Lands
XLand Division — Hawaii District (gordon.c.heit@hawaii.gov)
FROM: Russell Y. Tsuji, Land Administrator Russell Tsgit
SUBJECT: Change of Zone Application (PL-REZ-2022-000016)— Request to Change
from Single-Family Residential-10,000 SF (RS-10)to Village Commercial-
10,000 SF (CV-10)
LOCATION: 16-540 Laukahi Place, Keaau, Puna, Island of Hawaii; TMK: (3) 1-6-002:082
APPLICANT: County of Hawaii on behalf of Lawrence Palmer
Transmitted for your review and comment is information on the above-referenced subject
matter. Please submit comments by February 25, 2022.
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 darlene.k.nakamura@hawaii.gov. Thank you.
BRIEF COMMENTS: ( } We have no objections.
( } We have no comments.
( ) We have no additional comments.
(® } Comments are included/attached.
Signed: VIA
Print Name: DAVID G. SMITH, Administrator
Division: Division of Forestry and Wildlife
Date: Mar 3,2022
Attachments
cc: Central Files
S12ANWE n.CASE
DAVIDI-JCE snARDoru�-o�Dt��nnALREsaLRCEs
CiUt 1AtiUR VF IIA��".Sll .(� R 19 5 g MAMIWON OK WATER RESOURCE MANAGEMENT
ROBERT K.NrASLDA
FlRSIPEPLTy
\E kALEO MA.\L'EL
DEPL'TYMEMK-WATER
A
QUATICRESOURCES
1 eoA ' CF RECREATION
LeRFAUM &N
COMMI&SMN ON WATERRESOU'RCE?MANAUEMENT
STATE OF HAWAII
HAVlA�� CONSER%ATIQ,AND COASTAL LAI DS
DEPARTMENT OF LAND AND NATURAL RESOURCES `°h "A"�n�MITEW ES E�FORRfEa4EttT
DIVISION OF FORESTRY AND WILDLIFE FMr�sr�PU��TPON''
It 51 PUNCHBOWL STREET,ROOM 325 KMOOIAwr ISLA.\DRESERYECOSS SSION
LA3a
HONOLULU,HAWAII 96813 STATE PARr:3
March 3,2022
MEMORANDUM Log no. 3519
TO: RUSSELL Y. TSUJI, Land Administrator
Land Division
FROM: DAVID G. SMITH, Administrator
Division of Forestry and Wildlife
SUBJECT: Division of Forestry and Wildlife Comments on a Change of Zane Application
Requesting a Rezoning of a Parcel from Single-Family Residential to Village
Commercial in Puna, Hawaii
The Department of Land and Natural Resources,Division of Forestry and Wildlife(DOFAW)has
received your request for comments regarding the Change of Zone Application (PL-REZ-2022-
000016) for a parcel located at 16-510 Laukahi PIace, Keaau, Puna, on the island of Hawaii,
TMK: (3) 1-6-002:082. The proposed project consists of rezoning an 11,251 square foot parcel
from Single Family Residential (RS-10)to the Village Commercial(CV-10)district.The applicant
proposes to convert an existing single-family dwelling on the subject property into a retail outlet
with two showrooms, two bathrooms, a workshop/storage space, and four parking stalls. The
applicant also proposes to conduct some minor alterations to the existing driveway to
accommodate additional parking. All construction will be contained within the original footprint
of the existing building and no additional structures are proposed.
The State listed Hawaiian Hoary Bat or `Ope`ape`a(Lasiurus cinereus semofus)could potentially
occur in the vicinity of the project area and may roost in nearby trees. Any required site clearing
should be timed to avoid disturbance to bats during their birthing and pup rearing season (June 1
through September 15). During this period woody plants greater than 15 feet (4.6 meters) tall
should not be disturbed, removed, or trimmed. Barbed wire should also be avoided for any
construction because bats can become ensnared and killed by such fencing during flight.
Artificial lighting can adversely impact seabirds that may pass through the area at night by causing
disorientation. This disorientation can result in a collision with manmade structures or the
grounding of birds. For nighttime work: that might be required, DOFAW recommends that all
Lights used to be fully shielded to minimize the attraction of seabirds. Nighttime work that requires
outdoor lighting should be avoided during the seabird fledging season from September 15 through
December 15. This is the period when young seabirds take their maiden voyage to the open sea.
Permanent lighting also poses a risk of seabird attraction, and as such should be minimized or
eliminated to protect seabird flyways and preserve the night sky. For illustrations and guidance
related to seabird-friendly light styles that also protect seabirds and the dark starry skies of Hawaii
please visit https://dlnr. iawaii.gov/wIldlI'fe/files/2016/03/DOC439_. d__f
The State listed Hawaiian Goose or Nene (Branca sandvicensis) may potentially occur in the
vicinity of the proposed project site. It is against State law to harm or harass this species. If any
are present during construction activities, then all activities within 100 feet (30 meters) should
cease, and the bird should not be approached. Work may continue after the bird leaves the area of
its own accord. If a nest is discovered at any point, please contact the Hawaii Branch DOFAW
Office at(808) 974-4221.
