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HomeMy WebLinkAboutPD Background Report (PL-SMA-2023-032 & PL-REZ-2023-047) B Aloha. Kia SMA REZ 8 11 2023 COUNTY OF HAWAI`I PLANNING DEPARTMENT BACKGROUND REPORT ALOHA KIA SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION (PL-SMA-2023-000032) CHANGE OF ZONE APPLICATION (PL-REZ-2023-000047) ALOHA KIA has submitted the following: ■ Application for a Special Management Area Use Permit to allow for the development of a new car dealership and service station on 1.795 acres of land situated within the Special Management Area. The subject property is located at 92 Kalaniana`ole Street approximately 760-feet northwest of its intersection with Kanoelehua Avenue, Waiakea, South Hilo, Hawaii, TMK: (3) 2-1-006:002; and ■ Application for a Change of Zone from a Resort-Hotel-750 square feet(V-.75)zoning district to a Limited-Industrial-20,000 (ML-20) square feet zoning district for 1.795 acres of land. The subject property is located at 92 Kalaniana`ole Street approximately 760-feet northwest of its intersection with Kanoelehua Avenue, Waiakea, South Hilo, Hawaii, TMK: (3) 2-1-006:002. APPLICANT'S REQUEST 1. Applicant's Request: The applicants are requesting a Change of Zone from V-.75 to ML- 20 to allow for the development of a new car dealership (Aloha Kia) and service station. 2. Reasons for the Request: The project objective is to develop a car dealership and service station on the subject property. Aloha Kia is currently located at 226 Kanoelehua Avenue and wishes to relocate to the subject property. The proposed subject site will allow the applicant to improve and expand their current operation, while remaining within the commercial area of Hilo. 3. Proposed Development: Aloha Kia is a well-established car dealership in Hilo that provides a vast selection of new and used vehicles as well as automotive services from their current location at 226 Kanoelehua Avenue. Aloha Kia wishes to move their operation to the subject site where they plan to convert an existing approximately 6,400 square foot commercial building into a showroom, sales offices, and parts department. A 120 square 1 foot addition is proposed on the south side of the existing building to support offices and a lounge area. A new 6,770 square foot building is proposed to house eight( 8) service bays and a detailing area. One hundred thirty-five (135) parking stalls are proposed for customers, employees, and sales inventory. A breakroom, locker room, and one (1) half bath and shower room are also proposed for employee use. Three (3) loading zones will also serve the site. 4. Construction Timetable and Cost: The applicant aims to secure the requested change of zone and Special Management Area Use Permit approvals as soon as possible and begin the building permit process immediately thereafter. Tentatively,plans call for securing all necessary permits by mid-2024. Project improvements and renovations are planner to be completed by early-2025. The estimated cost of improvements for this project will be approximately $1,000,000. 5. Supportive Information: The applicant has submitted the attached in support of the request(Planning Department Exhibit 1 —Change of Zone Application dated May 19, 2023, and Planning Department Exhibit 2 - SMA Use Permit Application dated May 19,2023). 6. Landowner: 92 Kalanianaole LLC BACKGROUND INFORMATION 7. August 1, 2005— Special Management Area Minor Permit No. 05-08 (SMM 05-000008) was approved for the completion of grading activities on the subjectparcel to accommodate a building pad and clear vegetation. STATE AND COUNTY PLANS 8. State Land Use District: Urban. 9. General Plan LUPAG Map Designation: Industrial (Ind) 10. County Zoning: Resort-Hotel 7,500 square feet(V-0.75) 11. Special Management Area: The project site is in the County's Special Management Area (SMA); however, the property is located approximately 85 feet mauka of Reeds Bay (Ice Ponds)but is not considered a shoreline parcel. 12. Hilo Community Development Plan (CDP): The Hilo CDP was adopted by Resolution No. 1 on May 21, 1975. 2 DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 13. Subject Property: The subject property is located on the south side of Kalaniana`ole Street, across from Reeds Bay Ice Ponds. The property is between Kalaniana`ole Street and Kamehameha Avenue, and approximately 0.5 miles from the Hilo Harbor. There is an existing building on the site which houses a number of retail and restaurant type tenants. The property is completely cleared and approximately half is developed with pavement, parking and the existing commercial building. 14. Surrounding Zoning and Land Uses: The surrounding area has mixed zoning but is generally commercial and industrial. Limited Industrial District 20,000 square feet (ML- 20), and General Industrial 1-acre (MG-la) zoning districts are located to the south and east. Resort-Hotel 750 square feet(V-0.75) and Open zoning districts are to the north and west, along with an area of General Commercial 10,000 square feet CN-10 and Industrial- Commercial Mixed 20,000 square feet(MCX-20) also to the west. Reeds Bay Ice Ponds is located approximately 85-feet from the property to the north. To the north is the existing SCP Hilo Hotel and Restaurant, while adjacent to the property is the Suisan warehouse and will-call facility. 15. Flood Zone: The majority of the subjectparcel is within the Flood Zone"X". A portion of the northern side of the parcel is designated as AE(Special flood hazard area inundated by the 100-year flood with BFE determined) and VE (Special flood hazard area inundated by the 100-year coastal flood with BFE determined). 16. Coastal Hazard: The property is located approximately 80 feet mauka of Reeds Bay Ice Ponds, but is not an oceanfront parcel due to the location of Kalaniana`ole Street between this parcel and the ponds. 17. Recreational Resources: The subject property is located across from Reeds Bay Ice Ponds,which is frequently used by the community for recreational activities such as fishing and swimming. A newly built sidewalk fronts the subject property to the north for the public to walk along Kalaniana`ole Street. No other public uses or access is located on this parcel. 18. Scenic Resources: The site has been sed for commercial purposes for many years, and the existing building will be utilized for the proposed parts and sales building with a 1,120 square foot addition. The property will be developed with appropriate 3 landscaping to screen the property and has been designed to avoid scenic view impacts to the shoreline and Reeds Bay. No building will exceed 23 feet in height and will be consistent with the surrounding development such as the Suisan Building and the SCP Hilo Hotel. 19. Archaeological/Historical/Cultural Resources: Although no commissioned archaeological survey was completed,it is highly unlikely that any historic, archaeological, or cultural resources are present on the subject parcel as it has a history of commercial development and has been cleared and graded previously under an approved SMA Permit. 20. Floral/Faunal Resources: Although no professional surveys were conducted on the subject parcel, it is not anticipated to house any rare floral or faunal resources. The site has been fully cleared and developed commercially for many years. Minimal flora exists on the parcel due to the existing commercial development. The site is mainly mowed "grass" and pavement. A few ornamental species from the subject property along Kalaniana`ole Street including ti and hapu'u, as well as a few palms present on the corners of the parcel. Further, the urban and industrial nature of the surrounding areas would make it less likely to find endangered animal life, but without any tall trees and native vegetation there is no suitable habitat. 21. Public Access: There is no record of a designated public access to the shoreline or mountain areas that traverses the project area. 22. Civil Defense Sirens: There is one (1) Civil Defense siren in the immediate area, located at the corner of Kamehameha Avenue and State Route 11, which is approximately 575 feet from the subject parcel. PUBLIC UTILITIES AND SERVICES 23. Access: Access to the project site will be from Kalaniana`ole Street and Kamehameha Avenue, with each access driveway having an entrance and exit. 24. Traffic: No Traffic Impact Analysis Report (TIAR) was completed as the applicant believes the 21 peak hour trip count does not meet the threshold for a traffic study. The subject site currently generates traffic to serve the existing restaurants and retail shops located on the property. The proposed action is not expected to cause any significant increase in traffic impacts based on the proposed change of use to a car dealership. 4 25. Water: According to the applicant and the Department of Water Supply (DWS), the subject parcel is served by the existing County 12-inch water line with three (3) existing services (Account Nos. 260-02200, 260-02400, and 260-02600) for the project parcel. Estimated maximum daily water usage calculations for the proposed project will require review and approval by the DWS as well as any required water line appurtenances. 26. Wastewater: The wastewater system will integrate with the County's wastewater system that runs along Kalaniana`ole Street via a 30-inch sewer main with sufficient capacity to support the proposed use. The applicant intends to utilize water efficient practices to reduce water consumption and wastewater generation. 27. Solid Waste: Solid waste generated by the proposed project will be collected and disposed at approved County solid waste disposal facilities. 28. Essential Utilities and Services: Electricity and telephone services are available to the site. There is a Fire station and Police station all located within 1.5 miles of the proposed project site. AGENCIES' COMMENTS 29. Department of Environmental Management-Wastewater/Solid Waste Division (Planning Department Exhibit 3 —June 19,2023,Memo). 30. Department of Public Works,Engineering Division (Planning Department Exhibit 4 —July 10,2023,Memo). 31. Department of Water Supply (Planning Department Exhibit 5 —July 5,2023,letter) 32. State Department of Transportation (Planning Department Exhibit 6—July 7, 2023, Letter). 33. Department of Land and Natural Resources-Engineering Division (Planning Department Exhibit 7—July 19,2023,Memo). AGENCIES -NO COMMENTS/CONCERNS/OBJECTIONS 34. Police Department, DLNR- Land Division AGENCIES -NO RESPONSE 35. Fire, State Department of Health, Office of Planning and Sustainable Development, HELCO 5 Zoho Sign Document ID:2A6681 DB-WIRRHUM2L5CJ3YWP-OOGVOBRWJER1 UBGCE-CK9UQT54 CHANGE OF ZONE APPLICATION COUNTY OF HAWAIJ PLANNING COMMISSION (Type or legibly print the requested information) APPLICANT(S): Aloha Ka APPLICANT'S SIGNATURE: DATE: May 19 2023 14:00 PDT ADDRESS: 2841 N. Nimitz Highway, Honolulu, HI 96819 LIST APPLICANT'S INTEREST(if not owner): applicant intends to purchase property PHONE: (Bus.)_808-792-8904 (Res.)_ (Email)_russw@alohakia.com REQUEST: V-.75 TO ML- 20 (Existing Zoning) (Proposed Zoning) TAX MAP KEY(S): (3) 2-1-006:002 SIZE OF PROPERTY ORAFFECTED AREA(S)TO BE REZONED: 1.7949 acres LANDOWNER(S): 92 Kalanianaole LLC FEE SIMPLE LANDOWNER(S) WRITTEN AUTHORIZATION (may be provided by letter with the below statement included): DATE: 7-- DATE: May 18 2023 17:49 PDT AGENT: Land Planning Hawaii LLC AGENT ADDRESS: 194 Wiwoole Street, Hilo, HI 96720 PHONE: (Bus.) 808-333-3393 (Res.)_ (Email)_info@landplanninghawaii.com_ Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Agent COPIES: Applicant Planning Dept. exhibit '1 Generated on May 19,2023 14:01 PDT Certificate of Completion Summary DocumentlD : 2A6681DB-WIRRHUM2L5CJ3YWP-OOGVOBRWJERIUBGCE-CK9UQT54 Document Name : Aloha Kia-Change of Zone&SMA Major Applications&Letters of Authorization Sent by : Katrina Kern <katrina@landplanninghawaii.com> Organization : Land Planning Hawaii LLC 194 Wiwoo l e St.,H i lo,H I,U n i ted States 96720 Sent on : May 18,2023 15:31 PDT Signers : 2 Completed on : May 19,202314:00 PDT Receives a copy : 0 Sign order : Random Approvers : 0 No.of documents : 4 Recipients &41 Russ Wong Signature Signer russw@alohakia.com Emailed on : May 19,2023 13:38 PDT Accessed from : 173.197.106.138 Viewed on : May 19,2023 14:01 PDT Device used : Web Terms agreed on : May 19,2023 13:59 PDT Authentication type : None Signed on : May 19,2023 14:00 PDT Signatory ID : 5FB9A38B49F6369D259450 C7940936FDA192610E35C3 2780D694402D36F8B728 x Chris Tamm Signature Signer baylight@baylighting.com 7-- Emailed on : May 18,2023 15:31 PDT Accessed from : 72.234.104.27 Viewed on : May 18,2023 17:52 PDT Device used : Web Terms agreed on : May 18,2023 17:46 PDT Authentication type : None Signed on : May 18,202317:49 PDT Signatory ID : 4F437545DD66DD1369764C 38D43195194D9EC9EOA007 BD66398DCDOB5B25B050 ATTACHMENT C om m ercia],RM ,R esort�& Indust ial PLANNING DEPARTMENT COUNTY 0 F HAW All APPLrATDN FOR CHANGE OF ZONE 1, if yourrequestis approved,do you intend t subdivide the subj�ctland:i accordance with the approved change ofzone? No Ifyes,pbase answerthe restofquesthn Iand then to ques n 3. a. H ow m any acres ofthe requested area do you intend to subdivide? b. IntD whatbtsizes? c . if yourrequestis approved,appmxin ately how long afbrthe date ofappmvaldo you expectt subm it yoursubdiv:sbn plans t the P lann:ng D epartm ent fDrprelin:nary approval.? If you :mend t subdivide,please subm ita prelin nary schem at c subdivisbn plan togetherw 1h yourchange of zone application fbim . 2. If you nave no film plans ofsubdiv:d:ng the subj�ctarea, do you :ntend t: a. Sellorbase the Iand-b som eone who has fine plans? b. Sellorbase the Iand-b som eone who has tentage plans? c . Sellorbase the Iand-b som eone who has no plans? d Keep it? Yes e. other ease state) f If you iitend tD do elhera,b,orc,please elaborate on the kind ofplans the otherparty has.P-base,also, iic-bde ii youranswerappmxin ately how soon after appmvalofyourmzon:hg do you expectt tonsferthe subj�ctland tD anotherparty. 3. W hatspecift buibizg plans do you have forthe subj�ctland? Include i7 youransw erthe fe]bw iig:type ofbuibilg (aparti ent,offte,launderette,etc.);fnanc:hg arrangem enta tin etabb brconstruction;and any otherizfenn at bn w hth you feelm ighthe]p us ii eva-bat hg your mquest. The applicant plans to move their automobile dealership to the subject property. Plans would include conversion of an existing 6,400 square-foot commercial building into a showroom, sales offices, and parts department. A 1,120 square foot addition is proposed to the existing building to support additional offices and a lounge area. A new 6,770 square foot building is proposed to house eight service bays and a detailing area. No financing contingencies are anticipated. It is anticipated that the proposed project could be completed by early 2025. 4. Have you peffDnn ed any study w hi h w oulb demonstrate a need for yourpmposed buibiig and/ordevebpm end Yes if so,please elaborate on yourfndiigs ii the space pmvided below. Please refer to attached report. -2- 5. Have you perform ed any strady which discusses the envimnm entalin pacts yourmquestwoulb nave on the Yes surroundiig area and/orthe County? If so,phase elaborate on your findings h the space provided bebw.. Please refer to attached report. 6. Are there any buibiigs on the subj--ctama? If so, whatkiid? There is an existing 6,400 square-foot commercial building W hatdo you intend to do with those buibiigs if your mquestis appmved? Plans would include conversion of an existing 6,400 square-foot commercial building into a showroom, sales offices, and parts department. A 1,120 square foot addition is proposed to the existing building to support additional offices and a lounge area. A new 6,770 square foot building is proposed to house eight service bays and a detailing area. Is the subj�ctland currently behg used fDrany agricul>um1act:K7ity? No if so,phase listthe kids ofpmducts gmwn on and how m any square feetoracres of land perpmduct? -3- 8. To your know bdge,has there been any fboding and/or dmiiage pmbbm on the subj�ctama? No If so,pbase descrbe the pmbbm . g• D o you thick thatthe roads badiig t the subj�ctama needs in pmvem ent? No Ifso,whatkiid? Is the mad adequate forthe proposed traffic vobm e orbad? Yes 10. W hatsortofgovemm entalassistance and/brin pmvem ents do you feelwillbe needed b the subj--ctama when devebped? yes No a. Schools X b, R oads x Sewer X �. D mirage X e. Police P mtectbn X f. Fire P mtectbn X g• R ecmatbnalFacil>ties X h. RecmatbnalFacil>ties X i Other -4- Forthose checked "yes,"phase elaborate whattype orknds of in pmvem ents and/or assistance are needed. 11.H ave you perform ed any hist Di±sites study and/or survey ofthe subj�ctama? Ifso,whatwere the results? P-base,also, subm-ta copy ofthe study-bgetherw 1h this change ofzone supp-bm ent The subject property has been cleared and used commercially for many years. As such the likelihood of any historic sites on the property is very remote. S ignature. Address: 194 Wiwoole Street, Hilo HI 96720 Tel phone: 808-333-3393 D ate: 5/15/2023 -5- 6338A/50A P.D .5M COUNTY ENVIRONMENTAL REPORT REQUEST FOR CHANGE OF ZONE FROM THE RESORT-.75 (V-.75) DISTRICT TO LIMITED INDUSTRIAL-20 (ML-20) DISTRICT ALOHA KIA WAIAKEA, SOUTH HILO, HAWAI`I TMK: (3) 2-1-006:002 TABLE OF CONTENTS I. INTRODUCTION ................................................................................................................ 4 II. PROJECT LOCATION....................................................................................................... 4 III. PROJECT DESCRIPTION................................................................................................. 4 A. Project Concept and Components....................................................................................... 4 B. Permitting History............................................................................................................... 8 C. Project Timetable and Cost................................................................................................. 8 IV. INSTITUTIONAL CONSIDERATIONS....................................................................... 8 A. State Land Use.................................................................................................................... 8 B. County General Plan......................................................................................................... 10 C. Hilo Community Development Plan................................................................................. 13 D. County Zoning.................................................................................................................. 14 E. Relationship to SMA Objectives and Policies.................................................................. 14 F. Other Permitting Requirements ........................................................................................ 23 V. ENVIRONEMTNAL CONSIDERATIONS.....................................................................24 A. General Description.......................................................................................................... 24 B. Soils and Topography....................................................................................................... 24 C. Natural Hazards ................................................................................................................ 25 D. Flora/Fauna....................................................................................................................... 29 E. Historic/Cultural/Archaeological Resources .................................................................... 29 F. Valued Cultural Resources ............................................................................................... 29 G. Water and Coastal Resources............................................................................................ 30 H. Noise, Air Quality, and Dust............................................................................................. 30 I. Scenic and Visual Considerations..................................................................................... 32 VI. SOCIAL AND RELATED CONSIDERATIONS........................................................32 A. Surrounding Land Uses..................................................................................................... 32 B. Economic Impacts............................................................................................................. 33 C. Agricultural Impacts ......................................................................................................... 33 VIL INFRASTRUCTURAL CONSIDERATIONS.............................................................33 A. Road.................................................................................................................................. 33 B. Water................................................................................................................................. 34 C. Wastewater........................................................................................................................ 34 2 D. Solid Waste and Hazardous Substances ........................................................................... 34 E. Other Government Services.............................................................................................. 34 F. Other Utilities.................................................................................................................... 35 VIII. IMPACT SIGNIFICANCE ANALYSIS ......................................................................35 A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity................................................................................ 35 B. Irreversible and Irretrievable Commitment of Resources................................................. 35 C. Mitigative Measures.......................................................................................................... 35 D. Alternatives to the Proposed Project................................................................................. 38 IX. REGULATORY ANALYSIS.........................................................................................39 A. General Plan LUPAG Map............................................................................................... 39 B. General Plan Policies........................................................................................................ 39 C. Hilo Community Development Plan................................................................................. 43 D. Zoning............................................................................................................................... 44 E. State Land Use Standards ................................................................................................. 44 X. CONCLUSION................................................................................................................... 