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HomeMy WebLinkAboutPD Background Report (PL-REZ-2023-000053) BManonoComerLLCREZ.ja.12-18-2023 COUNTY OF HAWAI`I PLANNING DEPARTMENT BACKGROUND REPORT MANONO CORNER, LLC CHANGE OF ZONE APPLICATION NO. PL-REZ-2023-000053 MANONO CORNER, LLC has submitted an application for a Change of Zone from a Single- Family Residential-10,000 square feet(RS-10) zoning district to an Industrial-Commercial Mixed-20,000 square feet(MCX-20) zoning district for a 21,023-square-foot parcel of land. The subject property is located on the northeast corner of East Lanikaula Street and Manono Street, Waidkea House Lots, Waidkea, South Hilo, Hawaii, TMK: (3) 2-2-036:076. PROPOSED ACTION 1. Applicant's Request: The applicant is requesting a Change of Zone from a Single- Family Residential-10,000 square feet(RS-10) zoning district to an Industrial- Commercial Mixed-20,000 square feet(MCX-20) zoning district for a 21,023-square- foot parcel of land. The MCX zoning district, with a minimum area required for each building site of 20,000 square feet, would allow a maximum density of 1 building site. The purpose of the MCX(industrial-commercial mixed use) district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. Requirements for establishing land uses in the MCX zoning district, including a list of the variety of permitted land uses, are shown in Section 25-5-130 to 138 of the Zoning Code. (Planning Department Exhibit 1 -Zoning Code Requirements for Industrial-Commercial Mixed Districts) 2. Objective of the Request: The applicant proposes to demolish 3 existing structures and construct a single-story, 4,950-square-foot structure for retail and/or office uses, on-site parking and access driveways. According to the applicant, the Waidkea House Lots area is undergoing a land use transition from single-family residential to commercial and light industrial uses and the request is in accordance with this transition. 3. Construction Timetable and Cost: The applicant anticipates completing the proposed development within 8-10 years of the approval date of the Change of Zone, at an estimated cost of$850,000. 4. Landowner: Manono Corner, LLC. 5. Supporting Information: The applicant has submitted the attached in support of the request. (Planning Department Exhibit 2 - Change of Zone Application dated October 24, 2023) STATE & COUNTY PLANS 6. State Land Use District: Urban. 7. General Plan Land Use Pattern Allocation Guide (LUPAG) MAP: Industrial (ind). These areas include uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, light-industrial and industrial-commercial uses. S. County Zoning: Single-Family Residential-10,000 square feet(RS-10). 9. Hilo Community Development Plan (CDP): The Hilo CDP, adopted by Resolution No. 1 on May 21, 1975, identifies the area as Single-Family Residential-10,000 square feet(RS-10). 10. Special Management Area (SMA): The Special Management Area is a part of the Coastal Zone Management Program and regulated by the County. The subject property is not located within the Special Management Area and is situated approximately 1.1 miles from the nearest coastline. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 11. Subject Property: The subject, 21,023-square foot property is rectangularly shaped, level, and located at the 75-foot elevation level. The property was previously developed with 3 existing structures built in the 1950's and 60's, including 2 single-family dwellings and a garage previously used for small engine repairs. 12. Surrounding Zoning/Land Uses: Surrounding lands are zoned Single-Family Residential 10,000-square feet(RS-10), Neighborhood Commercial 10,000-square feet (CN-10), Industrial-Commercial Mixed-20,000 square feet(MCX-20), Limited Industrial-20,000 square feet(ML-20), and Limited Industrial-10,000 square feet (ML-10). Existing surrounding land uses include residential, commercial, retail, office, -2- church, and industrial uses. 13. Flood Insurance Rate Map (FIRM): The subject property is situated within Zone "X" on the Flood Insurance Rate Map (FIRM)by FEMA, an area determined to be outside the 500-year flood plain. 14. USDA Soil Survey: Soils in this project area are classified as Keaukaha extremely rocky muck (rKFD) series, 6 to 20 percent slopes. These are well drained soils. 15. Land Study Bureau's Detailed Land Classification System: Unclassified. 16. Agricultural Lands of Importance to the State of Hawaii(ALISH): Unclassified. 17. Flora/Fauna Resources: No formal flora/fauna study was submitted with the application. The subject property was previously cleared in the 1950's and 60's for the construction of 2 single-family dwellings and a garage structure. According to the applicant, the site's vegetation consists of grass,plumeria and coconut trees, and animal species present are common birds such as dove, Japanese White-eye, house finch and myna, domestic cats and dogs, and feral species such as rats and mongoose. Given the urban development of the area, it is unlikely there are endangered species of plants or animals on the subject property. 