The State listed Hawaiian Hawk or `Io (Buten solitarius) may occur in the project vicinity.
DOFAW recommends surveying the area to ensure no Hawaiian Hawk nests are present if trees
are to be cut. `Io nests may be present during the breeding; season from March to September.
DOFAW recommends minimizing the movement of plant or soil material between worksites. Soil
and plant material may contain invasive fungal pathogens (e.g., Rapid `Ohi`a Death), vertebrate
and invertebrate pests (e.g., Little Fire Ants, Coconut Rhinoceros Beetles), or invasive plant parts
that could harm our native species and ecosystems. We recommend consulting the Big Island
Invasive Species Committee (BIISC) at(808) 933-3340 in the planning, design, and construction
of the project to learn of any high-risk invasive species in the area and ways to mitigate spread.
All equipment, materials, and personnel should be cleaned of excess soil and debris to minimize
the risk of spreading invasive species. Gear that may contain soil, such as work boots and vehicles,
should be thoroughly cleaned with water and sprayed with 70% alcohol solution to prevent the
spread of Rapid `Ohi`a Death and other harmful fungal pathogens.
DOFAW recommends using native plant species for landscaping that are appropriate for the area
(i.e., climate conditions are suitable for the plants to thrive, historically occurred there, etc.).
Please do not plant invasive species. DOFAW recommends consulting the Hawaii-Pacific Weed
Risk Assessment website to determine the potential invasiveness of plants proposed for use in the
project(https:llsites.google.comlsitelweedriskassessmentlhome). We recommend that you refer to
www.plantpono.org for guidance on the selection and evaluation of landscaping plants.
We appreciate your efforts to work with our office for the conservation of our native species.
Should the scope of the project change significantly, or should it become apparent that threatened
or endangered species may be impacted, please contact our staff as soon as possible. If you have
any questions, please contact Paul Radley, Protected Species Habitat Conservation Planning
Coordinator at(80 8) 295-1123 or paul.m.radley@hawaii.gov.
Sincerely,
00A
DAVID G. SMITH
Administrator
Mori, Ashley
From: Henderson, Royd
Sent: Wednesday, February 9, 2022 9:35 AM
To: Araujo, Jaclyn; Planning Internet Mail
Subject: RE: Request for Comments on App. No. PL-REZ-2022-000016 for Lawrence Palmer on
TM K: (3) 1-6-002:082
To whom it may concern,
The Fire Department will require the subdivision to design according to the following codes:
Fire Department Access and Water Supply shall comply with Chapter 18, Hawaii State Fire Code and Chapter 26, Hawaii county
Code. HFD.
Thank you for your time and consideration.
Royd
Royd Henderson
Fire Prevention Inspector II
Hawaii Fire Department Prevention Bureau
(808) 9377867
From:Araujo,Jaclyn
Sent:Tuesday, February 01, 2022 1:21 PM
To: DPW Eng<dpweng@hawaiicounty.gov>; dwsengineeringreview@hawaiidws.org; cohdem
<cohdem@hawaiicounty.gov>; HCPDONE <HCPDONE@hawaiicounty.gov>; Fire Admin <fire@hawaiicounty.gov>;
Kurashige, Palani <Palani.Kurashige@hawaiicounty.gov>; Baybayan, Clinton <Clinton.Baybayan@ hawaiicounty.gov>;
Vares, Kyle <Kyle.Vares@hawaiicounty.gov>; Henderson, Royd <Royd.Henderson@ hawaiicounty.gov>; Kawasaki,
Edward <Edward.Kawasaki@ hawaiicounty.gov>; Surprenant, April <April.Surprenant@hawaiicounty.gov>; Morrison,
Bethany<Bethany.Morrison@ hawaiicounty.gov>; Honda, Eric<Eric.Honda @doh.hawaii.gov>;
michael.une@doh.hawaii.gov; dlnr@hawaii.gov; dlnr.land@hawaii.gov
Cc: Cook, Eric<Eric.Cook@hawaiicounty.gov>; Dacayanan, Melissa <Melissa.Dacayanan@ hawaiicounty.gov>
Subject: Request for Comments on App. No. PL-REZ-2022-000016 for Lawrence Palmer on TMK: (3) 1-6-002:082
Importance: High
Aloha Kakou,
Please see attached Memo....ir:e... uestin „ Ohcation.
Link to review the application in the County's web-based EPIC system can be found below:
• Lawrence Paimer's Chan e of Zone A iication
......................................................................................................................................... Planning Dep .