44 FIGURES Figure1: Location Map ......................................................................................5 Figure2: Site Plan.............................................................................................6 Figure 3: Rezoning Exhibit Map............................................................................7 Figure4: Elevations ..........................................................................................9 Figure5: LUPAG Map......................................................................................11 Figure 6: Hawai`i County Zoning Map...................................................................15 Figure 7: Flood Insurance Rate Map .....................................................................27 Figure 8: Sea Level Rise Map...............................................................................28 EXHIBITS Exhibit A: Legal Land Description 3 I. INTRODUCTION Aloha Kia("applicant") is requesting to change the zoning of TMK: (3) 2-1-006:002 from Resort-.75 (V-.75)to Limited Industrial-20 (ML-20)to develop a car dealership and service station on the 1.7949-acre lot located in Waiakea, South Hilo (Figure 1). Aloha Kia is a well-established car dealership in Hilo that provides a vast selection of new and used vehicles as well as automotive services from their current location at 226 Kanoelehua Avenue. Aloha Kia wishes to move their operation to the subject site where they plan to convert an existing approximately 6,400 square foot commercial building into a showroom, sales offices, and parts department. A 1,120 square foot addition is proposed on the south side of the existing building to support offices and a lounge area. A new 6,770 square foot building is proposed to house eight(8) service bays and a detailing area. One hundred thirty-five (135)parking stalls are proposed for customers, employees, and sales inventory (see conceptual site plan attached as Figure 2). The parcel is across the street from Reeds Bay Ice Pond and is located within the Special Management Area (SMA). As such, a SMA Use Permit application is being submitted concurrently with this change of zone request. See Figure 3 for the rezone exhibit and Exhibit A for the legal land description. II. PROJECT LOCATION The subject property is located on the south side of Kalanianaole Street, across from the Reeds Bay Ice Pond and approximately 760 feet from the intersection of Kalanianaole Street and Kanoelehua Avenue in Hilo, Hawaii. The property is sandwiched between Kalanianaole Street and Kamehameha Avenue, is just northwest of the Hilo Airport and is approximately 0.5 miles from the Hilo Harbor. III. PROJECT DESCRIPTION A. Project Concept and Components The project objective is to develop a car dealership and service station on the subject property. Aloha Kia is currently located at 226 Kanoelehua Avenue and wishes to relocate to the subject property. The proposed subject site will allow the applicant to improve and expand their current operation, while remaining within the commercial area of Hilo. Aloha Kia proposes to use the existing approximately 6,400 square foot building with a 1,120 square foot addition as a showroom and display area, nine (9) offices for the sales and parts department, and a service lounge. This building also proposes one (1) public restroom for women and one (1)for men. 4 . .......... x Pia 7 23 Food �'( .F'r"' _ Qpry d \ �\ 22 \4.0 Io Z9 X7 Ar w A, '74 ag o'; 114 21�17- U Efi % A VE. PW32 o JEc z t.711"'ll,A Figure 1., 1 z 1 1 10P.R6 Subject Property— N ,P ?/ / WAR DLAW DESIGN GROUP PROPOSED BUILDING 3,990 GSF INTERIOR 6,770 SF UNDER ROOF EXISTING STRUCTURE 4,9 0 GSF INTERIOR // ❑ 6,360 SF UNDER ROOF PROPOSED ADDITION �� n ��� ❑ 650 GSF INTERIOR ADDITION 1,1 1 120 ROOF ADDITION E a 1 9999 n o .. ------------ ------- -- -------- ALOHA KIA (3]HO DEALERSHIP KAM EHAMEHA AVEN UE ,. Y°>, 92 KAuNIw?.N Hilo,H19G-2o i N�K-3—006-002 PRELIMINARY SITE PLAN aw n,o PROPOSED SITE PLAN O :it v .� or Al UU 1 -z� Figure 2 SHE, Plan 0f Grant 10448 to Isao Ebisuzoki Tog afher With A Por. Grant 5512 to John T. Brown Sif—fed in W.ISkeo, So. Hilo TMK(3):2-1-005:002 a[[os BAY sill —� Ni10 env oA. vcue ere 1� - opal ,.B0 retie zONc er �� VICINITY MAP�b ean900 ,e000 o aia�e�eo�..sic. Pi anrrua zewr x TMK(3)2-1-006:02I 9zxaKs.a)f92 vo 0le s,.ee, 000 II 0 0 ED a (51o1e) r(Eaem.e v/zs/zan) eoMa�au�i111 orvaaa5lonsarvae o�sla o� se o TMK(3)2-1-006:086 coo,a odes,ere,Pe to y a1 o� ua o, m a ap EMa soa �. \ 2 ens�x� Eo x o TAII 2-1-006: 002 1.749 ACRES 1 c m LGG£NQ_ o Nou E rEMe zoNE. ira cReiPNOeNiNes I.—No o*a No oa sE, iR III AllA"T r[u4 zoN[x Sr0au_N T K(3)2-1-02-1-0-039 wu tin*[a u[I[a TMK(3)2-1-006.0030 o NorNiNc I.—as s[r,uN1[ss oru[awiSl Nar[o SD \T J a aEF.talc.n co Nw eP'c b s steer *oa u ll O KAMEHAMEHA AVENUE dlb&Associates Figure 3 ��i m.,0917 A breakroom and bathroom are proposed for staff use. A new 6,770 square foot building is proposed to house eight(8) service bays and a detailing area. A breakroom, locker room, one (1) half bath and shower room are also proposed for employee use. Ninety (90)parking stalls are proposed for retail sales inventory and forty-five (45)for customers and staff. Three (3)loading zones will also serve the site. Figure 2 displays the proposed site plan and project components, and Figure 4 shows the proposed building elevations. Operating hours would be between 8:30 AM and 7:00 PM Monday to Saturday, closed Sundays. Approximately twenty (20)peak hour vehicular trips are expected for service visits and car sales. The project would support fifteen (15) employees. Water is available through the Hawaii County Department of Water Supply. Water capacity will be determined in consultation with DWS based on water calculations for the proposed use. Wastewater will be handled through the county sewer system. Water efficient fixtures and practices will be implemented throughout the development and site to reduce water use. Electricity is available through Hawaiian Electric Light Company. B. Permitting History The building on the subject site is permitted for commercial use. According to Building Division records, the structure was once permitted as offices and was later converted to retail and restaurant uses. C. Project Timetable and Cost The applicant hopes to secure the requested change of zone and Special Management Area Use Permit approval as soon as possible and begin the building permit process immediately thereafter. Tentatively, plans call for securing all necessary permissions and permits by mid- 2024. Project improvements and renovations are planned to be completed by early- 2025. The estimated cost of improvements for this project will be approximately $1,000,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject site is designated State Land Use Urban. No State Land Use Boundary Amendment would be required to permit the requested change of zone and no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. 8 �I WAR—W DESIGN GROUP SALES BUILDING-KALANIANAOLE S7 ELEV ALOHA KIA HILO \ jip�fP EXTERIOR FINISH SCHEDULE ■eucx L�naLoucroe ❑eaav xrvci� mvErrtav •, � ❑cacvwic-Mss�iicM�niaE 1. ate Tmarar oR xisoe SALES RUILM112-=AST E.,FV-00KING WFU l—T-1 0—1—T- __ ALOHA IOA ll JJ l HILO DEALERSHIP 92 MIANIANAOUE ST,Hib,HI 9fi720 TMK(312-1-006002 BLDG ELEVATIONS w a,o )JJTH ELEV LOOfUNG NORTH ". A300 �.,a Fig ure A�=. B. County General Plan The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The County General Plan Land Use Pattern Allocation Guide ("LUPAG") map designates the site as Industrial (Figure 5). This designation identifies lands with uses that may not be compatible with commercial areas (such as manufacturing and processing, wholesaling, large storage and transportation facilities, power plants, and government baseyards) as well as other industrial, manufacturing or wholesaling uses. Approval of the requested change of zone from Resort to Limited Industrial would be in line with the property's existing Industrial LUPAG designation. 2.2 Goals a. Provide residents with opportunities to improve their quality of life through economic development that enhances the County's natural and social environments. b. Economic development and improvement shall be in balance with the physical, social, and cultural environments of the Island of Hawaii. c. Strive for diversity and stability in the economic system. d. Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural, and social environment. e. Strive for an economic climate that provides its residents an opportunity for choice of occupation. f. Strive for diversification of the economy by strengthening existing industries and attracting new endeavors. g. Strive for full employment. Discussion: The proposed project will expand and improve upon the essential auto sales and services that the applicant already provides to the Hilo community. Car dealerships and repair are in high demand, and Aloha Kia's previous success within the community is proof that such services are continuing to grow. Furthermore, the subject site's Industrial LUPAG designation indicates that the project area is appropriate for the requested Limited Industrial zoning. Additionally, the proposed project will employ fifteen (15)full-time staff. Thus, this development will meet the economic needs of the community and improve quality of life, while keeping in balance with the physical, social, and cultural environments of the island. 4.2 Goals a. Define the most desirable use of land within the County that achieves an ecological balance providing residents and visitors the quality of life and an environment in which the natural resources of the island are viable and sustainable. 10 LAND USE PATTERN ALLOCATION GUIDE (LUPAG) MAP r Subject Site TMK(3)2-1-006:002 —i LUPAG Designation Open Medium Density Urban Address Points Parcels(current boundary lines) Resort Industrial Street Centerlines Figure 5 The contents of this map were prepared for informational and planning purposes only and may not have been prepared for or be suitable for legal,engineering,or survey purposes. b. Maintain and, if feasible, improve the existing environmental quality of the island. c. Control pollution. Discussion: A County grading permit, National Pollutant Discharge Elimination System (NPDES) and Storm Water Pollution Prevention Plan (SWPPP) permits will be required to mitigate impacts to water quality and coastal resources. Wastewater will be handled through the county sewer system. Solid and hazardous waste will be properly disposed of by commercial facilities approved by the Department of Health. Hazardous materials will be properly handled and stored according to State and County laws, as well as Material Safety Data Sheets (MSDS)for each hazardous substance. A waste management plan can be prepared and implemented if necessary. Aloha Kia will also promote and sell electric and hybrid vehicles, which will contribute to the reduction of greenhouse gas and other vehicular emissions. 7.3 Policies h. Protect the views of areas endowed with natural beauty by carefully considering the effects of proposed construction during all land use reviews. Discussion: The proposed project will not impact any identified valued scenic resources and will conform to the character of other developments in the area. Views from nearby properties and roads will not change significantly. Landscaping will be used to beautify the site and provide shade for parking spaces but has been designed to avoid blocking views to Reeds Bay and the shoreline. 8.2 Goals a. Protect and conserve the natural resources from undue exploitation, encroachment, and damage. d. Protect rate or endangered species and habitats native to Hawaii. Discussion:No impacts are anticipated to flora and fauna. Minimal flora exists on the property because of its current and past use. The site is mainly mowed grass and gravel with minimal ornamental plants fronting Kalanianaole Street. The commercial and industrial nature of the surrounding area make it unlikely to find protected or endangered fauna near the subject site. 14.1.2 Goals a. Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. 12 14.1.3 Policies b. Promote and encourage the rehabilitation and use of urban areas that are serviced by basic community facilities and utilities. c. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. f. Encourage the development and maintenance of communities meeting the needs of its residents in balance with physical and social environment. 14.1.4 Standards b. 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. Discussion: The requested change of zone from V-75 to ML-20 will allow the applicant to move its operations to a larger property in a better suited location with more convenient access to its customers. The subject property is also closer to Hilo Harbor and therefore in a more convenient location to receive inventory. Thus, the proposed project should enhance the applicant's economic opportunity. Further, the proposed change of zone to ML-20 is in an area served by adequate utilities and would be in keeping with the surrounding area while serving an arguably greater need for more Industrial zoning intended to serve the local community rather than Resort zoning intended to accommodate the needs of tourists and visitors. C. Hilo Community Development Plan The Hilo Community Development Plan (HCDP)was adopted by the Planning Commission in 1975 and was intended to further define the General Plan and provide short and middle range implementation strategies of the General Plan. Since the adoption of the HCDP, there have been significant land developments in the City of Hilo, including the shopping complexes in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the University complexes, and commercial/industrial uses along the southern portion of the Waiakea Houselots area. These developments along with many other changes in Hilo over the years render many of the HCDP land use concepts obsolete. Although the document was reviewed by the County Council, the HCDP was never adopted by ordinance. When the HCDP was drafted, its Land Use Allocation Map identified the subject area as Resort. However, this designation conflicts with the area's General Plan designation of Industrial. Further, Limited Industrial zoning of the subject property would be more in line with the surrounding zoning and land use in the area as adjacent properties to the East and across the street to the south are all Industrially zoned. Additionally, the adjacent property to the west, owned by Suisan 13 Properties Ltd, underwent a similar rezoning from V-S-7.5 to ML-20 in 1981, after drafting of the HCDP. The General Plan has been updated since 1975, while the HCDP has not. While the requested ML-20 zoning is not consistent with the HCDP, it is consistent with other developments in the surrounding area and the legally mandated General Plan LUPAG map and policies. D. County Zoning The County Zoning of the subject property is currently Resort-Hotel-.75 (V-.75) (Figure 6). The V district applies to areas intended to accommodate the needs and desires of visitors, tourists, and transient guests. The requested zoning is Limited Industrial-20 (ML-20). The ML district applies to areas for business and industrial uses which are generally in support of but not necessarily compatible with those permissible activities and uses in other commercial districts. Given the surrounding industrial land uses in the area and the property's LUPAG designation as Industrial, the requested ML-20 zoning would be more appropriate than the property's current designation of V-.75. If the requested change of zone is approved, the applicant proposes to develop a car dealership and service station on the property in accordance with the applicable standards of the ML-20 zone. E. Relationship to SMA Objectives and Policies The site is located approximately 70 feet south of the Reed's Bay Ice Pond and is located within the County Special Management Area. As such, a SMA Use Permit is required and is being applied for concurrently with this application. That application fully evaluates the potential impacts of this project on the SMA. Further, as the entire island falls within the Coastal Zone Management(CZM) Area, a discussion of the request's relationship to the CZM Program follows. HRS 205A-2 Obiectives (])(A) Provide coastal recreational opportunities accessible to the public. The subject property is located across from the Reeds Bay Ice Ponds, which is frequently used for recreational activities. The proposed project will not impact access to the ponds or the larger Reeds Bay area. (2)(A) Protect,preserve, and, where desirable, restore those natural and manmade historic and prehistoric resources in the coastal zone management area that are significant in Hawaiian and American history and culture. 14 HAWAII COUNTY ZONING i 1"!Site -006:002 County Zoning ML-20 Open • Address Points Parcels(current boundary lines) MG-la CN-10 Street Centerlines Figure 6 V-.75 MCX-20 The contents of this map were prepared for informational and planning purposes only and may not have been prepared for or be suitable for legal,engineering,or survey purposes. Although no commissioned archaeological survey of the site was conducted it is highly unlikely that any historic sites would be found on the property as the parcel has been developed for commercial use with an existing approximately 6,400 square foot commercial building and parking lot for many years. However, in the event any archaeological or historical features are found during any earth disturbance activity, work will stop within the affected area and appropriate clearances from the State Historic Preservation Division (SHPD) and County Planning Department will be secured before work resumes. (3)(A) Protect,preserve, and where desirable, restore or improve the quality of coastal scenic and open space resources. The proposed project will not have a significant impact on the area's scenic and open space resources. The site has been used for commercial use for many years. The existing building will be utilized for the proposed parts and sales building with a 1,120 square-foot addition. One (1) new 6,770 square-foot service building is proposed on the southwest side of the lot, fronting Kamehameha Avenue. The property will utilize landscaping to beautify the lot and has been strategically designed to avoid scenic view impacts to the shoreline and Reeds Bay. No building will exceed 23 feet in height and the design will be consistent with the aesthetic of the surrounding area. (4)(A) Protect valuable coastal ecosystems, including reefs, beaches, and coastal dunes,from disruption and minimize adverse impacts on all coastal ecosystems. The proposed project will be developed in accordance with construction Best Management Practices to minimize adverse impacts to air pollution, sedimentation, and erosion, control stormwater runoff, and wastewater management. A County grading permit, NPDES and SWPPP permit are required prior to the start of construction. The proposed development will integrate with the County sewer system and will control potential stormwater runoff. Relative to coastal ecosystems, there should be little, if any, adverse impacts. By utilizing a previously disturbed site, potential adverse impacts to natural landscapes and ecosystems on alternative locations are avoided. (5)(A) Provide public or private facilities and improvements important to the State's economy in suitable locations. The proposed development would provide temporary employment for local construction workers and would support the local economy through the purchase of local construction materials. The site would support fifteen (15)full-time employees and would provide essential car sales and services to the Hilo community. Overall, the project would stimulate and support the general economic stability and development of the Hilo area. 16 (6)(A) Reduce hazard to life and property from coastal hazards. The subject property lies between 5-20 feet above sea level with a gradual increase in elevation in the mauka direction, generally south. The site lies within the Tsunami Evacuation Zone. Civil defense sirens are located roughly 550 feet west of the subject property on the corner of Kalanianaole Street and Highway 11. An emergency preparedness and response plan can be prepared for the proposed development if required. There are no known hazards on site relating to stream flooding, erosion, subsidence, or pollution. (7)(A) Improve the development review process, communication, and public participation in the management of coastal resources and hazards. The proposed project will be consistent with preserving, protecting, and participating in the public review process. The public will be able to participate in the proposed project during the Planning Commission and County Council public meetings and testimony process to voice support and/or concerns. The public will have the opportunity to participate during the Special Management Area application as well as the request for Change of Zone application. (8)(A) Stimulate public awareness, education, andparticipation in coastal management. As this is a managing authority related policy, it is not applicable. (9)(A) Protect beaches and coastal dunes for: (i)Public use and recreation; (ii) The benefit of coastal ecosystems; and (iii) Use as natural buffers against coastal hazards; and The subject site is roughly 70 feet from the Reeds Bay Ice Ponds and will not directly impact the shoreline. Proposed mitigating measures for storm water and wastewater concerns will prevent impacts to public use and recreation and coastal ecosystems. (9)(B) Coordinate and fund beach management and protection. As this is a managing authority related policy, it is not applicable. (10)(A) Promote the protection, use, and development of marine and coastal resources to assure their sustainability. A County grading permit, NPDES and SWPPP permits will be required to mitigate impacts to water quality and coastal resources. Wastewater will be handled through the county sewer system. No long-term impacts are expected with the implementation of these BMPs and mitigating measures. By utilizing a 17 previously disturbed site, potential adverse impacts to natural landscapes and ecosystems on alternative locations are avoided. HRS 205A-2 Policies (1)(A) Improve coordination and funding of coastal recreational planning and management. As this is a managing authority related policy, it is not applicable. (1)(B) Provide adequate, accessible, and diverse recreational opportunities in the coastal zone management area by: (i)Protecting coastal resources uniquely suited for recreational activities that cannot be provided in other areas; (ii)Requiring restoration of coastal resources that have significant recreational and ecosystem value, including but not limited to coral reefs, surfing sites, fishponds, sand beaches, and coastal dunes, when these resources will be unavoidably damaged by development; or requiring monetary compensation to the State for recreation when restoration is not feasible or desirable; (in)Providing and managing adequate public access, consistent with conservation of natural resources, to and along shorelines with recreational value; (iv)Providing an adequate supply of shoreline parks and other recreational facilities suitable for public recreation; (v)Ensuring public recreational uses of county, state, and federally owned or controlled shoreline lands and waters having recreational value consistent with public safety standards and conservation of natural resources; (vi)Adopting water quality standards and regulating point and nonpoint sources of pollution to protect, and where feasible, restore the recreational value of coastal waters; (vii)Developing new shoreline recreational opportunities, where appropriate, such as artificial lagoons, artificial beaches, and artificial reefs for surfing and fishing; and (viii)Encouraging reasonable dedication of shoreline areas with recreational value for public use as part of discretionary approvals or permits by the land use commission, board of land and natural resources, and county authorities; and crediting that dedication against the requirements of section 46-6; The recreational resources policies pertain to improving coordination and funding of coastal recreational planning and management and providing adequate, accessible, and diverse recreational opportunities in the coastal zone management area. As these are managing authority related policies, they are not applicable to this application. However, the proposed project will not impede on public access or recreational resources. 