18. Archaeological/Cultural/Historical Resources: No archaeological and cultural study was conducted of the property as the subject property has been previously impacted by ground-disturbing activities associated with previous development. The subject site is not adjacent and/or proximate to the shoreline, therefore gathering of marine life and coastal access for Native Hawaiian gathering and fishing rights is not an issue. The applicant states that they have not observed the property or adjoining properties being used by Native Hawaiians for the gathering of plants in recent times. A request for comment was sent to the State Historic Preservation Division (SHPD), but no response has been received as of the date of this writing. The applicant notes that should any archeological sites or features be uncovered during proposed ground-disturbing activities, work in the affected area will immediately cease and the applicant will notify the Planning Department. 19. Public Access: There is no public access to the mountains or the shoreline that runs through the property. -3- PUBLIC UTILITIES AND SERVICES 20. Vehicular Access/Traffic: As the subject property is located at the corner of Manono Street and Lanikaula Street, the applicant is proposing access driveways from both streets. Manono Street, is a County-owned and maintained road with approximately 24- foot-wide pavement within a 60-foot-wide right-of-way and has an existing sidewalk fronting the subject property. Lanikaula Street, is also a County-owned and maintained road with approximately 22-foot-wide pavement, within a 50-foot-wide right-of-way, but has no sidewalk fronting the subject property. The applicant proposes a right-turn in, right-turn out access drive at Lanikaula Street and a full-turn movement access drive at Manono Street. According to the Department of Public Works (DPW), Engineering Division, all driveway connections and construction shall conform to Hawaii County Code, Chapter 22, County Streets, and that the applicant shall include the provision of adequate sight distances, meeting with the approval of DPW. Additionally, DPW notes that since Manono Street and Lanikaula Street are existing collector roads, only one driveway access per street is recommended, with limited right-in and right-out access. Finally, DPW recommends that the applicant provide improvements to the subject property's Lanikaula Street frontage consisting of, but not limited to,pavement widening with concrete sidewalk, drainage improvements and any required utility relocation, meeting with the requirements of the Americans with Disabilities Act. The improvements shall be located within a 5-foot road widening setback and dedication of the widening and improvements should be at no cost to the County. There was no Traffic Impact Analysis Report(TIAR) included with the application as the proposed 4,950-square-foot retail/office structure does not meet the 50 peak-hour trip threshold to require a TIAR. A request for comment was sent to DPW, Traffic Division, but no response has been received at the time of this writing. 21. Water: According to the Department of Water Supply (DWS), water is available from an existing 8-inch water line within Manono Street and the subject parcel is currently served by 2 existing 5/8-inch meters, which are limited to a maximum daily usage of 600 gallons each. DWS requests that the applicant submits estimated maximum daily water usage calculations for the proposed use including the total estimated daily water usage in -4- gallons per day and the estimated peak flow in gallons per minute, including irrigation use. Upon receipt of the water usage calculations, DWS will determine the water commitment deposit amount and prevailing facilities charge, as well as the appropriate service lateral and meter-size required. Additionally, DWS notes that the proposed zoning requires the installation of a reduced pressure type backflow prevention assembly, within 5 feet of the meter on private property, meeting with the approval of DWS before water service can be activated. Finally, DWS notes that the existing 8-inch waterline within Manono Street is inadequate to provide the required 2,000-gallons per minute of flow for fire protection as per DWS standards. 22. Wastewater: According to the Department of Environmental Management(DEM), the proposal requires connection to the public sewer in accordance with Section 21-5 of Hawaii County Code. The application states that the project will connect to the public sewer system either from Manono Street or East Lanikaula Street. 