1 Exhibit 8
We kindly ask that you submit your comments to ,p.! n. ....... h w ii n y.I. p no later than
March 1, 2022.
Should you have any questions, please feel free to reach out to Eric Cook at (808) 961-8169.
Have a wonderful day Et take care!
Mahalo nui loa,
_7ac1)w Araujo
Planning Commission Support Technician
County of Hawaii - Planning Department
101 Pauahi Street, Suite 3
Hilo, HI 96720
Phone: (808) 961-8288
COUNTY OF HAWAII
Electronic
Processing
Information Center (EPIC)i
-f'he County of II Nawai`li offlicliolllly Ilaunched Its new Electronic Processing & Information
Center ( ) permit system or �uly " r1. cFc. .............y................o..........n.11
y..i...p-
c..l : ii6ecr� !......... ._ a .. ..!.
„po to ://. . :........l.... . .
inIin,
rv "6.tylerhost.net/Apps/SelfService#/home.
Confidentiality Notice: This e-mail message, including any attachments, is for the sole use of the intended
recipient(s)and may contain confidential and/or privileged information. Any review, use,disclosure,or
distribution by unintended recipients is prohibited. If you are not the intended recipient, please contact the
sender by reply e-mail and destroy all copies of the original message.
2
LAND 194 Wiwoole St. Hilo, HI 96720
PLANNING t* (808) 333-3393
HAWAII LLC info�,7a landplanninghawaii.com
April 14, 2022
Mr. Jeffrey Darrow, Deputy Director
Planning Department
COUNTY OF HAWAII
101 Pauahi Street
Hilo, HI 96720
Dear Mr. Darrow:
Subject: Attn: Jessica Andrews
Response to Agency Comments Pertaining to Change of Zone Application
(PL-REZ-2022-000016)
Applicant: Lawrence Palmer
Keaau, Puna, Hawaii, TMK: (3) 1-6-002: 082
The applicant of the subject application is requesting to rezone the subject property from RS-10
to CV-10 in order to convert an existing single-family dwelling on the property into a furniture
and appliance store. This letter is intended to provide a response to agency comments received
from the Department of Public Works and the Department of Water Supply pertaining to the
subject application.
First, regarding comments received from the Department of Public Works.
Comment No. 4 states:
Based on the proposed zoning, we recommend that the applicant provide improvements to
subject property's Laukahi Place frontage consisting of, but not limited to,pavement widening
with concrete curb, gutter and sidewalk, drainage improvements, signs and markings,
streetlights, and any relocation of utilities meeting the requirements of the Americans with
Disabilities Act and the approval of the Department of Public Works. Arty fixture road widening
setbacks as established by the Planning Department should he taken into consideration for the
location of the improvements.
We believe that this condition is overly burdensome given the scope and nature of the proposed
project. The applicant is seeking CV-10 zoning in order to operate a furniture and appliance store
out of the existing 1,152 square foot dwelling on the property. As the nature of the business is to
sell items that would need to be transported by a vehicle and the applicant expects only an
average of 10 patrons maximum per day, the business does not expect to receive foot traffic that
would warrant these road frontage improvements(pavement widening with concrete curb, gutter
and sidewalks). The existing crosswalks and good condition of the grass currently at the property
frontage would indicate there is little foot traffic on the north side of Laukahi Place. Further,
there would be little utility or public benefit from two short sections of sidewalk approximately
36 feet and 77 feet in length. Please see attached map showing area pedestrian facilities.
Planning Dep,.
Exhibit 9
Additionally, the cost of constructing these improvements would be prohibitive for a small
business such as the one being proposed. These improvements would be more appropriate and
feasible for a larger business with a higher traffic volume. We request that these improvements
only be recommended should the scope of the business be expanded or enlarged beyond the
footprint of the existing structure.
With regard to comments received from the Department of Water Supply (DWS), the applicant
intends to comply with all DWS conditions. DWS has indicated that water can be made available
for the proposed project and has requested that the applicant submit estimate maximum daily
water usage calculations. The applicant will comply with this condition, but given the time and
expense of obtain those calculations, we request the applicant be permitted to submit the water
calculations to DWS within bD days of approval of the change of zone application.
Standard comments and or no comment letters received from the Department of Environmental
Management, Division of Forestry and Wildlife, DLNR Engineering and Land Divisions,
Department of Health, Fire and Police Departments are all acceptable and the applicant will
comply with those agency requirements.
We trust that everything is in order for your acceptance and processing of this application. Ifnot
or if there are questions relating to this matter, please feel free to direct them to me. Thank you
very much.
Sincerely,
JOHN PIPAN
Planning Administrator
Enclosures
Map of area pedestrian facilities
Copy--Lawrence Palmer
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