18 (2)(A) Identify and analyze significant archaeological resources; (2)(B)Maximize information retention through preservation of remains and artifacts or salvage operations; and (2)(C) Support state goals for protection, restoration, interpretation, and display of historic resources; The historic resource policies pertain to identifying, analyzing, preserving, and protecting historic resources. As there are no known historic sites on the property, this policy does not apply. However, in the event any undiscovered historical, archaeological, or cultural resources are identified on the property, work will cease in the immediate area and the Department of Land and Natural Resources, State Historic Preservation Division will be contacted for appropriate action. (3)(A) Identify valued scenic resources in the coastal zone management area; (3)(B) Ensure that new developments are compatible with their visual environment by designing and locating those developments to minimize the alteration of natural landforms and existing public views to and along the shoreline; (3)(C)Preserve, maintain, and, where desirable, improve and restore shoreline open space and scenic resources; and (3)(D)Encourage those developments that are not coastal dependent to locate in inland areas; The proposed project will not impact any identified valued scenic resources and will conform to the character of other developments in the area. Views from nearby properties and roads will not change significantly. Landscaping will be used to beautify the site and provide shade for parking spaces has been strategically planned to avoid blocking views to Reeds Bay and the shoreline. No open space resources will be impacted. The property has been developed and used commercially for many years and will not impede on public access or recreational resources. (4)(A) Exercise an overall conservation ethic, andpractice stewardship in the protection, use, and development of marine and coastal resources; The proposed project will practice an overall conservation ethic towards natural resource management and will not have any significant long-term impacts to water quality, coastal resources, flora or fauna, air quality, noise pollution, or scenic resources. Relative to coastal ecosystems, there should be little, if any, adverse impacts. The development will integrate with the County sewer system and will control potential stormwater runoff. By utilizing a previously disturbed site, potential adverse impacts to natural landscapes and ecosystems on alternative locations are avoided. 19 (4)(B) Improve the technical basis for natural resource management; As this is a managing authority related policy, it is not applicable. However, as discussed above, the project will practice stewardship in the protection of all natural resources. The project will also use water efficient fixtures and practices throughout all buildings and activities to reduce the demand on water resources. These include low flow systems and timed shut off for appropriate devices in all bathrooms, which will also reduce wastewater. (4)(C)Preserve valuable coastal ecosystems of significant biological or economic importance, including reefs, beaches, and dunes; A County grading permit, NPDES and SWPPP permits will be required to mitigate impacts to water quality and coastal resources. Wastewater will be handled through the county sewer system. No long-term impacts are expected with the implementation of these BMPs and mitigating measures. (4)(D) Minimize disruption or degradation of coastal water ecosystems by effective regulation of stream diversions, channelization, and similar land and water uses, recognizing competing water needs; and The planned development proposes no stream diversions, channelization or similar drainage or water use components. (4)(E) Promote water quantity and quality planning and management practices that reflect the tolerance of fresh water and marine ecosystems and maintain and enhance water quality through the development and implementation of point and nonpoint source water pollution control measures; The project will also use water efficient fixtures and practices throughout all buildings and activities to reduce the demand on water resources. These include low flow systems and timed shut off for appropriate devices in all bathrooms, which will also reduce wastewater. A County grading permit, NPDES and SWPPP permits will be required to mitigate impacts to water quality and coastal resources. Wastewater will be handled through the county sewer system. No long- term impacts are expected to water quality with the implementation of these BMPs and mitigating measures. (S)(A) Concentrate coastal dependent development in appropriate areas; As this is a managing authority related policy, it is not applicable. (S)(B) Ensure that coastal dependent development and coastal related development are located, designed, and constructed to minimize exposure to coastal hazards and adverse social, visual, and environmental impacts in the coastal zone management area; and 20 The proposed project is planned, with appropriate mitigating measures, to minimize potential adverse social, visual, and environmental impacts. Any effect that may result will be minimized to the extent practicable and is clearly outweighed by public health, safety, and welfare, and other compelling public interest. (5)(C)Direct the location and expansion of coastal development to areas designated and used for that development and permit reasonable long-term growth at those areas, and permit coastal development outside of designated areas when: (i) Use of designated locations is not feasible; (ii)Adverse environmental effects and risks from coastal hazards are minimized; and (iii) The development is important to the State's economy; The subject property is not a shoreline parcel nor is it coastal dependent. The parcel is designated as Industrial according to the LUPAG map and is therefore an appropriate site for the requested action. (6)(A) Develop and communicate adequate information about the risks of coastal hazards; As this is a managing authority related policy, it is not applicable. (6)(B) Control development, including planning and zoning control, in areas subject to coastal hazards; (6)(C)Ensure that developments comply with requirements of the National Flood Insurance Program; and (6)(D) Prevent coastal flooding from inland projects; (7)(A) Use, implement, and enforce existing law effectively to the maximum extent possible in managing present and future coastal zone development; (7)(B) Facilitate timely processing of applications for development permits and resolve overlapping or conflicting permit requirements; and (7)(C) Communicate the potential short and long-term impacts ofproposed significant coastal developments early in their life cycle and in terms understandable to the public to facilitate public participation in the planning and review process; The managing development policies relate to use, implementation and enforcement of laws, processing of applications for development permits and communication of coastal development impacts to the public. As these are managing authority related policies, they are not applicable to this application. (8)(A) Promote public involvement in coastal zone management processes; (8)(B) Disseminate information on coastal management issues by means of educational materials,published reports, staff contact, and public workshops for 21 persons and organizations concerned with coastal issues, developments, and government activities; and (8)(C) Organize workshops,policy dialogues, and site-specific mediations to respond to coastal issues and conflicts; The public participation policies relate to promoting public involvement and dissemination of information with respect to coastal zone management. These are managing authority related policies and are not applicable to this application. The public will be able to participate in the proposed project during the Planning Commission public meetings and testimony process to voice support and/or concerns. (9)(A) Locate new structures inland from the shoreline setback to conserve open space, minimize interference with natural shoreline processes, and minimize loss of improvements due to erosion; (9)(B) Prohibit construction of private shoreline hardening structures, including seawalls and revetments, at sites having sand beaches and at sites where shoreline hardening structures interfere with existing recreational and waterline activities; (9)(C)Minimize the construction ofpublic shoreline hardening structures, including seawalls and revetments, at sites having sand beaches and at sites where shoreline hardening structures interfere with existing recreational and waterline activities; (9)(D)Minimize grading of and damage to coastal dunes,- The subject property is not located adjacent to the shoreline and will not impact coastal dunes. (9)(E) Prohibit private property owners from creating a public nuisance by inducing or cultivating the private property owner's vegetation in a beach transit corridor; and (9)(F) Prohibit private property owners from creating a public nuisance by allowing the private property owner's unmaintained vegetation to interfere or encroach upon a beach transit corridor. The subject property is not located next to the shoreline and will therefore not encroach upon or disrupt the public shoreline access or access to Reeds Bay. (10)(A) Ensure that the use and development of marine and coastal resources are ecologically and environmentally sound and economically beneficial; (10)(B) Coordinate the management of marine and coastal resources and activities to improve effectiveness and efficiency; (10)(C)Assert and articulate the interests of the State as a partner with federal agencies in the sound management of ocean resources within the United States exclusive economic zone,- (]0)(D)Promote research, study, and understanding of ocean and coastal processes, impacts of climate change and sea level rise, marine life, and other ocean resources to acquire and inventory information necessary to understand how coastal development activities relate to and impact ocean and coastal resources; and 22 (10)(E) Encourage research and development of new, innovative technologies for exploring, using, or protecting marine and coastal resources. The marine resources policies relate to the development of marine and coastal resources, coordination of marine and coastal activities, forging State partnerships, promoting research of ocean and coastal processes, and encouraging new technologies for exploring, using, and protecting marine and coastal resources. These are managing authority related policies and are not applicable to this application. Based on the foregoing, it is concluded that the proposed improvements are consistent with the objectives, policies, and guidelines of the Special Management Area Rules and Regulations. Specifically: A. The proposed project will not have any substantial, adverse environmental or ecological effect. No adverse long-term impacts are expected to air or water quality, scenic views, soil, coastal resources or flora and fauna. Mitigating measures and best management practices will protect all natural resources. Further, the proposed improvements will not generate any adverse effects by themselves or in conjunction with other individual developments, nor will the proposed improvements pose a potential cumulative impact which would result in a substantial adverse environmental or ecological affect or the elimination of planning options. Appropriate mitigative measures will be taken to address any potential adverse impacts of this project. B. The proposed activities are consistent with the County General Plan and County Zoning Code. The proposed project is consistent with the County General Plan. Industrial zoning for this property is consistent with the surrounding area and would better serve the needs of the community. F. Other Permitting Requirements A Special Management Area Use Permit is required and is being submitted concurrently with this application. Additional permits would be of the "ministerial" variety, such as Plan Approval, Building Permits, Grubbing and Grading Permits, National Pollutant Discharge Elimination System (NPDES)Permit, and Storm Water Pollution Prevention Plan (SWPP)Permit. 23 V. ENVIRONEMTNAL CONSIDERATIONS A. General Description The parcel is trapezoid-shaped. It is accessed via Kalanianaole Street, a County owned and maintained paved access road, on the north side and via Kamehameha Avenue, also a County owned and maintained paved access road, on the south side. The Reed's Bay Ice Pond is across Kalanianaole Street to the north of the site and the Hilo International Airport is across Kamehameha Avenue to the south of the site. The Susian Properties Ltd warehouse facilities are adjacent to the west of the site. The property is situated at approximately 5-20-foot elevation with a gradual increase in elevation in the mauka direction. It currently contains one approximately 6,400 square foot commercial structure leased by retail shops and restaurants. The annual median rainfall for this area is approximately 130 inches. The average daily temperature ranges from 72-77 degrees Fahrenheit. B. Soils and Topography The subject site is not agricultural and is not classified under Agricultural Land of Importance to the State of Hawaii (ALISH) or the Land Study Bureau. The U.S. Department of Agricultural Natural Resource Conservation Service has designated the soil as Opihikao-Urban land complex, with 2-20 percent slopes. This soil consists of organic material over pahoehoe lava flows. It is considered well drained with a high runoff class and is not considered prime farmland. Best Management Practices for construction activities will be strictly followed to prevent adverse impacts to soil. Hawaii Administrative Rules Chapter 11-55, Appendix C, under Special Conditions for Land Disturbances, describes the following construction management techniques to protect soil: a. Clearing and grubbing shall be held to the minimum necessary for grading and equipment operation. b. Construction shall be sequenced to minimize the exposure time of the cleared surface area. c. Construction shall be staged or phased for large projects. Areas of one phase shall be stabilized before another phase is initiated. Stabilization shall be accomplished by temporarily or permanently protecting the disturbed soil surface from rainfall impacts and runoff. d. Erosion and sediment control measures shall be in place and functional before earth moving operations begin. These measures shall be properly constructed and maintained throughout the construction period. e. All control measures shall be checked and repaired as necessary, for example, weekly in dry periods and within twenty-four hours after any rainfall of 0.5 24 inches or greater within a 24-hour period. During prolonged rainfall, daily checking is necessary. Record of checks and repairs must be maintained. f. Records of the duration and estimated volume of storm water discharge must be maintained. g. A specific individual shall be designated to be responsible for erosion and sediment controls on the project site. C. Natural Hazards i. Flood/Drainage The Federal Emergency Management Agency (FEMA)Flood Insurance Rate map (FIRM)identifies the parcel as primarily Zone "Y' (areas outside of the 500-year flood). However, given the parcel's proximity to the Reed's Bay Ice Pond, a small portion of the parcel along the road is in the AE and VE flood zone, which is within the 100-year coastal flood range, or 1% chance of occurring in any given year, with velocity hazard (wave action) (Figure 7). The State of Hawaii Sea Level Rise Viewer shows the subject property is outside of the sea level rise exposure area(Figure 8). No new structures are proposed within the flood zone areas and appropriate drainage studies and mitigation measures will be taken in conjunction with any new development. Water quality can be impacted by both point and non-point source pollution such as construction and stormwater runoff The primary activities with the potential to affect stormwater are grading and grubbing. A County grading permit will be required to mitigate impacts to water quality during construction. Grading plans will be developed with the following mitigating measures and BMPs: (a) "Storm Drainage Standards," County of Hawaii, 1970 and as revised (b) "Flood Control", Chapter 27 of the Hawaii County Code (c) Standards and regulations of the Federal Emergency Agency (FEMA) (d) "Erosion and Sedimentation Control", Chapter 10 of the Hawaii County Code (e) Conditions of an NPDES permit and any additional Best Management Practices required by the Board of Land and Natural Resources (f) Conditions of a Storm Water Pollution Prevention Plan, if required A Storm Water Pollution Prevention Plan is likely to be required in addition to a National Pollution Discharge Elimination System Permit. Best Management Practices for stormwater management will be used to minimize the impact of the project to the existing area's hydrology and maintain on- site infiltration and prevent polluted runoff from storm events. These BMPs may include, but are not limited to: 25 • Minimizing soil loss and erosion by revegetating and stabilizing slopes and disturbed areas of soil. • Minimizing sediment loss by placing structural controls including silt fences, gravel bags, sediment ponds, check dams, and other barriers. • Applying sediment wattles and protective covers to soil and material stockpiles. • Gravel check dams in gutters. • Constructing and use of stabilized construction vehicle entrance, with designated vehicle wash area that discharges to a sediment pond. • Washing of all vehicles in the designated wash area before leaving the project site. • Use of drip pans beneath vehicles to trap vehicle fluid. • Performing routine inspection and maintenance of structural BMPs by trained personnel. • Properly cleaning significant leaks or spills and disposing at an approved site. ii. Volcanic and Earthquake 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 9 to 1. The entire City of Hilo falls in the Zone 3 category. There is little that can be done to mitigate the volcanic risk. The site is far from any volcanic rift zone of Mauna Loa or Mauna Kea and thus if a lava flow were to threaten Hilo, there would likely be adequate time to evacuate to a safe location. The Building Code designates the entire island of Hawai'i Earthquake Zone "D" and contains certain structural requirements to address the relative seismic hazard. The subject property has an existing building that is currently used for commercial activities. This building will be utilized under the proposed action with a minimal addition. The proposed new building will be designed and engineered to withstand seismic hazards according to the Hawaii County Code, Chapter 5A. iii. Tsunami Hazard The subject Property is located within the State Civil Defense Agency, Tsunami Evacuation Zone. Civil defense sirens are located roughly 550 feet west of the subject property on the corner of Kalanianaole Street and Highway 11. Tsunami evacuation route signs are posted within the designated zone to identify the best possible route to follow. The warning sirens are routinely tested and can be clearly heard from the subject site. An emergency preparedness and response plan can be prepared for the proposed development if required. 26 a s P � A R'"'b5• '.. 'i fib+ d�7 AY, 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- FIRM Map 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)2-1-006:002 Zone AE:BFE determined. WATERSHED: WAILOA PARCEL ADDRESS: 96 KALANIANAOLE ST Zone AH:Flood depths of 1 to 3 feet(usually areas of ponding); HILO,HI 96720 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: 1551660910F 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 ATSUNAMI EVACUTION ZONE: YES 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 0 200 400ft 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- L, mined, but flooding is possible. 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. lions to be used for compliance with local floodplain management regulations. Figure 7 Anticipated Impact of 3.2 Foot Sea Level Rise in Relation to the Subject Property Bor use<Shi to-drag to B r ron I iltiri,f � A Pon of Hllo, f Reeds Bay ,. Hawaii a H I Pagoda Hotal .�` t wF" t Cam + td al Harhors c `a , + 1:� �5 •���' it WJ ' `,# ve i � ' I — r y� I � gyp• k `` l i • _ - �'a ac\an Kamchamcha Avc Kamchamcha Avc Namchomcho Avc amchaineneP� nr NwV "�Y t Waiake 'Se•LevN Rise :.� .- ,.. �.� _.. ura Area Pea VI'b Kuawa Sr 12Raeeaarlo a A Og� o GO Paci�Y. ■ k� " Y... ° . 3.2 Feet of Sea Level Rise Figure 8 D. Flora/Fauna Although no professional surveys were conducted of the floral or faunal resources on the site, it is not believed that any rare or endangered floral or faunal resources are likely to be found within the subject site. The site has been fully cleared and developed commercially for many years. Minimal flora exists on the property because of its current and past use. The site is mainly mowed grass and gravel. A few ornamental species front the property along Kalanianaole Street including ti (Cordyline fruticosa) and hapu`u (Cibotium menziesii). A few areca palms (Dypsis lutescens) are also present on the east and west corners of the site. All the vegetation found on site is consistent with coastal landscaping and none of the plants are threatened or endangered. Further, the urban and industrial nature of the surrounding areas would make it less likely to find endangered animal life in this area. It would be possible but very unlikely to find the Island-wide ranging Hawaiian Hawk(Po), Hawaiian Owl (Pueo), and the Hawaiian Hoary Bat on site since there is no habitat on the subject parcel or immediate surrounding areas. In addition, introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the proposed use of the subject property would cause any adverse floral or faunal impacts. E. Historic/Cultural/Archaeological Resources Although no commissioned archaeological survey of the site was conducted it is highly unlikely that any historic sites would be found on the property as the parcel has been developed for commercial use with an existing approximately 6,400 square foot commercial building and parking lot for many years. However, in the event any archaeological or historical features are found during any earth disturbance activity, work will stop within the affected area and appropriate clearances from the State Historic Preservation Division (SHPD) and County Planning Department will be secured before work resumes. F. Valued Cultural Resources In view of the 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 traditional and customary practices of this site. 29 In this situation, the subject site is not directly adjacent to the shoreline. The subject parcel is on the mauka side of Kalanianaole Street, approximately 70 feet from the Reeds Bay Ice Pond area. 