23. Solid Waste: The applicant states that solid waste will be handled by a commercial hauler and disposed of at authorized landfill sites or transfer stations. 24. Essential Utilities and Services: Police, Fire and medical services are available nearby in Hilo. Electrical and telephone services are available to the site. AGENCY COMMENTS 25. Department of Health: (Planning Department Exhibit 3 —November 16, 2023 letter) 26. Department of Public Works —Engineering Division: (Planning Department Exhibit 4 —December 14, 2023 memo) 27. Department of Environmental Management: (Planning Department Exhibit 5 — December 6, 2023 memo) 28. Department of Water Supply (Planning Department Exhibit 6—November 30, 2023 memo) 29. Department of Land and Natural Resources -Forestry and Wildlife Division: (Planning Department Exhibit 7—December 18, 2023 letter) AGENCIES—NO COMMENT/CONCERNS 30. Department of Land and Natural Resources —Land Division, Police Department. -5- AGENCIES—NO RESPONSE 31. Department of Land and Natural Resources—Engineering Division, Department of Public Works—Traffic Division, Department of Public Works—Building Division, Fire Department, Real Property Tax Office. APPLICANT'S RESPONSE TO AGENCY COMMENTS 32. Applicants Response to Multiple Agency Comments: (Planning Department Exhibit 8 —January 5, 2024 letter) PUBLIC COMMENTS 33. Planning Department Exhibit 9-Letter from Gail Rhodes. -6- ZONING § 25-5-128 Section 25-5-128. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the CV district, except for construction of one single-family dwelling and any accessory buildings per lot. (b) Exceptions to the regulations for the CV district regarding heights, building site areas, building site average widths and yards, may be approved by the commission within a planned unit development. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 15; am 2015, ord 15-33, sec 4.) Division 13. MCX, Industrial-Commercial Mixed Districts. Section 25-5-130. Purpose and applicability. The purpose of the MCX (industrial-commercial mixed use) district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-131. Designation of MCX districts. Each MCX (industrial-commercial mixed use) district shall be designated by the symbol "MCX" followed by a number which indicates the minimum land area, in number of thousands of square feet, required for each building site. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-132. Permitted uses. (a) The following uses shall be permitted in the MCX district: (1) Agricultural products processing, minor. (2) Amusement and recreation facilities, indoor. (3) Art galleries, museums. (4) Art studios. (5) Automobile sales and rentals. (6) Automobile service stations. (7) Bars, nightclubs and cabarets. (8) Broadcasting stations. (9) Business services. (10) Car washing. (11) Catering establishments. (12) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (13) Churches, temples and synagogues. Planning Dept. 25-111 Exhibit 1 § 25-5-132 HAWAI`I COUNTY CODE (14) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the cleaning agent. (15) Commercial parking lots and garages. (16) Community buildings, as permitted under section 25-4-11. (17) Convenience stores. (18) Crematoriums, funeral homes, funeral services, and mortuaries. (19) Data processing facilities. (20) Display rooms for products sold elsewhere. (21) Equipment sales and rental yards. (22) Farmers markets. (23) Financial institutions. (24) Food manufacturing and processing. (25) Home improvement centers. (26) Ice storage and dispensing facilities. (27) Kennels in sound-attenuated buildings. (28) Laboratories, medical and research. (29) Laundries. (30) Manufacturing, processing and packaging establishments, light. (31) Medical clinics. (32) Meeting facilities. (33) Model homes. (34) Motion picture and television production studios. (35) Offices. (36) Personal services. (37) Photographic processing. (38) Photography studios. (39) Plant nurseries. (40) Public uses and structures, as permitted under section 25-4-11. (41) Publishing plants for newspapers, books and magazines, printing shops, cartographing, and duplicating processes such as blueprinting or photostating shops. (42) Repair establishments, minor. (43) Restaurants. (44) Retail establishments. (45) Sales and service of machinery used in agricultural production. (46) Schools, business. (47) Schools, photography, art, music and dance. (48) Schools, vocational. (49) Self-storage facilities. (50) Telecommunications antennas, as permitted under section 25-4-12. (51) Temporary real estate offices, as permitted under section 25-4-8. (52) Theaters. (53) Utility substations, as permitted under section 25-4-11. (54) Veterinary establishments in sound-attenuated buildings. 