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 70-feet from the coastline and sits at approximately 5-20 feet elevation. All runoff generated by project improvements will be disposed of in approved drywells on site. Further, the project improvements will be served by the County sewer system, minimizing potential adverse effects to water and coastal resources. H. Noise,Air Quality, and Dust Given the Urban and Industrial nature of the subject site, noise near the project area is moderate. The site is located on a busy road and surrounded by a variety of other commercial and industrial uses including the Hilo International Airport to the South and Southeast, the Suisan Warehouse facilities to the east and restaurants to the north. Rules and regulations outlined in Hawaii Administrative Rules Title 11, Chapter 46 "Community Noise Control," will be adhered to during all construction and operation activities. Industrial areas allow noise levels to reach 70 decibels for both daytime (7 AM— 10 PM) and nighttime hours (10 PM—7 AM). The hours of operation for the proposed car dealership will be from 8:30 AM and 7:00 PM Monday to Saturday, closed Sundays. No noise is anticipated during nighttime hours. Sources of noise generated by activities on site during business hours are not expected to exceed 70 decibels and will include regular vehicle trips and auto mechanic activities. Air pollutants during construction will be limited and temporary. The main sources of short-term air pollutants will be construction equipment exhaust and dust. HAR §11- 60 on Fugitive Dust prohibits visible emissions of dust from constriction activities. These regulations will be strictly followed to prevent dust impacts. In addition, reasonable measures to control airborne and visible fugitive dust from road areas are 30 outlined by the Department of Health's Clean Air Branch. These measures include, but are not limited to: • Planning the different phases of construction, focusing on minimizing the amount of airborne, visible fugitive dust-generating materials and activities, centralizing on-site vehicular traffic routes, and locating potential dust- generating equipment in areas of the least impact. • Providing adequate water sources at the site prior to start-up of construction activities; Landscaping and providing rapid covering of bare areas, including slopes, starting from the initial grading phase. • Minimizing airborne, visible fugitive dust from shoulders, and access roads. • Providing reasonable dust control measures during weekends, after hours, and prior to daily start-up of construction activities. • Controlling airborne, visible fugitive dust from debris being hauled away from the project site. These mitigating measures will be used during construction to prevent significant impacts from dust to roadways in the area. All of the required parking on site will be paved with an all-weather, dust free surface. As such, with the exception of construction dust in the beginning, long term dust generated by the project should be minimal. During operation, the main source of air pollution will be through regular vehicle trips including the movement of employees, customers, truck trips for pickups and deliveries, and exhaust from the service bays. A Traffic Impact Analysis Report (TIAR)was not required to be completed for this project as peak hour trips are far less than the trigger to warrant the study. According to the Institute of Traffic Engineers Trip Generation Manual (IOth Edition), trip generation estimates for an auto parts and service centers is 2.26 trips per 1,000 square feet and auto retail is 2.43 trips per 1,000 square feet of gross floor area (GFA). Based on the proposed GFA of the proposed buildings, total peak hour trips would be approximately 20.7. This is far less vehicular trips than the 50 peak hour trip trigger to require a TIAR. This traffic output is not expected to exceed the current traffic generated by the existing use of the property or the potential for the property in accordance with its Resort zoning. Further, higher EPA standards for vehicular air emissions, combined with the need to comply with appropriate Department of Health Air Quality standards, should result in a negligible impact to the ambient air quality caused by the proposed project. And finally, by moving the dealership location closer to the Port of Hilo, vehicle emissions created during transit of the vehicles from the port to the dealership will be reduced. 31 L Scenic and Visual Considerations The County of Hawaii General Plan outlines regulations to preserve areas of natural scenic beauty. In the Natural Beauty element of the General Plan, there are sites or areas listed as being scenic resources. The Ice Pond area across the street from the subject site is listed in the General Plan as a site of natural beauty. However, the proposed project will not affect scenic or visual considerations with regard to the Ice Pond. The project proposes the construction of only one new building. That building will be 23 feet tall and sited in the southwest corner of the property and will not impact views of the Ice Pond from any nearby property. Landscaping will be used to beautify the site and provide shade for parking spaces but will be strategically planned to avoid blocking views to Reeds Bay and the shoreline. Light pollution is another important aspect of maintaining scenic resources, the visibility of the night sky, and the protection of seabirds that may utilize resources near the subject property. Therefore, the following guidelines to minimize light pollution will be adhered to: 1. Any outdoor lighting must conform to the standards established by the Hawaii County Outdoor Lighting Ordinance (Hawai`i County Code Chapter 14, Article 9: "Outdoor Lighting"). 2. The minimum possible amount of outdoor/exterior lighting should be used and should be turned off when not needed. Motion sensor activated lighting will be used wherever feasible. 3. All exterior lighting should be fully shielded. This means that all lighting fixtures must emit zero light above the horizontal plane. 4. Conformity to the Outdoor Lighting Ordinance also requires the use of blue- deficient exterior lighting. This means that exterior LED lighting must emit less than 2% of its total energy at wavelengths less than 500 nm. The best choice for this is either filtered LED lights, or amber LED lights. 5. White light should be avoided. Any white light used should have Correlated Color Temperature of 2700 K or below. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The surrounding area is primarily a mixture of Resort and Industrial zoning (Figure 5) and hosts a variety of commercial and industrial uses. The 800+ acre Hilo International Airport parcel, with a zoning designation of ML-20, is located to the south of the subject property. The Suisan warehouse and will-call facility with both ML-20 and MG-la zoning is directly east of the subject property. The ML and MG zoning continues further to the east with a variety of industrial uses, including other car dealerships, vehicle rental businesses and repair shops. To the west of the subject site is an optometry office with V-.75 zoning. The Reed's Bay Ice Pond is directly 32 across the street from the subject site. Across the street in the northeasterly direction is the V-.75-zoned Coconut Grill restaurant and the SCP Hilo Hotel. And across the street in the northeasterly direction is the V-.75 zoned Ponds Hilo restaurant. Given the existing and zoned conditions, the proposed rezoning from V-.75 to ML-20 for the purpose of operating of car dealership would not be incongruous with the existing commercial/industrial nature of this area. In order to minimize any potential impacts to the surrounding area, design and construction factors such as placement of buildings, parking areas, lighting, landscaping and the like have been taken into account. B. Economic Impacts The proposed action would have a positive impact on the local economy by providing stable jobs in multiple fields of work both during construction and operation. When fully operational it is estimated that the facility will employ fifteen (15) employees, including auto mechanics, detailers, sales representatives, parts specialists, administrators, and managers. The addition of commercial and industrial uses will also generate increased general excise and property taxes. In so doing, the resultant project should add revenues to the County and State coffers. C. Agricultural Impacts The site has a LUPAG designation of Industrial and a State Land Use designation of Urban and has not had any recent agricultural activities. Given the commercial land use pattern in the area, this site is not well suited for agriculture. Further, due to the urban nature of the area, the soils found on site are unclassified by the Land Study Bureau and ALISH. Thus, the proposed project would not have any agricultural impact and the proposed ML-20 zoning would be consistent with the surrounding area. VIL INFRASTRUCTURAL CONSIDERATIONS A. Road The subject property is sandwiched between Kalanianaole Street and Kamehameha Avenue, both County owned and maintained roadways with 30-foot and 20-foot pavement widths, respectively. A newly constructed pedestrian sidewalk has been established on the north side of Kalanianaole Street. The primary ingress and egress point to the property will be from Kalanianaole Street, approximately 760 feet from the intersection of Kalanianaole Street and Kanoelehua Avenue in Hilo, Hawaii (Figure 2). An additional ingress/egress point will be established along Kamehameha Avenue. 33 A Traffic Impact Analysis has not been performed for the planned use. However, far fewer than 50 peak hour trips are anticipated. It appears that no access improvements, aside from the proposed driveway widening, would be required for the proposed use. B. Water The subject site is served by the County Department of Water Supply (DWS). Water demand will be determined in consultation with DWS based on water calculations for the proposed use. If necessary, water efficient fixtures will be installed and implemented throughout all buildings and practices to reduce the demand on water resources will be enforced. These include low flow systems and timed shut off for appropriate devices in all bathrooms, which will also reduce wastewater. C. Wastewater The wastewater system will integrate with the County's wastewater system that runs along Kalanianaole Street with sufficient capacity to support the proposed use. Water efficient practices discussed above will also reduce wastewater. D. Solid Waste and Hazardous Substances Hazardous materials are expected to be used outside of construction to operate the service bays and may include gas, oil, paints and coatings, solvents and degreasers, brake fluid, antifreeze, and air conditioning refrigerants. These materials will be properly handled and stored according to State and County laws, as well as Material Safety Data Sheets (MSDS)for each hazardous substance. By law, the County of Hawaii cannot accept hazardous waste from commercial or industrial businesses. These materials must be properly disposed of by a Department of Health approved facility or company. Similarly, solid waste will be managed by commercial haulers approved by the Department of Health. Anticipated solid waste to be generated by the proposed project may include scrap metal, plastic, batteries, and tires. A waste management plan can be prepared and implemented if necessary. E. Other Government Services As this property is a part of the downtown Hilo area, no extension of government services would be required. There is a Fire Station, Police Station and gas stations all located within 1.5 miles of the subject site. In addition, there are recreation facilities in the general area as well. As such, the project should not result in the extension of any government services. Further, the required public facilities are located reasonably proximate to the subject site. 34 F. Other Utilities All other utilities such as telephone, internet and electrical services are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity If the request were denied, the property would remain zoned V-.75 and the use of the property would be restricted to those uses permitted within resort zoning intended to accommodate the needs and desires of visitors. The applicant would not be permitted to operate its business on the property. While the resort use of this property would serve a purpose, given the Industrial LUPAG designation of the property and its location proximate to other Industrial zoning and uses, resort 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 The proposed action will not involve an irrevocable commitment, loss, or destruction of any natural, cultural, or historic resources. Earthwork will closely follow all mitigating measures and Best Management Practices to minimize impacts to natural resources. It is highly unlikely that any historic, archaeological, or cultural resources are present on the property as the parcel has been previously cleared and developed for commercial use for many years. However, in the event any historic, archaeological, or cultural features are discovered during construction, 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. The subject property is not a shoreline parcel and will therefore have no impact on public access to the shoreline or access to Reeds Bay or the Ice Pond. Proper mitigating measures and Best Management Practices will avoid irreversible or irretrievable commitment of any environmental resources. As such the proposed action is logical, reasonable and wholly consistent with established Special Management Area objectives and regulations. C. Mitigative Measures Best Management Practices for construction activities will be strictly followed to prevent adverse impacts to soil. Hawaii Administrative Rules Chapter 11-55, 35 Appendix C, under Special Conditions for Land Disturbances, describes the following construction management techniques to protect soil: a. Clearing and grubbing shall be held to the minimum necessary for grading and equipment operation. b. Construction shall be sequenced to minimize the exposure time of the cleared surface area. c. Construction shall be staged or phased for large projects. Areas of one phase shall be stabilized before another phase is initiated. Stabilization shall be accomplished by temporarily or permanently protecting the disturbed soil surface from rainfall impacts and runoff. d. Erosion and sediment control measures shall be in place and functional before earth moving operations begin. These measures shall be properly constructed and maintained throughout the construction period. e. All control measures shall be checked and repaired as necessary, for example, weekly in dry periods and within twenty-four hours after any rainfall of 0.5 inches or greater within a 24-hour period. During prolonged rainfall, daily checking is necessary. Record of checks and repairs must be maintained. f. Records of the duration and estimated volume of storm water discharge must be maintained. g. A specific individual shall be designated to be responsible for erosion and sediment controls on the project site. Grading plans will be developed with the following mitigating measures and BMPs: (a) "Storm Drainage Standards," County of Hawaii, 1970 and as revised (b) "Flood Control", Chapter 27 of the Hawaii County Code (c) Standards and regulations of the Federal Emergency Agency (FEMA) (d) "Erosion and Sedimentation Control", Chapter 10 of the Hawaii County Code (e) Conditions of an NPDES permit and any additional Best Management Practices required by the Board of Land and Natural Resources (f) Conditions of a Storm Water Pollution Prevention Plan, if required Best Management Practices for stormwater management will be used to minimize the impact of the project to the existing area's hydrology and maintain on-site infiltration and prevent polluted runoff from storm events. These BMPs may include, but are not limited to: • Minimizing soil loss and erosion by revegetating and stabilizing slopes and disturbed areas of soil. • Minimizing sediment loss by placing structural controls including silt fences, gravel bags, sediment ponds, check dams, and other barriers. • Applying sediment wattles and protective covers to soil and material stockpiles. • Gravel check dams in gutters. 36 • Constructing and use of stabilized construction vehicle entrance, with designated vehicle wash area that discharges to a sediment pond. • Washing of all vehicles in the designated wash area before leaving the project site. • Use of drip pans beneath vehicles to trap vehicle fluid. • Performing routine inspection and maintenance of structural BMPs by trained personnel. • Properly cleaning significant leaks or spills and disposing at an approved site. Reasonable measures to control airborne and visible fugitive dust from road areas are outlined by the Department of Health's Clean Air Branch. These measures include, but are not limited to: • Planning the different phases of construction, focusing on minimizing the amount of airborne, visible fugitive dust-generating materials and activities, centralizing on-site vehicular traffic routes, and locating potential dust- generating equipment in areas of the least impact. • Providing adequate water sources at the site prior to start-up of construction activities; Landscaping and providing rapid covering of bare areas, including slopes, starting from the initial grading phase. • Minimizing airborne, visible fugitive dust from shoulders, and access roads. • Providing reasonable dust control measures during weekends, after hours, and prior to daily start-up of construction activities. • Controlling airborne, visible fugitive dust from debris being hauled away from the project site. Following the guidelines of State and County requirements to minimize the possibility for spills and hazardous materials during construction, the applicant proposes the following: • Construction activities with the potential to produce polluted runoff will be limited to periods of low rainfall; • During construction, emergency spill treatment, storage, and disposal of all hazardous materials, will be explicitly required to meet all State and County requirements, and the contractor will adhere to "Good Housekeeping" for all appropriate substances, with the following instructions: o Onsite storage to minimum practical quantity of hazardous materials necessary to complete the job; o Fuel storage and use will be conducted to prevent leaks, spills or fires; o Products will be kept in their original containers unless un-resealable, and original labels and safety data will be retained; o Disposal of surplus will follow manufacturer's recommendation and all regulations; o Manufacturers' instructions for proper use and disposal will be strictly followed; o Regular inspection by contractor to ensure proper use and disposal; 37 o Onsite vehicles and machinery will be monitored for leaks and receive regular maintenance; o Construction materials, petroleum products, wastes, debris, and landscaping substances (herbicides, pesticides and fertilizers)will be prevented from blowing, falling, flowing, washing or leaching into the ocean; and o All spills will be cleaned up and properly disposed of immediately after discovery. • Unused materials and excess fill (if any) will be properly disposed of at an authorized waste disposal site. D. Alternatives to the Proposed Project i. No Project Under the status quo alternative, the site would remain in its present condition and zoning. The applicant would be unable to use the property for the proposed use as a car dealership and would need to find an alternate location. This would be difficult given the limited supply of ML zoning in the area. The zoning of the property would continue to conflict with its Industrial LUPAG designation. The site could be developed for another Resort-zoned use intended to accommodate the needs and desires of visitors, tourists and transient guests, such as a hotel or resort. This alternative would also continue to result in conflict between the zoning and LUPAG designations of the property. ii. Alternative Zoning The proposed use could potentially be achieved with a change of zone to the General Commercial (CG), Village Commercial (CV), Industrial- Commercial Mixed Use (MCX) or General Industrial (MG) zoning district. However, such districts would be less compatible with the surrounding area and land uses as no such zoning exists proximate to the site. Since there are already several other ML-zoned properties in the area, including the property immediate to the east of the subject site, ML zoning would be most consistent with the surrounding area. Additionally, such alternate zoning would permit a wider range of uses that might be incompatible with the surrounding area. iii. Evaluation of Alternatives The first alternative provided above is not ideal as it continues to create a conflict between the zoning designation of the property and its Industrial LUPAG designation. The second alternative is not ideal because alternate zonings would be less consistent with the surrounding area. Thus, the 38 requested ML zoning would be most appropriate for the site and future land use patterns as it would be more in line with the site's Industrial LUPAG designation and the surrounding zoning and land use. Based on the above, rezoning the property to ML-20 would be the best alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The LUPAG map designates the site Industrial, a designation that is conducive to ML-20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the General Plan document. For one, it may provide economic opportunities, from increased employment options and through the construction of improvements required in developing the site. The addition of commercial and industrial uses will also generate increased general excise and property taxes. In so doing, the resultant project should add revenues to the County and State coffers. The project intends to be energy conscious through the use of water efficient fixtures and practices as well as the promotion of electric and hybrid vehicle sales. 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 obj ectives. Aside from the limited vehicular transmission, air pollution associated with the project should be negligible. The County sewer line exists to the site so that all wastewater will be handled by County sewer. This should be sufficient to address any potential groundwater or coastal water impacts. A County grading permit, NPDES and SWPPP permits will be required to mitigate impacts to water quality. A list of best management practices (BMPs)will be established to properly manage storm water runoff. No long-term impacts are expected with the implementation of these BMPs and mitigating measures. 39 All State and County requirements to minimize the possibility for spills and hazardous materials will be following during construction phases. Hazardous materials are expected to be used outside of construction to operate the service bays and may include gas, oil, paints and coatings, solvents and degreasers, brake fluid, antifreeze, and air conditioning refrigerants. These materials will be properly handled and stored according to State and County laws, as well as Material Safety Data Sheets (MSDS)for each hazardous substance. By law, the County of Hawaii cannot accept hazardous waste from commercial or industrial businesses. These materials must be properly disposed of by a Department of Health approved facility or company. Similarly, solid waste will be managed by commercial haulers approved by the Department of Health. A waste management plan can be prepared and implemented if necessary. There are no drainage ways through the site. However, as there will be an added level of impervious surface resulting from the proposed development, a drainage study can be prepared and drywell(s) and/or similar types of accommodations will be implemented as needed to address any potential drainage and/or flooding issues. Such improvements would be done in accordance with the requirements of the Department of Public Works. No significant visual impacts are expected to occur. Landscaping will be used to beautify the site and provide shade for parking spaces but will be strategically planned to avoid blocking views to Reeds Bay and the shoreline. The proposed project will not cause significant or long-term impacts to air quality or noise levels. Limited effects would occur during construction but would be mitigated by BMPs. Rules and regulations outlined in Hawaii Administrative Rules Title 11, Chapter 46 "Community Noise Control," Chapter 59 "Ambient Air Quality," and Chapter 60.1 "Air Pollution," will be followed during all construction and operation activities. The site does not appear to have historic sites due in large measure to the prior commercial use 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(Io) 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 impact on rare or endangered plant or animal life in this area. Due to the General Plan LUPAG designation of the site as Industrial, the site is not a prime candidate for residential use and thus approval of the ML zoning will not significantly impact the housing element. The Plan also emphasizes that developments be mindful of an area's natural beauty. In this situation, the project 40 will be implemented in a manner where it does not retract from the natural beauty of the area and will not interrupt view planes. The subject site is not a shoreline parcel; therefore, the usual coastal resources concern is not pronounced. There will be no interference with shoreline access. Further, as the site is connected to the County sewer system, impacts to the coastal water will be minimized. There will be minimal impact to public facilities. Wastewater will continue to be handled by the County sewer system and the Department of Water Supply will continue to serve the site. The driveway access will be improved in a manner meeting with the approval of the Department of Public Works. The site is accessible by emergency vehicles and proximate to emergency services. As the project is commercial, it should have little or no direct impact to schools, parks and other related facilities. Nonetheless, there are parks and schools within a 2- mile radius of the subject site. Finally, in terms of the Economic and Land Use elements,the pertinent goals, policies, and standards of the General Plan note the following: Economic Elements • 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 be in balance with the physical and social environments of the island of Hawaii. • Strive for diversity and stability in the economic system. • Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural, and social environment. • Strive for an economic climate that provide its residents an opportunity for choice of occupation. • Strive for diversification of the economy by strengthening existing industries and attracting new endeavors. • Identify the needs of the business community and take actions that are necessary to improve the business climate. 41 Land Use Elements • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Encourage urban development within existing zoned areas already served by basic infrastructure, or close to such areas, instead of scattered development. • 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. • Provide for commercial developments that maximize convenience to its users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community, and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. 42 Discussion In view of the foregoing goals, policies, and standards, it is noted that the ML-20 zoning would be generally compatible with the surrounding area and the site's General Plan LUPAG designation of Industrial. As the City of Hilo and its surrounding area continue to grow, there is an increased need for industrially zoned lands to meet the needs of the growing population. Approval of the proposed ML-20 zoning will allow the applicant to continue to serve the commercial needs of the community and create job opportunities while developing and investing in its own fee-simple property. The proposed ML-20 zoning is consistent with the General Plan, the LUPAG map and surrounding land uses and zoning districts and will not require the extension of any public services. Necessary utilities, police and fire protective services are all already proximate to the site. The site does not have any on-site developmental constraints. It has been developed for commercial use with an existing approximately 6,400 square foot building for many years. Additionally, the property was also cleared by a previous owner with after-the-fact Special Management Area approval from the Hawaii County Planning Department. The land is relatively level and is designated as primarily Zone "Y' (areas outside of the 500-year flood)by the Federal Emergency Management Agency (FEMA)Flood Insurance Rate map (FIRM). The property's history of commercial uses renders the prospects of the site serving as a habitat for rare or endangered plant or animal life unlikely. There is also little likelihood that the site would have any archaeological features. Finally, all other standards for the development will be fulfilled. These include SMA permitting, plan approval, building permits, construction of required infrastructure, adherence to setbacks, uses, parking and the like. C. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted by the Planning Commission in 1975 and was intended to further define the General Plan and provide short and middle range implementation strategies of the General Plan. Since the adoption of the HCDP, there have been significant land developments in the City of Hilo. These developments along with many other changes in Hilo over the years render many of the HCDP land use concepts obsolete. 43 D. Zoning The designated zoning of the site is V-.75. Should the proposed zone change to ML-20 be approved, the requirements of the zoning code would generally be complied with, including use and related development standards. E. State Land Use Standards The State Land Use Designation is Urban. The Urban district generally includes lands characterized by "city like" concentrations of people, structures, and services. The ML-20 zoning is not contrary to the State Land Use Urban Standards. X. CONCLUSION Based on the consistency of the rezone request with the County's land use policies, approval of this request would be logical and reasonable. In addition, the request will help fulfil the need for more fee-simple industrial development opportunities and help generate additional revenue and jobs for the County. Lastly, the current zoning is consistent with the surrounding area and properties. The alternative of leaving the property in its current Resort zoning would not be ideal as it would provide more opportunity to accommodate the needs of visitors, tourists, and transient guests rather than the industrial-commercial needs of the community. While other zonings of a similar industrial nature could be achieved, the proposed NIL-20 zoning is the most sensible. 44 LEGAL DESCRIPTION: TMK #: (3rd) 2-1-006: 002 EXHIBIT A -FIRST: - All of that certain parcel of land(being all of the land(s)described in and covered by Land Patent Grant Number 10, 448 to Isao Ebisuzaki) situate, lying and being at Wai a kea kai, District of South Hilo, Island and County of Hawaii, State of Hawaii, being Government Remnant situate between the South side of Kalanianaole Street and Grant Number 5512 to John T. Brown and South of Kana kea Fish Pond and thus bounded and described: Beginning at the west corner of this parcel of land and on the south side of Kalanianaole Street, 70 feet wide,the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 2, 417 .25 feet north and 11,808.10 feet east as shown on Government Survey Registered Map 2537, and running by azimuths measured clockwise from true South: 1 . 2360 02' 48 " 15 3.3 8 ft along the south side of Kalanianaole St. 2. 3440 30' 00" 5.82 ft along Grant 5512 to John T. Brown 3 . 480 0 9' 00" 120.00 ft along same; 4. 900 00' 00" 39.40 ft. along same to the point of beginning and containing an area of 2,001 square feet,more or less. -SECOND: - All of that certain parcel of land (being portion (s) of the land (s) described in and covered by Land Patent Grant Number 5512 to John T.Brown)situate,lying and being at Waiakea, South Hilo, Island and County of Hawaii, State of Hawaii, and thus bounded and described as per survey dated March 3,2005: Beginning at the southwest corner of this parcel of land and on the north side of Kamehameha Avenue,the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 2,197.00 feet north and 11,746.00 feet east and running by azimuths measured clockwise from true South: 1. 1800 00, 00" 179.20 ft. along Grant 7204 to H.M.N. Kapuakela; 2. 2360 02' 48" 73.10 ft. along the southeast side of Kalanianaole Street; 3. 2700 00' 00" 39.40 ft.. along Grant 10,448 to Isao Ebisuzaki; 4. 2280 09' 00" 120.00 ft. along Grant 10,448 to Isao Ebisuzaki; 5. 1640 30' 00" 5.82 ft. along Grant 10,448 to Isao Ebisuzaki; 6. 236" 02' 48" 77.63 ft. along the southeast side of Kalanianaole St; 7. 3140 45' 10" 49.06 ft. along the remainder of Grant 5512 to John T. Brown; 8. 3600 00' 00" 314.51 ft. along the remainder of Grant 5512 to John T. Brown and Lots 2 and 4 Land Court Application No. 1844; 9. 900 00, 00" 287.10 ft. along the north side of Kamehameha Avenue to the point of beginning and containing an area of 1.749 acres,more or less SUBJECT HOWEVER,to the following: 1. Unrecorded GRANT OF EASEMENT by E. EBISUZAKI, LTD. to HAWAII ELECTRIC LIGHT COMPANY, INC. , dated May 17, 1973, as mentioned in instrument recorded in Liber 9167 at Page 2. 2. FINAL ORDER CONDEMNATION dated January 30, 1967, filed in the Circuit Court of the Third Judicial Court and recorded in Liber 5858 at Page 275, in favor of the State of Hawaii,for clear zone Easement No.21,more particularly described as follows : CLEAR ZONE EASEMENT NO. 21 Beginning at a height of 49.54 feet from mean sea level, over and above the following described parcel of land: Being a portion of Grant 5512 to John T. Brown, Land situated at Waiakea, South Hilo, Island and County of Hawaii. Beginning at the southwest corner of this piece of land,being also the southeast corner of Grant 7204 to H. M.N. Kapuakela, on the north side of Kamehameha Avenue,the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 2,197.00 feet north and 11,746.00 feet east, thence running by azimuths measured clockwise from true South: 1. 1800 00, 00" 178.43 ft. along Grant 7204 to H.M.N. Kapuakela 2. 2360 02' 48" 72.78 ft. along the southeast side of Kalanianaole St. 3. 2780 31' 10" 229.26 ft. along the northerly side of clear zone of easement, General Lyman Field, along the remainder of Grant 5512 to John T. Brown 4. 3600 00, 001, 0.12 ft along same 5. 3600 00, 00" 185.00 ft. along the remainder of Grant 5512 to John T. Brown 3 6. 900 00, 001, 287.10 ft along the north side of Kamehameha Avenue to the point of beginning and containing an area of 57,821 ssquare feet or 1.327 acres more or less 3. Future road widening setback along the north side of Kalanianaole Avenue along course #2, as per survey prepared by Robert T. Shirai with Island Survey, Inc. dated November 11, 2004. Affects TMK(3)2-1-006: 002 This description taken from vesting deed of subject parcel per Document No. 2005-065154. Recorded Apr. 5, 2005, Bureau of Conveyances. .,EL 13 O I.Ic sEo pRomssp suR&-roa Na 11245 4 Zoho Sign Document ID:2A6681 DB-WIRRHUM2L5CJ3YWP-OOGVOBRWJER1 UBGCE-CK9UQT54 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION COUNTY OF HAWAI`I PLANNING COMMISSION (Type or legibly print the requested information) APPLICANT(S): Aloha Kia APPLICANT'S SIGNATURE: DATE: May 19 2023 14:00 PDT ADDRESS: 2841 N. Nimitz Highway, Honolulu, HI 96819 LIST APPLICANT'S INTEREST (if not owner): _applicant intends to purchase property PHONE: (Bus.) _808-792-8904 (Res.) _ (Email) russw@alohakia.com REQUEST: To obtain a SMA Major Permit in order to develop a car dealership and service station within a Special Managment Area existing: V-.75 TAXMAPKEY: (3) 2-1-006:002 ZONING: proposed: ML-20 SIZE OF PROPERTY/AREA OF REQUESTED USE: 1.7949 acres 1.7949 acres LANDOWNER(S): 92 Kalanianaole LLC FEE SIMPLE LANDOWNER(S) WRITTEN AUTHORIZATION (may be provided by letter with the below statement included): DATE: �wyN�w DATE: May 18 2023 17:49 PDT AGENT: Land Planning Hawaii LLC AGENT ADDRESS: 194 Wiwoole Street, Hilo, HI 96720 PHONE: (Bus.) 808-333-3393 (Res.) (Email) info@landplanninghawaii.com Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Agent COPIES: Applicant Planning Dept. Exhibit __. 2 • Generated on May 19,202314:01 PDT Certificate of Completion Summary Document ID : 2A6681DB-WIRRHUM2L5CJ3YWP-OOGVOBRWJERIUBGCE-CK9UQT54 Document Name : Aloha Kia-Change of Zone&SMA Major Applications&Letters of Authorization Sent by : Katrina Kern <katrina@landplanninghawaii.com> Organization : Land Planning Hawaii LLC 194 Wiwoole St.,Hilo,Hl,United States 96720 Sent on : May 18,2023 15:31 PDT Signers Completed on : May 19,202314:00 PDT Receives a copy : 0 Sign order : Random Approvers : 0 No.of documents : 4 Recipients �x Russ Wong Signature Signer russw@alohakia.com Emailed on : May 19,2023 13:38 PDT Accessed from : 173.197.106.138 Viewed on : May 19,202314:01 PDT Device used : Web Terms agreed on : May 19,2023 13:59 PDT Authentication type : None Signed on : May 19,2023 14:00 PDT Signatory ID : 5FB9A38B49F6369D259450 C7940936FDA192610E35C3 2780D694402D36F8B728 x Chris Tamm Signature Signer baylight@baylighting.com Emailed on : May 18,2023 15:31 PDT Accessed from : 72.234.104.27 Viewed on : May 18,2023 17:52 PDT Device used : k`;,p. Terms agreed on : May 18,2023 17:46 PDT Authentication type : None Signed on : May 18,2023 17:49 PDT Signatory ID : 4F437545DD66DD1369764C 38D43195194D9EC9EOA007 BD66398DCDOB5B25B050 SPECIAL MANAGEMENT AREA USE PERMIT APPLICATION ALOHA KIA WAIAKEA, SOUTH HILO, HAWAI`I TMK: (3) 2-1-006:002 Table of Contents I. BACKGROUND INFORMATION ..........................................................................4 A. EIS ...........................................................................................................................4 B. Project Description, Objectives, and Reasons ........................................................4 C. Property Description ...............................................................................................6 D. Project Valuation ....................................................................................................6 E. State/County Plans Affecting Request ....................................................................6 StateLand Use ............................................................................................6 DLNR Conservation District ....................................................................10 County General Plan .................................................................................10 F. Special Management Area & HRS 205A Guidelines Discussion ........................15 HRS 205A-2 Objectives ...........................................................................15 HRS205A-2 Policies.................................................................................17 G. Surrounding Zoning and Land Uses .....................................................................23 H. Flood Insurance Rate Map.....................................................................................23 1. Archaeological Resources......................................................................................23 J. Floral and Faunal Resources .................................................................................26 K. Valued Cultural Resources ...................................................................................26 L. Public Access.........................................................................................................27 M. Description of Access............................................................................................27 N. Traffic Impacts ......................................................................................................27 O. Availability of Utilities .........................................................................................28 P. Potential Areas of Concern....................................................................................28 II. ANTICIPATED IMPACTS .....................................................................................30 A. Environmental Setting ...........................................................................................30 B. Relationship to Land Use Plans and Policies.........................................................34 C. Probable Environmental Impact ............................................................................34 D. Unavoidable Adverse Environmental Effects........................................................36 E. Alternatives to Proposed Action ...........................................................................37 F. Irreversible and Irretrievable Commitment of Resources .....................................37 Figures Figure1: Location Map ..................................................................................................................5 Figure2: Site Plan............................................................................................................................7 Figure3: Elevations ........................................................................................................................8 Figure 4: State Land Use Designation Map.....................................................................................9 Figure 5: Land Use Pattern Allocation Guide (LUPAG) Map .....................................................11 Figure 6: Hawaii County Zoning Map .........................................................................................24 Figure7: FIRM Map......................................................................................................................25 Figure 8: Tsunami Evacuation Zone Map .....................................................................................29 Figure 9: Map of 3.2-Foot Sea Level Rise.....................................................................................33 3 I. BACKGROUND INFORMATION A. EIS The proposed project was evaluated with respect to Hawaii Revised Statutes Chapter 343-5 and no triggers were identified. Therefore, further environmental review should not be required beyond what is detailed in this report. B. Project Description, Objectives and Reasons Aloha Kia("applicant") is requesting a Special Management Area Use Permit to develop a car dealership and service station on a 1.7949-acre lot located in the Special Management Area(SMA) in Waiakea, South Hilo. The subject property is identified as TMK(3): 2-1-006:002 and is located on the south side of Kalanianaole Street, across from the Reeds Bay Ice Ponds and approximately 760 feet from the intersection of Kalanianaole Street and Kanoelehua Avenue (Figure 1). Aloha Kia is a well-established car dealership in Hilo that provides a vast selection of new and used vehicles as well as automotive services from their current location at 226 Kanoelehua Avenue. Aloha Kia wishes to move their operation to the subject site where they plan to convert an existing 6,400 square foot commercial building into a showroom, sales offices, and parts department. A 1,120 square foot roof addition is proposed on the southwest side of the existing building to support offices and a lounge area. A new 6,770 square foot building is proposed to house eight(8) service bays and a detailing area. One hundred thirty-five (135)parking stalls are proposed for customers, employees, and sales inventory. The subject property is zoned Resort-Hotel District, with a minimum land area per dwelling or rental unit of 750 square feet (V-.75). A change of zone application will also be submitted for the proposed project, which will request Limited-Industrial-20 (ML-20) zoning. Proiect Obiectives The project objective is to develop a car dealership and service station on the subject property. Aloha Kia's current location is at 226 Kanoelehua Avenue. The applicant wishes to relocate to the subject property, which will allow them to improve and expand their current operation, while remaining within the commercial area of Hilo. Project Components Aloha Kia proposes to utilize the existing 6,400 square foot building with a 1,120 square foot addition for a showroom and display area, nine (9) offices for the sales and parts department, and a service lounge. This building also proposes one (1)public restroom for women and one (1) for men. 4 F- � .o i �� ^^i p•^reR �J 4 a` anT$n:n the 4 ^ a�an5i N-2_ t «w � r e S aa�♦ O c' I Z u i —Z 20NV k $a O� W 4{ioN an,fL e`n _raw«u 2 y O 07 PEA' 1-7a'1S Rip; z� al Ru u• W?u� a N o.� •`ii xJc N".aw 1 NI U _ a _ k��. 'Y•`°`. my EYaS. .,•<� «a e <n Q.a Nmll e ka AMA w O oo•*m s Y _ a lwY ✓ti3,�oH✓ _ N � :� _��� � gym• *� pp.. ,JJi � Iq lwt uN I a t= 4 e W it a'I h �I = 2 0 V n ti. v r W ae /62 -Al 6 C. A breakroom and bathroom are proposed for staff use. A new 6,770 square foot building is proposed to house eight(8) service bays and a detailing area. A breakroom, locker room, one (1)half bath and shower room are also proposed for employee use. Ninety (90)parking stalls are proposed for retail sales inventory and forty-five (45) for customers and staff. Three (3) loading zones will also serve the site. Figure 2 displays the proposed site plan and project components, and Figure 3 shows the elevations. Operating hours would be between 8:30 AM and 7:00 PM Monday to Saturday, closed Sundays. Approximately twenty (20)peak hour vehicular trips are expected for service visits and car sales. The project would support fifteen (15) employees. Water is available through the Hawaii County Department of Water Supply. Water capacity will be determined in consultation with DWS based on water calculations for the proposed use. Wastewater will be handled through the county sewer system. Water efficient fixtures and practices will be implemented throughout the development and site to reduce water use. Electricity is available through Hawaiian Electric Light Company. C. Property Description The subject property is located on the south side of Kalanianaole Street, across from the Reeds Bay Ice Ponds and approximately 760 feet from the intersection of Kalanianaole Street and Kanoelehua Avenue in Hilo, Hawaii. The property is sandwiched between Kalanianaole Street and Kamehameha Avenue, is just northwest of the Hilo Airport and is approximately 0.5 miles from the Hilo Harbor. The building on the subject site is permitted for commercial use. According to Building Division records, the structure was once permitted as offices and was later converted to retail and restaurant uses. D. Project Valuation Tentatively,plans call for securing all necessary permissions and permits by mid- 2024. Project improvements and renovations are planned to be completed by early- 2025. The estimated cost of improvements for this project will be approximately $1,000,000. E. State/County Plans Affecting Request State Land Use The State Land Use Designation of the subject property is Urban (Figure 4). The applicant is seeking a Change of Zone from Resort-.75 (V-.75) to Limited Industrial- 20 (ML-20). 6 CD w e J O oz- Q Zpo Q 0 U 0'ZY��g s- X° �W° °ao a _ > s4 mo°� �o� Q�� <� 8�a =wo a xu n �a �� H�� oo Oo° z &; 3 b �W�o U)LU o w¢ Q O a Y F. o Z) ZLLZ) 0 o ws s sa w 3 3 rnLL v)LL �O - u d a c9° �c�� 0- w ., 1 ❑ El se,o 6u�P, y9y� Spp�ggB g b * 35 5 9 LU ti d W el 06 \ fin`] ' A w w 10 LLI CL 0- ao k Q o ® 1 W Pad' 8 Q�a2 xxaS S g m Sem S o° Li r� J Qw M 6) it GA ..r �I 3' uA qd 3 nn J r --- e c � k k W Z J O O W Z Z z s s s m Elm m W° w§ Wa LI y y y , � y 0 o� i LL 4-1 W � � __LiU l a The proposed action to utilize the existing 6,400 square-foot building and construct a new 6,770 square-foot building will be consistent with the Urban designation and will not be contrary to the objectives sought to be accomplished by State and Land Use Laws and Regulations. DLNR Conservation District The property is located outside of the Department of Land and Natural Resources Conservation District. County General Plan The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The County General Plan Land Use Pattern Allocation Guide ("LUPAG") map designates the site as Industrial (Figure 5). 2.2 Goals a. Provide residents with opportunities to improve their quality of life through economic development that enhances the County's natural and social environments. b. Economic development and improvement shall be in balance with the physical, social, and cultural environments of the Island of Hawaii. c. Strive for diversity and stability in the economic system. d. Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural, and social environment. e. Strive for an economic climate that provides its residents an opportunity for choice of occupation. £ Strive for diversification of the economy by strengthening existing industries and attracting new endeavors. g. Strive for full employment. Discussion: The proposed project will expand and improve upon essential auto sales and services that already serve the Hilo community. Car dealerships and repair are in high demand, and Aloha Kia's previous success within the community is proof that such services are continuing to grow. Additionally, the proposed project will employee fifteen (15) full-time staff. This development will meet the economic needs of the community and improve quality of life, while keeping in balance with the physical, social, and cultural environments of the island. 10 \ z. iT-77-7 l i W o r � i i O L •� O �r 4.2 Goals b. Define the most desirable use of land within the County that achieves an ecological balance providing residents and visitors the quality of life and an environment in which the natural resources of the island are viable and sustainable. c. Maintain and, if feasible, improve the existing environmental quality of the island. d. Control pollution. 4.4 Standards a. Pollution shall be prevented, abated, and controlled at levels that will protect and preserve the public health and well-being, through the enforcement of appropriate Federal, State, and County standards. b. Incorporate environmental quality controls either as standards in appropriate ordinances or as conditions of approval. c. Federal and State environmental regulations shall be adhered to. Discussion: A County grading permit, National Pollutant Discharge Elimination System (NPDES) and Storm Water Pollution Prevention Plan(SWPPP)permits will be required to mitigate impacts to water quality and coastal resources. Wastewater will be handled through the county sewer system. Solid and hazardous waste will be properly disposed of by commercial facilities approved by the Department of Health. Hazardous materials will be properly handled and stored according to State and County laws, as well as Material Safety Data Sheets (MSDS) for each hazardous substance. A waste management plan can be prepared and implemented if necessary. Aloha Kia will also promote and sell electric and hybrid vehicles, which will contribute to the reduction of greenhouse gas and other vehicular emissions. 5.2 Goals a. Protect human life. b. Prevent damage to man-made improvements. c. Control pollution. d. Prevent damage from inundation. e. Reduce surface water and sediment runoff. f. Maximize soil and water conservation. 5.3 Policies g. Development-generated runoff shall be disposed of in a manner acceptable to the Department of Public Works and in compliance with all State and Federal laws. q. Consider natural hazards in all land use planning and permitting. 12 5.4 Standards a. "Storm Drainage Standards," County of Hawaii, October, 1970, and as revised. b. Applicable standards and regulations of Chapter 27, "Flood Control," of the Hawaii County Code. c. Applicable standards and regulations of the Federal Emergency Management Agency (FEMA). d. Applicable standards and regulations of Chapter 10, "Erosion and Sedimentation Control," of the Hawaii County Code. e. Applicable standards and regulations of the Natural Resources Conservation Service and the Soil and Water Conservation Districts. Discussion: The subject property is not a shoreline parcel, however, is located across from the Reed's Bay Ice ponds and is located within the Tsunami Evacuation Zone. Civil defense sirens are located roughly 550 feet west of the subject property on the corner of Kalanianaole Street and Highway 11. An emergency preparedness and response plan can be prepared for the proposed development if required. There are no known hazards on site relating to stream flooding, erosion, or subsidence. 7.2 Goals b. Protect scenic vistas and view planes from becoming obstructed. 7.3 Policies a. Protect the views of areas endowed with natural beauty by carefully considering the effects of proposed construction during all land use reviews. Discussion: The proposed project will not impact any identified valued scenic resources and will conform to the character of other developments in the area. Views from nearby properties and roads will not change significantly. Landscaping will be used to beautify the site and provide shade for parking spaces but will be designed to avoid blocking views to Reeds Bay and the shoreline. 8.2 Goals a. Protect and conserve the natural resources from undue exploitation, encroachment, and damage. d. Protect rate or endangered species and habitats native to Hawaii. Discussion:No impacts are anticipated to flora and fauna. Minimal flora exists on the property because of its current and past use. The site is mainly mowed grass and gravel with minimal ornamental plants fronting Kalanianaole Street. The commercial and industrial nature of the surrounding area make it unlikely to find protected or endangered fauna near the subject site. 13 10.1.2 Goal a. Encourage the provision of public facilities that effectively service community and visitor needs and seek ways of improving public service through better and more functional facilities in keeping with the environmental and aesthetic concerns of the community. 14.1.2 Goals a. Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. £ Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. 14.1.3 Policies f. Encourage the development and maintenance of communities meeting the needs of its residents in balance with physical and social environment. j. Encourage urban development within existing zoned areas already served by basic infrastructure, or close to such areas, instead of scattered development. Discussion: The requested action will allow the applicant to move its operations to a larger property in a better suited location with more convenient access to its customers. The subject property is also closer to Hilo Harbor and therefore in a more convenient location to receive inventory. Thus, the proposed project should enhance the applicant's economic opportunity. Further, the subject site is in an area served by adequate utilities and would be in keeping with the surrounding area. The proposed project would require a change of zone to ML-20, which is arguably a more suitable zoning, intended to serve the local community, rather than Resort zoning intended to accommodate the needs of tourists and visitors. Hilo Community Development Plan The Hilo Community Development Plan(HCDP) was adopted by the Planning Commission in 1975 and was intended to further define the General Plan and provide short and middle range implementation strategies of the General Plan. Since the adoption of the HCDP, there have been significant land developments in the City of Hilo, including the shopping complexes in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the University complexes, and commercial/industrial uses along the southern portion of the Waiakea Houselots area. These developments along with many other changes in Hilo over the years render many of the HCDP land use concepts obsolete. Although the document was reviewed by the County Council, the HCDP was never adopted by ordinance. When the HCDP was drafted, it's Land Use Allocation Map identified the subject area as Resort. However, this designation conflicts with the 14 area's General Plan designation of Industrial. Further, Limited Industrial zoning of the subject property would be more in line with the surrounding zoning and land use in the area as adjacent properties to the East and across the street to the south are all Industrially zoned. Additionally, the adjacent property to the west, owned by Suisan Properties Ltd, underwent a similar rezoning from V-S-7.5 to ML-20 in 1981, after drafting of the HCDP. The General Plan has been updated since 1975, while the HCDP has not. While the requested ML-20 zoning is not consistent with the HCDP, it is consistent with other developments in the surrounding area and the legally mandated General Plan LUPAG map and policies. F. Special Management Area & HRS 205A Guidelines Discussion HRS 205A-2 Obiectives (])(A)Provide coastal recreational opportunities accessible to the public. The subject property is located across from the Reeds Bay Ice Ponds, which is frequently used for recreational activities. The proposed project will not impact access to the ponds or the larger Reeds Bay area. (2)(A) Protect,preserve, and, where desirable, restore those natural and manmade historic and prehistoric resources in the coastal zone management area that are significant in Hawaiian and American history and culture. Although no commissioned archaeological survey of the site was conducted it is highly unlikely that any historic sites would be found on the property as the parcel has been developed for commercial use with an existing approximately 6,400 square foot commercial building and parking lot for many years. However, in the event any archaeological or historical features are found during any earth disturbance activity, work will stop within the affected area and appropriate clearances from the State Historic Preservation Division (SHPD) and County Planning Department will be secured before work resumes. (3)(A) Protect,preserve, and where desirable, restore or improve the quality of coastal scenic and open space resources. The proposed project will not have a significant impact on the area's scenic and open space resources. The site has been used for commercial use for many years. The existing building will be utilized for the proposed parts and sales building with a 1,120 square-foot addition. One (1) new 6,770 square-foot service building is proposed on the southwest side of the lot, fronting Kamehameha Avenue. The property will utilize landscaping to beautify the lot and will be strategically designed to avoid scenic view impacts to the shoreline and Reeds Bay. No 15 building will exceed 23 feet in height and will be consistent with the aesthetic of the surrounding area. (4)(A)Protect valuable coastal ecosystems, including reefs, beaches, and coastal dunes,from disruption and minimize adverse impacts on all coastal ecosystems. The proposed project will be developed in accordance with construction Best Management Practices to minimize adverse impacts to air pollution, sedimentation, and erosion, control stormwater runoff, and wastewater management. A County grading permit, NPDES and SWPPP permit are required prior to the start of construction. The proposed development will integrate with the County sewer system and will control potential stormwater runoff. Relative to coastal ecosystems, there should be little, if any, adverse impacts. By utilizing a previously disturbed site,potential adverse impacts to natural landscapes and ecosystems on alternative locations are avoided. (5)(A)Provide public or private facilities and improvements important to the State's economy in suitable locations. The proposed development would provide temporary employment for local construction workers and would support the local economy through the purchase of local construction materials. The site would support fifteen (15) full time employees and would provide essential car sales and service to the Hilo community. Overall, the project would stimulate and support the general economic stability and development of the Hilo area. (6)(A)Reduce hazard to life and property from coastal hazards. The subject property lies between 5-20 feet above sea level with a gradual increase in elevation in the mauka direction, generally south. The site lies within the Tsunami Evacuation Zone. Civil defense sirens are located roughly 550 feet west of the subject property on the corner of Kalanianaole Street and Highway 11. An emergency preparedness and response plan can be prepared for the proposed development if required. There are no known hazards on site relating to stream flooding, erosion, subsidence, or pollution. (7)(A)Improve the development review process, communication, and public participation in the management of coastal resources and hazards. The proposed project will be consistent with preserving,protecting, and participating in the public review process. The public will be able to participate in the proposed project during the Planning Commission public meetings and testimony process to voice support and/or concerns. The public will have the opportunity to participate during the Special Management Area application as well as the request for Change of Zone application. 16 (8)(A) Stimulate public awareness, education, and participation in coastal management. As this is a managing authority related policy, it is not applicable. (9)(A)Protect beaches and coastal dunes for.- (i)Public use and recreation; (ii) The benefit of coastal ecosystems; and (iii) Use as natural buffers against coastal hazards; and The subject site is roughly 70 feet from the Reeds Bay Ice Ponds and will not directly impact the shoreline. Proposed mitigating measures for storm water and wastewater concerns will prevent impacts to public use and recreation and coastal ecosystems. (9)(B) Coordinate and fund beach management and protection. As this is a managing authority related policy, it is not applicable. (10)(A)Promote the protection, use, and development of marine and coastal resources to assure their sustainability. A County grading permit,NPDES and SWPPP permits will be required to mitigate impacts to water quality and coastal resources. Wastewater will be handled through the county sewer system. No long-term impacts are expected with the implementation of these BMPs and mitigating measures. By utilizing a previously disturbed site,potential adverse impacts to natural landscapes and ecosystems on alternative locations are avoided. HRS 205A-2 Policies (1)(A)Improve coordination and funding of coastal recreational planning and management. As this is a managing authority related policy, it is not applicable. (1)(B) Provide adequate, accessible, and diverse recreational opportunities in the coastal zone management area by: (i)Protecting coastal resources uniquely suited for recreational activities that cannot be provided in other areas; (ii)Requiring restoration of coastal resources that have significant recreational and ecosystem value, including but not limited to coral reefs, surfing sites, fishponds, sand beaches, and coastal dunes, when these resources will be unavoidably damaged by development; or requiring monetary compensation to the State for recreation when restoration is not feasible or desirable; 17 (iii)Providing and managing adequate public access, consistent with conservation of natural resources, to and along shorelines with recreational value; (iv) Providing an adequate supply of shoreline parks and other recreational facilities suitable for public recreation; (v) Ensuring public recreational uses of county, state, and federally owned or controlled shoreline lands and waters having recreational value consistent with public safety standards and conservation of natural resources; (vi)Adopting water quality standards and regulating point and nonpoint sources of pollution to protect, and where feasible, restore the recreational value of coastal waters; (vii) Developing new shoreline recreational opportunities, where appropriate, such as artificial lagoons, artificial beaches, and artificial reefs for surfing and fishing; and (viii) Encouraging reasonable dedication of shoreline areas with recreational value for public use as part of discretionary approvals or permits by the land use commission, board of land and natural resources, and county authorities; and crediting that dedication against the requirements of section 46-6; The recreational resources policies pertain to improving coordination and funding of coastal recreational planning and management and providing adequate, accessible, and diverse recreational opportunities in the coastal zone management area. As these are managing authority related policies, they are not applicable to this application. However, the proposed project will not impede on public access or recreational resources. (2)(A)Identify and analyze significant archaeological resources; (2)(B)Maximize information retention through preservation of remains and artifacts or salvage operations; and (2)(C) Support state goals for protection, restoration, interpretation, and display of historic resources; The historic resource policies pertain to identifying, analyzing,preserving, and protecting historic resources. As there are no known historic sites on the property, this policy does not apply. However, in the event any undiscovered historical, archaeological, or cultural resources are identified on the property, work will cease in the immediate area and the Department of Land and Natural Resources, State Historic Preservation Division will be contacted for appropriate action. (3)(A)Identify valued scenic resources in the coastal zone management area; (3)(B) Ensure that new developments are compatible with their visual environment by designing and locating those developments to minimize the alteration of natural landforms and existing public views to and along the shoreline; (3)(C)Preserve, maintain, and, where desirable, improve and restore shoreline open space and scenic resources; and 18 (3)(D) Encourage those developments that are not coastal dependent to locate in inland areas; The proposed project will not impact any identified valued scenic resources and will conform to the character of other developments in the area. Views from nearby properties and roads will not change significantly. Landscaping will be used to beautify the site and provide shade for parking spaces but will be strategically planned to avoid blocking views to Reeds Bay and the shoreline. No open space resources will be impacted. The property has been developed and used commercially for many years and will not impede on public access or recreational resources. (4)(A) Exercise an overall conservation ethic, and practice stewardship in the protection, use, and development of marine and coastal resources; The proposed project will practice an overall conservation ethic towards natural resource management and will not have any significant long-term impacts to water quality, coastal resources, flora or fauna, air quality,noise pollution, or scenic resources. Relative to coastal ecosystems, there should be little, if any, adverse impacts. The development will integrate with the County sewer system and will control potential stormwater runoff. By utilizing a previously disturbed site,potential adverse impacts to natural landscapes and ecosystems on alternative locations are avoided. (4)(B)Improve the technical basis for natural resource management; As this is a managing authority related policy, it is not applicable. However, as discussed above, the project will practice stewardship in the protection of all natural resources. The project will also use water efficient fixtures and practices throughout all buildings and activities to reduce the demand on water resources. These include low flow systems and timed shut off for appropriate devices in all bathrooms, which will also reduce wastewater. (4)(C)Preserve valuable coastal ecosystems of significant biological or economic importance, including reefs, beaches, and dunes; A County grading permit,NPDES and SWPPP permits will be required to mitigate impacts to water quality and coastal resources. Wastewater will be handled through the county sewer system. No long-term impacts are expected with the implementation of these BMPs and mitigating measures. (4)(D) Minimize disruption or degradation of coastal water ecosystems by effective regulation of stream diversions, channelization, and similar land and water uses, recognizing competing water needs; and 19 The planned development proposes no stream diversions, channelization's or similar drainage or water use components. (4)(E)Promote water quantity and quality planning and management practices that reflect the tolerance offresh water and marine ecosystems and maintain and enhance water quality through the development and implementation of point and nonpoint source water pollution control measures; (5)(A) Concentrate coastal dependent development in appropriate areas; As this is a managing authority related policy, it is not applicable. (5)(B) Ensure that coastal dependent development and coastal related development are located, designed, and constructed to minimize exposure to coastal hazards and adverse social, visual, and environmental impacts in the coastal zone management area; and The proposed project is planned, with appropriate mitigating measures, to minimize potential adverse social, visual, and environmental impacts. Any effect that may result will be minimized to the extent practicable and is clearly outweighed by public health, safety, and welfare, and other compelling public interest. (S)(C)Direct the location and expansion of coastal development to areas designated and used for that development and permit reasonable long-term growth at those areas, and permit coastal development outside of designated areas when: (i) Use of designated locations is not feasible; (ii)Adverse environmental effects and risks from coastal hazards are minimized; and (iii) The development is important to the State's economy; The subject property is not a shoreline parcel nor is it coastal dependent. The parcel is designated as Industrial according to the LUPAG map and is therefore an appropriate site for the requested action. (6)(A)Develop and communicate adequate information about the risks of coastal hazards; As this is a managing authority related policy, it is not applicable. (6)(B) Control development, including planning and zoning control, in areas subject to coastal hazards; (6)(C)Ensure that developments comply with requirements of the National Flood Insurance Program; and 20 (6)(D) Prevent coastal flooding from inland projects; (7)(A) Use, implement, and enforce existing law effectively to the maximum extent possible in managing present and future coastal zone development; (7)(B)Facilitate timely processing of applications for development permits and resolve overlapping or conflicting permit requirements; and (7)(C) Communicate the potential short and long-term impacts ofproposed significant coastal developments early in their life cycle and in terms understandable to the public to facilitate public participation in the planning and review process; The managing development policies relate to use, implementation and enforcement of laws, processing of applications for development permits and communication of coastal development impacts to the public. As these are managing authority related policies, they are not applicable to this application. (8)(A)Promote public involvement in coastal zone management processes; (8)(B) Disseminate information on coastal management issues by means of educational materials,published reports, staff contact, and public workshops for persons and organizations concerned with coastal issues, developments, and government activities; and (8)(C) Organize workshops,policy dialogues, and site-specific mediations to respond to coastal issues and conflicts; The public participation policies relate to promoting public involvement and dissemination of information with respect to coastal zone management. These are managing authority related policies and are not applicable to this application. The public will be able to participate in the proposed project during the Planning Commission public meetings and testimony process to voice support and/or concerns. (9)(A)Locate new structures inland from the shoreline setback to conserve open space, minimize interference with natural shoreline processes, and minimize loss of improvements due to erosion; (9)(B)Prohibit construction of private shoreline hardening structures, including seawalls and revetments, at sites having sand beaches and at sites where shoreline hardening structures interfere with existing recreational and waterline activities; (9)(C)Minimize the construction of public shoreline hardening structures, including seawalls and revetments, at sites having sand beaches and at sites where shoreline hardening structures interfere with existing recreational and waterline activities; (9)(D) Minimize grading of and damage to coastal dunes; The subject property is not located adjacent to the shoreline and will not impact coastal dunes. (9)(E)Prohibit private property owners from creating a public nuisance by inducing or cultivating the private property owner's vegetation in a beach transit corridor; and 21 (9)(F)Prohibit private property owners from creating a public nuisance by allowing the private property owner's unmaintained vegetation to interfere or encroach upon a beach transit corridor. The subject property is not located next to the shoreline and will therefore not encroach upon or disrupt the public shoreline access or access to Reeds Bay. (10)(A) Ensure that the use and development of marine and coastal resources are ecologically and environmentally sound and economically beneficial; (10)(B) Coordinate the management of marine and coastal resources and activities to improve effectiveness and efficiency; (10)(C)Assert and articulate the interests of the State as a partner with federal agencies in the sound management of ocean resources within the United States exclusive economic zone,- (]0)(D) Promote research, study, and understanding of ocean and coastal processes, impacts of climate change and sea level rise, marine life, and other ocean resources to acquire and inventory information necessary to understand how coastal development activities relate to and impact ocean and coastal resources; and (10)(E) Encourage research and development of new, innovative technologies for exploring, using, or protecting marine and coastal resources. The marine resources policies relate to the development of marine and coastal resources, coordination of marine and coastal activities, forging State partnerships, promoting research of ocean and coastal processes, and encouraging new technologies for exploring, using, and protecting marine and coastal resources. These are managing authority related policies and are not applicable to this application. Based on the foregoing, it is concluded that the proposed improvements are consistent with the objectives,policies, and guidelines of the Special Management Area Rules and Regulations. Specifically: A. The proposed project will not have any substantial, adverse environmental or ecological effect. No adverse long-term impacts are expected to air or water quality, scenic views, soil, coastal resources or flora and fauna. Mitigating measures and best management practices will protect all natural resources. Further, the proposed improvements will not generate any adverse effects by themselves or in conjunction with other individual developments, nor will the proposed improvements pose a potential cumulative impact which would result in a substantial adverse environmental or ecological affect or the elimination of planning options. Appropriate mitigative measures will be taken to address any potential adverse impacts of this project. 22 B. The proposed activities are consistent with the County General Plan and County Zoning Code. The proposed project is consistent with the County General Plan. A request to change the zoning of the subject site from Resort-.75 (V-.75) to Limited Industrial-20 (ML-20) will be submitted to the Hawaii County Planning Department. Consistency of this change of zone request to the County zoning code will be thoroughly discussed in the rezone application separately. However, generally, industrial zoning for this property is consistent with the surrounding area and would better serve the needs of the community. G. Surrounding Zoning and Land Uses The surrounding area has mixed zoning but is generally commercial and industrial in nature. Limited Industrial District with a minimum land area of 20,000 square feet (ML-20), and General Industrial District with a minimum land area of 1-acre (MG- 1 a) are located to the south and east. Resort-Hotel District with a required land area of 750 square feet(V-.75) and Open zoning is located to the north. To the west is V-.75 and Open zoning, as well as General Commercial District with a minimum land area of 10,000 square feet (CN-10) and Industrial-Commercial Mixed District with a minimum land area of 20,000 square feet(MCX-20). Reeds Bay is also located roughly 70 feet to the north (Figure 6). The proposed development and associated improvements will be designed and constructed in a manner that is in keeping with the surrounding area. H. Flood Insurance Rate Map The Federal Emergency Management Agency (FEMA) Flood Insurance Rate map (FIRM) identifies the parcel as primarily Zone "X" (areas outside of the 500-year flood). However, given the parcel's proximity to the Reed's Bay Ice Pond, a small portion of the parcel along the road is in the AE and VE flood zone, which is within the 100-year coastal flood range, or 1% chance of occurring in any given year, with velocity hazard(wave action) (Figure 7). I. Archaeological Resources Although no commissioned archaeological survey of the site was conducted it is highly unlikely that any historic sites would be found on the property as the parcel has been developed for commercial use with an existing 6,400 square foot building for many years. Additionally, the property was also cleared by a previous owner with after-the-fact Special Management Area approval from the Hawaii County Planning Department. However, in the event any archaeological or historical features are found during any earth disturbance activity, work will stop within the affected area and appropriate clearances from the State Historic Preservation Division(SHPD) and County Planning Department will be secured before work resumes. 23 n U o m tb 71 o � ID I • cn CA U 04 M U U 4 N O � I� I P c N r N � C W Z14 fL , i A L ZONE X BASEMAP: FIRM BASEMAP Flood Hazard Assessment Report y; www.hawaiinfip.org SPECIAL FLOOD HAZARD AREAS (SFHAs) SUBJECT TO INUNDATION BY THE 1%ANNUAL CHANCE FLOOD -The 1%annual chance flood (100- FIRM Map 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 Im Zone A:No BFE determined. TMK NO: (3)2-1-006:002 Zone AE:BFE determined. WATERSHED: WAILOA PARCEL ADDRESS: 96 KALANIANAOLE ST Zone AH:Flood depths of 1 to 3 feet(usually areas of ponding); HILO,HI 96720 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: 155166091OF 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: YES 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 0 200 400 ft floodplain. Disclaimer:The Hawaii Department of Land and Natural Resources(DLNR)assumes no responsibility arising from OTHER FLOOD AREAS the use, accuracy, completeness, and timeliness of any information contained in this report. Viewers/Users are 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 determine- nities. tions to be used for compliance with local floodplain management regulations. Figure 7 J. Floral and Faunal Resources Although no professional surveys were conducted of the floral or faunal resources on the site, it is not believed that any rare or endangered floral or faunal resources are likely to be found within the subject site. The site has been fully cleared and developed commercially for many years. Minimal flora exists on the property because of its current and past use. The site is mainly mowed grass and gravel. A few ornamental species front the property along Kalanianaole Street including ti (Cordyline fruticosa) and hapu`u (Cibotium menziesii). A few areca palms (Dypsis lutescens) are also present on the east and west corners of the site. All the vegetation found on site is consistent with coastal landscaping and none of the plants are threatened or endangered. Further, the urban and industrial nature of the surrounding areas would make it less likely to find endangered animal life in this area. It would be possible but very unlikely to find the Island-wide ranging Hawaiian Hawk(J'o), Hawaiian Owl(Pueo), and the Hawaiian Hoary Bat on site since there is no habitat on the subject parcel or immediate surrounding areas. In addition, introduced bird species (such as dove, Japanese White-eye,house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the proposed use of the subject property would cause any adverse floral or faunal impacts. K. 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 directly adjacent to the shoreline. The subject parcel is on the mauka side of Kalanianaole Street, approximately 70 feet from the Reeds Bay Ice Pond area. 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. 26 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. L. Public Access The subject property is not a shoreline parcel, therefore public access will not be impacted by this request. M. Description of Access The subject property is located on the south side of Kalanianaole Street, across from the Reeds Bay Ice Ponds and approximately 760 feet from the intersection of Kalanianaole Street and Kanoelehua Avenue in Hilo, Hawaii (Figure 2). The property is sandwiched between Kalanianaole Street and Kamehameha Avenue, is just northwest of the Hilo Airport and is approximately 0.5 miles from the Hilo Harbor. The project has proposed access from both Kalanianaole Street and Kamehameha Avenue. Each access driveway will have an entrance and an exit. N. Traffic Impacts A Traffic Impact Analysis Report (TIAR) was not required to be completed for this project as peak hour trips are far less than the trigger to warrant the study. However, traffic impacts are not expected to cause significant impact to the area based on the requested action. According to the Institute of Traffic Engineers Trip Generation Manual (101h Edition), trip generation estimates for an auto parts and service centers is 2.26 trips per 1,000 square feet and auto retail is 2.43 trips per 1,000 square feet of gross floor area (GFA). Based on the proposed GFA of the proposed buildings, total peak hour trips would be approximately 20.7. This is far less vehicular trips than the 50 peak hour trip trigger to require a TIAR. The project is also proposing access from both Kalanianaole Street and Kamehameha Avenue, which will help distribute traffic to the site away from Kalanianaole Street, which is the more heavily used road. Fifteen (15) employees are proposed to serve the site for both service,parts, and sales departments. Parking for staff will be provided on site. There will be adequate parking for customers, staff, and inventory. 27 The subject site currently generates traffic to serve the restaurants and retail shops. The proposed action is not expected to cause a significant increase in traffic based on the change of use to a car dealership. O. Availability of Utilities Water The subject site is served by the County Department of Water Supply(DWS). Water demand will be determined in consultation with DWS based on water calculations for the proposed use. If necessary, water efficient fixtures will be installed and implemented throughout all buildings and practices to reduce the demand on water resources will be enforced. These include low flow systems and timed shut off for appropriate devices in all bathrooms, which will also reduce wastewater. Wastewater The wastewater system will integrate with the County's wastewater system that runs along Kalanianaole Street via a 30-inch sewer main with sufficient capacity to support the proposed use. Water efficient practices discussed above will also reduce wastewater. Other Utilities All other utilities such as telephone, internet and electrical services are available to the site. P. Potential Areas of Concern Coastal Hazards The subject property is not a shoreline parcel, however, is located across from the Reed's Bay Iee ponds and is located within the Tsunami Evacuation Zone (Figure 8). Civil defense sirens are located roughly 550 feet west of the subject property on the corner of Kalanianaole Street and Highway 11. An emergency preparedness and response plan can be prepared for the proposed development if required. There are no known hazards on site relating to stream flooding, erosion, or subsidence. Hazardous Materials and Solid Waste Hazardous materials are expected to be used outside of construction to operate the service bays and may include gas, oil,paints and coatings, solvents and degreasers, brake fluid, antifreeze, and air conditioning refrigerants. These materials will be properly handled and stored according to State and County laws, as well as Material Safety Data Sheets (MSDS) for each hazardous substance. 28 0 � � o w w w0 _a :J sx° o c s 711 - :� ��� •,� (� O O � I _ By law, the County of Hawaii cannot accept hazardous waste from commercial or industrial businesses. These materials must be properly disposed of by a Department of Health approved facility or company. Similarly, solid waste will be managed by commercial haulers approved by the Department of Health. Anticipated solid waste to be generated by the proposed project may include scrap metal,plastic,batteries, and tires. A waste management plan can be prepared and implemented if necessary. II. ANTICIPIATED IMPACTS A. Environmental Setting General Description The parcel is trapezoid-shaped and is accessed via Kalanianaole Street, a County owned and maintained paved access road. The site is across Kalanianaole Street from the Reed's Bay Ice Ponds and is adjacent to the west of Susian Properties Ltd warehouse facilities. The site is situated at the 5-20-foot elevation with a gradual increase in elevation in the mauka direction. It currently contains one approximately 6,400 square foot commercial structure leased by retail shops and restaurants. The annual median rainfall for this area is approximately 130 inches. The average daily temperature ranges from 72-77 degrees Fahrenheit. Soils The subject site is not agricultural and is not classified under Agricultural Land of Importance to the State of Hawaii (ALISH) or the Land Study Bureau. The U.S. Department of Agricultural Natural Resource Conservation Service has designated the soil as Opihikao-Urban land complex (2kll8), with 2-20 percent slopes. This soil consists of organic material over pahoehoe lava flows. It is considered well drained with a high runoff class and is not considered prime farmland. Best Management Practices for construction activities will be strictly followed to prevent adverse impacts to soil. Hawaii Administrative Rules Chapter 11-55, Appendix C, under Special Conditions for Land Disturbances, describes the following construction management techniques to protect soil: a. Clearing and grubbing shall be held to the minimum necessary for grading and equipment operation. b. Construction shall be sequenced to minimize the exposure time of the cleared surface area. c. Construction shall be staged or phased for large projects. Areas of one phase shall be stabilized before another phase is initiated. Stabilization shall be 30 accomplished by temporarily or permanently protecting the disturbed soil surface from rainfall impacts and runoff. d. Erosion and sediment control measures shall be in place and functional before earth moving operations begin. These measures shall be properly constructed and maintained throughout the construction period. e. All control measures shall be checked and repaired as necessary, for example, weekly in dry periods and within twenty-four hours after any rainfall of 0.5 inches or greater within a 24-hour period. During prolonged rainfall, daily checking is necessary. Record of checks and repairs must be maintained. £ Records of the duration and estimated volume of storm water discharge must be maintained. g. A specific individual shall be designated to be responsible for erosion and sediment controls on the project site. Flora and Fauna Although there were no professional surveys conducted of the floral or faunal resources of the site, the applicant does not believe that rare or endangered floral or faunal resources are likely to be found within the subject site as the site has been cleared for commercial use for many years. Minimal flora exists on the property because of its current and past use. The site is mainly mowed grass and gravel. A few ornamental species front the property along Kalanianaole Street including ti (Cordyline fruticosa) and hapu`u (Cibotium menziesii). A few areca palms (Dypsis lutescens) are also present on the east and west corners of the site. The site is not known to be a habitat for any rare or endangered animal life. It would be possible, though unlikely to find the Hawaiian Hawk(I'o) (Buteo solitarius) and the Hawaiian Owl (Pueo) (Asio flammeus sandwichensis) in the vicinity of the property. That said, the commercial nature of the surrounding area would make it less likely to find other protected or endangered animal life in this area. Volcanic and Earthquake 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 9 to 1. The entire City of Hilo falls in the Zone 3 category. There is little that can be done to mitigate the volcanic risk. The site is far from any volcanic rift zone of Mauna Loa or Mauna Kea and thus if a lava flow were to threaten Hilo, there would likely be adequate time to evacuate to a safe location. The Building Code designates the entire island of Hawai'i Earthquake Zone "D" and contains certain structural requirements to address the relative seismic hazard. The subject property has an existing building that is currently used for commercial activities. This building will be utilized under the proposed action with a minimal 31 addition. The proposed new building will be designed and engineered to withstand seismic hazards according to the Hawaii County Code, Chapter 5A. Flood/Drainage Impacts relating to floodplain and coastal hazards including tsunamis, high waves, sea level rise, and erosion are not anticipated. The Federal Emergency Management Agency (FEMA) Flood Insurance Rate map (FIRM) identifies the parcel as primarily (over 90%) Zone "X" (areas outside of the 500-year flood). However, given the parcel's proximity to the Reed's Bay Ice Pond, a small portion of the parcel along the road is in the AE and VE flood zone, which is within the 100-year coastal flood range, or 1% chance of occurring in any given year, with velocity hazard(wave action). The State of Hawaii Sea Level Rise Viewer shows the subject property is outside of the sea level rise exposure area (Figure 9). No new structures are proposed within the flood zone areas and appropriate drainage studies and mitigation measures will be taken in conjunction with any new development. Water quality can be impacted by both point and non-point source pollution such as construction and stormwater runoff. The primary activities with the potential to affect stormwater are grading and grubbing. A County grading permit will be required to mitigate impacts to water quality during construction. Grading plans will be developed with the following mitigating measures and BMPs: (a) "Storm Drainage Standards," County of Hawaii, 1970 and as revised (b) "Flood Control", Chapter 27 of the Hawaii County Code (c) Standards and regulations of the Federal Emergency Agency (FEMA) (d) "Erosion and Sedimentation Control", Chapter 10 of the Hawaii County Code (e) Conditions of an NPDES permit and any additional Best Management Practices required by the Board of Land and Natural Resources (f) Conditions of a Storm Water Pollution Prevention Plan, if required A Storm Water Pollution Prevention Plan(SWPPP) is likely to be required in addition to a National Pollution Discharge Elimination System Permit(NPDES). Best Management Practices for stormwater management will be used to minimize the impact of the project to the existing area's hydrology and maintain on-site infiltration and prevent polluted runoff from storm events. These BMPs may include, but are not limited to: • Minimizing soil loss and erosion by revegetating and stabilizing slopes and disturbed areas of soil. • Minimizing sediment loss by placing structural controls including silt fences, gravel bags, sediment ponds, check dams, and other barriers. • Applying sediment wattles and protective covers to soil and material stockpiles. • Gravel check dams in gutters. 32 d � A c� ' \' • VW s; `. � m� ■' � it II' ION Silva SY r Silva St '�1S ery/S o AI: °: - ,` �E Aelm w p { +�37 N { Keaa St E ep - 0 {{ ° Rarlwad Ave 'K`, IL IL a ueR�ey a KeliP'o p� ;ram � . 'V �® d � Lrht;�a"t '7S ouo rey� = f .. J V C ,z 2 m © © I W 0 • Constructing and use of stabilized construction vehicle entrance, with designated vehicle wash area that discharges to a sediment pond. • Washing of all vehicles in the designated wash area before leaving the project site. • Use of drip pans beneath vehicles to trap vehicle fluid. • Performing routine inspection and maintenance of structural BMPs by trained personnel. • Properly cleaning significant leaks or spills and disposing at an approved site. B. Relationship to Land Use Plans and Policies Special Management Area The subject site is situated within the County Special Management Area (SMA). As such, a Special Management Area Major Permit is being requested. A discussion of this project's relationship to HRS Chapter 205A is found in Section F of this report. C. Probable Environmental Impact There are no probable environmental impacts associated with the proposed action. The proposed development would not entail adverse effects on the environment, natural, or coastal resources of the region. There will be no long-term impacts to water quality, air or noise pollution, or soil pollution. Solid and hazardous waste will be properly disposed of by commercial facilities approved by the Department of Health. A waste management plan can be prepared and implemented if necessary. Additionally, the project will be energy conscious through the use of water efficient fixtures and practices as well as the promotion of electric and hybrid vehicle sales. A County grading permit,NPDES and SWPPP permits will be required to mitigate impacts to water quality. A list of best management practices (BMPs) will be established to properly manage storm water runoff. No long-term impacts are expected with the implementation of these BMPs and mitigating measures. The proposed project will not cause significant or long-term impacts to air quality or noise levels. Limited affects would occur during construction but would be mitigated by BMPs. Rules and regulations outlined in Hawaii Administrative Rules Title 11, Chapter 46 "Community Noise Control," Chapter 59 "Ambient Air Quality," and Chapter 60.1 "Air Pollution,"will be followed during all construction and operation activities. Air pollutants during construction will be limited and temporary. The main sources of short-term air pollutants are construction equipment exhaust and dust. HAR §11-60 on Fugitive Dust prohibits visible emissions of dust from construction activities. These regulations will be strictly followed to prevent dust impacts to Kalanianaole Street and Kamehameha Avenue. In addition,reasonable measures to control airborne and visible fugitive dust from road areas are outlined by the Department of Health's Clean Air Branch. These measures include,but are not limited to: 34 • Planning the different phases of construction, focusing on minimizing the amount of airborne, visible fugitive dust-generating materials and activities, centralizing on-site vehicular traffic routes, and locating potential dust- generating equipment in areas of the least impact. • Providing adequate water sources at the site prior to start-up of construction activities; Landscaping and providing rapid covering of bare areas, including slopes, starting from the initial grading phase. • Minimizing airborne, visible fugitive dust from shoulders, and access roads. • Providing reasonable dust control measures during weekends, after hours, and prior to daily start-up of construction activities. • Controlling airborne, visible fugitive dust from debris being hauled away from the project site. Traffic and vehicular emissions are not expected to increase substantially under the requested action from the property's current use. Soil will be protected through the mitigating measures and BMPs outlined in Section II on page 31. No significant visual impacts are expected to occur. The land use of the property will not change appreciatively under the requested action. Landscaping will be used to beautify the site and provide shade for parking spaces but will be strategically planned to avoid blocking views to Reeds Bay and the shoreline. All State and County requirements to minimize the possibility for spills and hazardous materials will be following during construction phases. Following the guidelines of State and County requirements to minimize the possibility for spills and hazardous materials during construction, the applicant proposes the following: • Construction activities with the potential to produce polluted runoff will be limited to periods of low rainfall • During construction, emergency spill treatment, storage, and disposal of all hazardous materials, will be explicitly required to meet all State and County requirements, and the contractor will adhere to "Good Housekeeping" for all appropriate substances, with the following instructions: o Onsite storage to minimum practical quantity of hazardous materials necessary to complete the job; o Fuel storage and use will be conducted to prevent leaks, spills or fires; o Products will be kept in their original containers unless un-resealable, and original labels and safety data will be retained; o Disposal of surplus will follow manufacturer's recommendation and all regulations; o Manufacturers' instructions for proper use and disposal will be strictly followed; o Regular inspection by contractor to ensure proper use and disposal; 35 o Onsite vehicles and machinery will be monitored for leaks and receive regular maintenance; o Construction materials,petroleum products, wastes, debris, and landscaping substances (herbicides,pesticides and fertilizers) will be prevented from blowing, falling, flowing, washing or leaching into the ocean; and o All spills will be cleaned up and properly disposed of immediately after discovery. • Unused materials and excess fill (if any) will be properly disposed of at an authorized waste disposal site. Hazardous materials are expected to be used outside of construction to operate the service bays and may include gas, oil,paints and coatings, solvents and degreasers, brake fluid, antifreeze, and air conditioning refrigerants. These materials will be properly handled and stored according to State and County laws, as well as Material Safety Data Sheets (MSDS) for each hazardous substance. By law, the County of Hawaii cannot accept hazardous waste from commercial or industrial businesses. These materials must be properly disposed of by a Department of Health approved facility or company. Similarly, solid waste will be managed by commercial haulers approved by the Department of Health. A waste management plan can be prepared and implemented if necessary. The project will be energy conscious through the use of water efficient fixtures and practices as well as the promotion of electric and hybrid vehicle sales. D. Unavoidable Adverse Environmental Effects The proposed action and land use will not have any significant adverse effects to natural resources. The applicant intends to utilize the land for a car dealership and service center, which is consistent with industrial and commercial uses of the surrounding area. No adverse long-term impacts are expected to air or water quality, scenic or other natural resources outside of temporary and minor impacts during construction. Mitigating measures and best management practices will protect soil and coastal resources. No impacts are anticipated to flora and fauna. Minimal flora exists on the property because of its current and past use. No significant secondary or cumulative impacts are expected with the request. Solid and hazardous waste will be properly disposed of by commercial facilities approved by the Department of Health. Hazardous materials will be properly handled and stored according to State and County laws, as well as Material Safety Data Sheets (MSDS) for each hazardous substance. A waste management plan can be prepared and implemented if necessary. 36 E. Alternatives to Proposed Action i. No Project Under a no project alternative, the site would remain in its present condition and zoning. The applicant would be unable to use the property for the proposed use as a car dealership and would need to find an alternative location. This would be difficult given the limited supply of ML zoning along major roadways in the area. ii. Alternate Location There is no alternative location that will properly suit the project's needs and zoning. Available property within Hilo's industrial area is limited and it would be very difficult to find an appropriate alternative site. The proposed subject site is roughly 0.25 miles to the northeast from the current site. It is located within the industrial center and has better access for the proposed use compared to the current site. Car dealerships and service centers are in high demand in Hilo. An expansion of Aloha Kia's already successful operation in a more suitable location would be beneficial for the community. F. Irreversible and Irretrievable Commitment of Resources The proposed action will not involve an irrevocable commitment, loss, or destruction of any natural, cultural, or historic resources. Earthwork will closely follow all mitigating measures and Best Management Practices to minimize impacts to natural resources. It is highly unlikely that any historic, archaeological, or cultural resources are present on the property as the parcel is cleared and has been developed for commercial use for many years. However, in the event any historic, archaeological, or cultural features are discovered during construction, 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. The subject property is not a shoreline parcel and will therefore have no impact on public access to the shoreline or access to Reeds Bay ice ponds. The proposed action should not result in the irreversible or irretrievable commitment of any environmental resources. As such the proposed action is the most logical and reasonable and is wholly consistent with established Special Management Area objectives and regulations. 37 J��V oF•p,. Mitchell D.Roth � ��� b '� Ramzi I.Mansour Mayor *i ;4 Director Lee Lord %ir : Brenda Iokepa-Moses Managing Director Deputy Director County of Hawaii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Kekuanao`a Street,Suite 41 •Hilo,Hawai'i 96720• cohdem@hawaiicounty.gov Ph: (808)961-8083 • Fax: (808)961-8086 MEMORANDUM TO: Zendo Kern, Director Planning Department FROM: Ramzi I. Mansour, DirectQ ® �• f)ma.— Department of Environmental Management DATE: June 19, 2023 SUBJECT: Special Management Area Use Permit Application (PL-SMA-2023-000032) Request: To Develop a New Car Dealership and Service Station Change of Zone Application(PL-REZ-2023-000047) Request: Resort-Hotel—750 Square Feet (V-.75) to Limited Industrial— 20,000 Square Feet (ML-20) Applicant: Aloha Kia Tax Map Key: (3) 2-1-006:002, South Hilo, Hawaii The Solid Waste Division has reviewed the subject application and offers the following comments and/or recommendations (contact the Solid Waste Division for details): • Commercial operations may not use transfer stations for disposal. • Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. • Ample room should be provided for rubbish and recycling. • Construction and demolition waste is prohibited at all County Transfer Stations. The Wastewater Division has reviewed the subject application and has no comments, as the property is connected to the County sewer system. Planning Dept. Exhibit 3 County of Hawaii is an Equal Opportunity Provider and Employer DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII H I LO, HAWAI I DATE: July 10, 2023 IffeW4 W4649M TO: Zendo Kern, Planning Director FROM: Department of Public Works, Engineering Division .1' SUBJECT: Special Management Area Use Application (PL-SMA-2023-000032) Request: To Develop a New Car Dealership and Service Station Change of Zone Application (PL-REZ-2023-000047) Request: Resort-Hotel — 750 Square Feet (V-.75) to Limited Industrial —20,000 Square Feet (ML-20) Applicant: Aloha Kia Tax Map Key: (3) 2-1-006.002 We have reviewed your submittal dated June 9, 2023 and offer the following comments for your consideration: 1. All activities shall comply with the requirements of Hawaii County Code (HCC), Chapter 10, Erosion and Sedimentary Control. 2. All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting with the approval of the Department of Public Works, Engineering Division. 3. The subject parcel is in an area designated as AE and VE on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). • Flood Zone AE is the Special Flood Hazard Area inundated by the 100- year flood (1% chance of occurring in any given year) with Base Flood Elevations determined. • Flood Zone VE is the Special Flood Hazard Area inundated by the 100- year coastal flood (1% chance of occurring in any given year) with velocity hazard (wave action) with Base Flood Elevations determined. • All construction within Flood Zones AE and VE shall comply with Chapter 27, Floodplain Management, of the Hawaii County Code. Planning Depi. Exhibit 4 County of Hawaii is an Equal Opportunity Provider and Employer Memo to Planning Department Page 2 July 10, 2023 4. All driveway connections and construction within Kamehameha Avenue shall conform to Chapter 22, County Streets, of the Hawaii County Code. Access to Kamehameha Avenue, including the provision of adequate sight distances, shall meet with the approval of the Department of Public Works, Engineering Division. Kalanianaole Street was transferred and now under State jurisdiction 5. Construct paved shoulder and swale within the Kamehameha Avenue right-of-way conforming to Standard Detail R-18 and R-19 with associated drainage features. Questions may be referred to Robyn Matsumoto at 961-8924. OF WATRR 5 5 9= 149 off, rfT' DEPARTMENT OF WATER SUPPLY - COUNTY OF HAWAVI 345 KEKUANAO'ASTREET, SUITE 20 - HILO, HAWAI'I 96720 TELEPHONE (808) 961-8050 - FAX (808) 961-8657 July 5, 2023 COH PLANNING DEPT JUL 6 2023 AH9:04 TO: Mr. /.endo Kern, Director Planning Department FROM: Keith K. Okamoto, Manager-Chief'Engineer SUBJECT: Special Management Area Use Permit Application (PL-SMA-2023-000032) Request: To Develop a New Car Dealership and Service Station Change of Zone Application (PL-REZ-2023-000047) Request: V-.75 to ML-20 Applicant: Aloha Kia Tax Map Key (3) 2-1-006:002 We have reviewed the subject application and have the following comments and conditions. Please be informed that there is an existing 12-inch waterline within Kalaniana`ole Highway fronting the subject parcel. The subject parcel is currently served by three (3) existing services (Account Nos. 260-02200. 260-02400 and 260-02600). 'I he Department requests that the applicant submit estimated maximum daily water usage calculations for the proposed project. prepared by a professional engineer licensed in the State of I lawai'i, for review and approval. "I he water usage calculations should include the total estimated daily water usage in gallons per day and the estimated peak-flow in gallons per minute. Upon acceptance ol'the water usage calculations, the Department will determine ifadditional water is required, the appropriate meter size, any facilities charges duc, and other requirements for water service. The proposed coning will require the installation ofa reduced pressure type backtlow prevention assembly, within live (5) feet of the meter on private propefly. The installation of the backtlox prevention assembly must be inspected and approved by the Department before water service can be activated. Subject to other agencies' requirements to construct improvements within the road right-of-v,vav l'ronting the property affected by the proposed development. the applicant shall be responsible for the relocation and adjustment ofthe Department's affected water system facilities, should they be necessary. Planning Dept. . . . Water, Our Most 1tecious W�source. . . Xa WaiA Kane . . . Exhibit 5 The Department of Water Supply is an Equal Opportunity provider and employer. Mr. Lendo Kern, Director Page 2 July 5, 202 Should there be any questions, please contact Mr. Ryan Quitoriano of our Water Resources and Planning Branch at 961-8070, extension 256. Sincerely yours, "M+ Keith K. Okamoto, P.E. Manager-Chief Engineer RQ:dfg copy — Aloha Kia Land Planning Hawaii, LLC �...... JOSH GREEN,M.D. EDWIN H.SNIFFEN GOVERNOR �F ,+ear* �, DIRECTOR s 4 Deputy Directors :.F FORD N.FUCHIGAMI DREANALEE K.KALILI .. .. TAMMY L.LEE ROBIN K.SHISHIDO STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET STP00226.23 HONOLULU, HAWAII 96813-5097 STP 8.3633 July 7, 2023 VIA EMAIL: planning@hawaiicounty.gov Mr. Zendo Kern Director County of Hawaii Planning Department East Hawaii Office 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Attention: Mr. Alex Roy Dear Mr. Kern: Subject: Special Management Area Use Permit Application (PL-SMA-2023-000032) and Change of Zone Application (PL-REZ-2023-000047) Aloha Kia Hilo, Hawaii Island, Hawaii Tax Map Key: (3) 2-1-006: 002 Thank you for your memorandum, dated June 9, 2023, requesting the Hawaii Department of Transportation's (HDOT) review and comments on the Special Management Area Use Permit and Change of Zone Application for the subject applicant. HDOT understands Aloha Kia is relocating their car dealership to an approximately 1.79-acre parcel fronting Kalanianaole Street(State Route 19) and Kamehameha Avenue (County jurisdiction) in Waiakea, South Hilo. The proposed project includes the conversion and expansion of an existing building, construction of a service station, as well as adding 135 parking stalls. The project will be accessed from the existing driveway adjacent to Kalanianaole Street. In addition, the project proposes to construct an additional access driveway adjacent to Kamehameha Avenue. The project is estimated to generate approximately 21 peak-hour trips. HDOT has the following comments: 1. The proposed car dealership project is adjacent to Hilo International Airport(ITO) on the northeast end and approximately 1,398 feet from the end of Runway 8. All projects Planning Dept. Exhibit 6 Mr. Zendo Kern STP 8.3633 July 7, 2023 Page 2 within 5 miles from Hawaii State airports are advised to read the Technical Assistance Memorandum (TAM) for guidance with development and activities that may require further review and permits. The TAM can be viewed at this link: hLtp://files.hawaii.gov/dbedt/op/docs/TAM-FAA-DOT-AiLports 08-01-2016.pdf. 2. Federal Aviation Administration (FAA)regulation requires the submittal of FAA Form7460-1 Notice of Proposed Construction or Alteration pursuant to the Code of Federal Regulations, Title 14, Part 77.9, if the construction or alteration is within 20,000 feet of a public use or military airport which exceeds a 100:1 surface from any point on the runway of each airport with its longest runway more than 3,200 feet. Construction equipment and staging area heights, including heights of temporary construction cranes, shall be included in the submittal. The form and criteria for submittal can be found at the following website: https://oeaaa.faa.gov/oeaaa/extemal/portal.issp. Please provide a copy of the FAA response to the Part 77 analysis to the HDOT Airport Planning Section. 3. Due to the project's proximity to ITO, the applicant should be aware of potential single- event noise from aircraft operations. There is also a potential for fumes, smoke, vibrations, odors, etc., resulting from occasional aircraft flight operations over or near the project. These incidences may increase or decrease over time and are dependent on airport operations. 4. If a solar energy photovoltaic (PV) system is going to be installed, be aware that PV systems located in or near the approach path of aircrafts can create a hazardous condition for pilots due to possible glint and glare reflected from the PV panel array. If glint or glare from the PV array creates a hazardous condition for pilots, the owner of the PV system shall be prepared to immediately mitigate the hazard upon notification by the HDOT and/or FAA. The FAA requires a glint and glare analysis for all solar energy PV systems near airports. The www.sandia.gov/glare website has information and guidance with the preparation of a glint and glare analysis. A separate FAA Form 7460-1 will be necessary for the solar energy PV system. A copy of the FAA response to the glint and glare analysis shall be provided to the HDOT Airport Planning Section by the owner of the solar energy PV system. Solar energy PV systems have also been known to emit Radio Frequency Interference (RFI) to aviation-dedicated radio signals, thereby disrupting the reliability of air-to-ground communications. Again, the owner of the solar energy PV system shall be prepared to immediately mitigate the RFI hazard upon notification by the HDOT and/or FAA. 5. The proposed project shall not provide landscape and vegetation that will create a wildlife attractant, which can potentially become a hazard to aircraft operations. Please Mr. Zendo Kern STP 8.3633 July 7, 2023 Page 3 review the FAA Advisory Circular 150/5200-33C, Hazardous Wildlife Attractants On Or Near Airports for guidance. If the project's landscaping creates a wildlife attractant, the developer shall immediately mitigate the hazard upon notification by the HDOT and/or FAA. 6. Based on the project information provided, the HDOT does not anticipate significant direct or indirect adverse impacts to state highways. No mitigation is warranted or proposed for traffic conditions on state roadways. 7. Determine applicability for the following HDOT permits: a. Permit to Perform Work Upon State Highways is required for any work within the state highway's Right-Of-Way (ROW),per Hawaii Revised Statute (HRS) Chapter 264. The application includes the review and approval of construction drawings and a Traffic Management Plan. b. Permit to Operate or Transport Oversize and/or Overweight Vehicles and Loads Over State Highways (HRS Chapter 291, Section 36). c. Permit for the Occupancy and Use of State Highways (HRS Chapter 264). This is applicable to underground and overhead power lines and utility pipelines within the state highway ROW. The permit applications and instructions are available at the following link: hgps:Hhidot.hawaii.gov/hi ghways/home/doing-business/guide-to-permits Please submit any subsequent land use entitlement-related requests for review or correspondence to the HDOT Land Use Intake email address at DOT.LandUse@hawaii.gov. If there are any questions,please contact Mr. Blayne Nikaido, Planner, Land Use Section of the HDOT Statewide Transportation Planning Office at(808) 831-7979 or via email at blayne.h.nikaido@hawaii.gov. Sincerely, EDWIN H. SNIFFEN Director of Transportation t JOSH GREEN,M.D. .;'tea 595g { DAWN N.S.CHANG GOVERNOR I KE KIA'AINA °j CHAIRPERSON BOARD OF LAND AND NATU FAIL RESOURCES SYLVIA LUKE COMMISSION ON WATER RESOURCE LIEUTENANT GOVERNOR KA HOPE KIA'AINA MANAGEMENT 0 00 znd anU Wdf4a/ Is STATE OF HAWAI`I I KA MOKU`AINA`O HAWAI`I DEPARTMENT OF LAND AND NATURAL RESOURCES sateofV4021 KA`OIHANA KUMUWAIWAI `AINA LAND DIVISION P.O. BOX 621 HONOLULU, HAWAII 96809 July 21, 2023 County of Hawaii Planning Department via email: plan ninq(o-)hawaiicounty.gov Attn: Mr. Alex Roy 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Dear Mr. Roy: SUBJECT: Special Management Area Use Permit Application (PL-SMA-2023- 000032)— Request to Develop a New Car Dealership and Service Station; Change of Zone Application (PL-REZ-2023-000047) — Request to Change from Resort-Hotel-750 Square Feet (V-.75) to Limited Industrial- 20,000 Square Feet (ML-20) located at 92 Kalanianaole Street, Waiakea, South Hilo, Island of Hawaii; on behalf of Aloha Kia 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(a�hawaii.gov. Thank you. Sincerely, kWseU T 4 Russell Y. Tsuji Land Administrator Enclosures cc: Central Files Planning baps. Exhibit _ 7 N4 JOSH GREEN,M.D. �P�',�95a,`s, DAWN N.S.CHANG GOVERNOR I KE KIA'AINA 0 CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES SYLVIA LUKE (zi COMMISSION ON WATER RESOURCE LIEUTENANT GOVERNOR KA HOPE KIA'AINA k. MANAC-EMENT f t t« VaM1 and ry p� STATE OF HAWAI`I I KA MOKU`AINA`O HAWAI`I DEPARTMENT OF LAND AND NATURAL RESOURCES 0•sfdtp of Ha` , KA`OIHANA KUMUWAIWAI `AINA LAND DIVISION P.O.BOX 621 HONOLULU, HAWAII 96809 June 28, 2023 MEMORANDUM FROM: T$ DLNR Agencies: _Div. of Aquatic Resources _Div. of Boating & Ocean Recreation X Engineering Division (DLNR.ENGR(@hawaii.gov) X Div. of Forestry &Wildlife (rubyrosa.t.terrago(a)hawaii.gov) _Div. of State Parks X Commission on Water Resource Management (DLNR.CWRM(c_hawaii.gov) _Office of Conservation & Coastal Lands X Land Division — Hawaii District (gordon.c.heit(aD-hawaii.gov) _Aha Moku Advisory Committee TO: FROM: Russell Y. Tsuji, Land Administrator'Usel�Tsp! SUBJECT: Special Management Area Use Permit Application (PL-SMA-2023-000032) Request to Develop a New Car Dealership and Service Station Change of Zone Application (PL-REZ-2023-000047) Request to Change from Resort-Hotel-750 Square Feet (V-.75) to Limited Industrial-20,000 Square Feet (ML-20) LOCATION: 92 Kalanianaole Street, Waiakea, South Hilo, Island of Hawaii; TMK: (3) 2-1-006:002 APPLICANT: County of Hawaii on behalf of Aloha Kia Transmitted for your review and comment is information on the above-referenced subject matter. Please submit comments by July 21, 2023. 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(a)hawaii.gov. Thank you. BRIEF COMMENTS: ( ) We have no objections. ( ) We have no comments. ( ) We have no additional comments. (V) Comments are included/attached. Signed: _z: Print Name: Carty S. Chang, Chief Engineer Division: Engineering Division Date: Jul 19,2023 Attachments cc: Central Files DEPARTMENT OF LAND AND NATURAL RESOURCES ENGINEERING DIVISION LD/Russell Y. Tsuji Ref: Special Management Area Use Permit Application (PL-SMA-2023-000032) Request to Develop a New Car Dealership and Service Station Change of Zone Application (PL-REZ-2023-000047) Request to Change from Resort-Hotel-750 Square Feet (V-.75) to Limited Industrial-20,000 Square Feet (ML-20) Location: 92 Kalanianaole Street,Waiakea, South Hilo, Island of Hawaii TMK: (3) 2-1-006:002 Applicant: County of Hawaii on behalf of Aloha Kia 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. o Maui/Molokai/Lanai County of Maui, Department of Planning (808) 270-7139. o Kauai: County of Kauai, Department of Public Works (808) 241-4849. Signed: 1�7_ CARTY S. CHANG, CHIEF ENGINEER Date: J u l 19, 2023 JOSH GREEN,M.D. aP-•,rasa�•t DAWN N.S.CHANG GOVERNOR KE KIA'AINA b�' _ CHAIRPERSON BOARD OF LAND AND NATURAL RESOURCES SYLVIA LUKE COMMISSION ON WATER RESOURCE LIEUTENANT GOVERNOR I KA HOPE KIA'AINA MANAGEMENT 1 t ry :3P r o F STATE OF HAWAVI I KA MOKU`AINA`O HAWAH DEPARTMENT OF LAND AND NATURAL RESOURCES srd7eorrs�o KA`OIHANA KUMUWAIWAI `AINA LAND DIVISION P.O. BOX 621 HONOLULU, HAWAII 96809 June 28, 2023 MEMORANDUM TO: DLNR Agencies: _Div. of Aquatic Resources _Div. of Boating & Ocean Recreation X Engineering Division (DLNR.ENGR a_hawaii.gov) X Div. of Forestry &Wildlife (rubyrosa.t.terrago(a hawaii.gov) _Div. of State Parks X Commission on Water Resource Management (DLNR.CWRM(a hawaii.gov) Office of Conservation & Coastal Lands X Land Division — Hawaii District (gordon.c.heit hawaii.gov) _Aha Moku Advisory Committee FROM: Russell Y. Tsuji, Land AdministratorkWseCC T�! SUBJECT: Special Management Area Use Permit Application (PL-SMA-2023-000032) Request to Develop a New Car Dealership and Service Station Change of Zone Application (PL-REZ-2023-000047) Request to Change from Resort-Hotel-750 Square Feet (V-.75) to Limited Industrial-20,000 Square Feet (ML-20) LOCATION: 92 Kalanianaole Street, Waiakea, South Hilo, Island of Hawaii; TMK: (3) 2-1-006:002 APPLICANT: County of Hawaii on behalf of Aloha Kia Transmitted for your review and comment is information on the above-referenced subject matter. Please submit comments by July 21, 2023. 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(a-)hawaii.gov. Thank you. BRIEF COMMENTS: ( ) ,We have no objections. ( �We have no comments. ( ) We have no additional comments. ( ) Comments are include / tac . _ Signed: Print Name: -3- i Division: v'S%o Date: Attachments cc: Central Files