25-112 ZONING § 25-5-132 (55) Warehousing. (56) Wholesaling and distribution operations. (b) In addition to those uses permitted under subsection (a) above, the following uses may be permitted in the MCX district, provided that a use permit is issued for each use: (1) Major outdoor amusement and recreation facilities. (2) Schools. (3) Yacht harbors and boating facilities. (c) Buildings and uses normally considered directly accessory to the uses permitted in this section shall also be permitted in the MCX district. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2003, ord 03-113, sec 1; am 2011, ord 11-26, sec 3; am 2012, ord 12-28, sec 15.) Section 25-5-133. Height limit. The height limit in the MCX district shall be forty-five feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-134. Minimum building site area. The minimum building site area in the MCX district shall be twenty thousand square feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-135. Minimum building site average width. Each building site in the MCX district shall have a minimum building site average width of ninety feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-136. Minimum yards. The minimum yards in the MCX district shall be as follows: (1) Front yards, twenty feet; and (2) Side and rear yards, none, except where the adjoining building site is in an RS, RD, RM or RCX district. Where the side or rear property line adjoins the side or rear yard of a building site in an RS, RD, RM or RCX zoned district, there shall be a side or rear yard which conforms to the side or rear yard requirements for dwelling use of the adjoining district. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-137. Landscaping of yards. (a) All front yards in the MCX district shall be landscaped, except for necessary access drives and walkways. (b) Any required side or rear yard in the MCX district adjoining a building site in an RS, RD, RM or RCX district, shall be landscaped with a screening hedge not less than forty-two inches in height, within five feet of the property line, except for necessary drives and walkways. (1996, ord 96-160, sec 2; ratified April 6, 1999.) 25-113 § 25-5-138 HAwAI`I COUNTY CODE Section 25-5-138. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the MCX district. (b) Exceptions to the regulations for the MCX district regarding heights, building site areas, building site average widths and yards, may be approved by the commission within a planned unit development. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2015, ord 15-33, sec 4.) Division 14. ML, Limited Industrial Districts. Section 25-5-140. Purpose and applicability. The ML (limited industrial) district applies to areas for business and industrial uses which are generally in support of but not necessarily compatible with those permissible activities and uses in other commercial districts. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-141. Designation of ML districts. Each ML (limited industrial) district shall be designated by the symbol "MU followed by a number which indicates the minimum land area, in thousands of square feet, required for each building site. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-142. Permitted uses. (a) The following uses shall be permitted in the ML district: (1) Agricultural products processing, minor. (2) Airfields, heliports and private landing strips. (3) Amusement and recreation facilities, indoor. (4) Animal hospitals. (5) Animal quarantine stations. (6) Aquaculture activities. (7) Automobile and truck storage facilities. (8) Automobile and truck sales and rentals. (9) Automobile service stations. (10) Bakeries. (11) Bars. (12) Broadcasting stations. (13) Car washing. (14) Carpentry, hardwood products and furniture manufacturing and storage establishments. (15) Catering establishments. (16) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (17) Churches, temples and synagogues. (18) Cleaning and dyeing plants. SUPP. 7 (1-2020) 25-114 SidneyFuke, Planning Consulfanf �AC` P.00ell Box)98 •Hilo,Hawaii 96720 •Planning•Variance•zoning AaFow- Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sidneyfukeagmail.com •Environmental Reports October 25. 2023 Mr. Zendo Kern, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo,HI 96720 Dear Mr. Kern: Subject: Rezoning Application—Manono Corner LLC Waiakea House Lots, S.Hilo,Hawaii TMK• 2-2-036. 076 Transmitted herewith for your review and processing is a rezoning application affecting the subject property consisting of 21,023 square feet. The subject site is located at the northeastern intersection of East Lanikaula Street and Manono Street. There is a mixed commercial complex south and a church,kitty corner of the subject site. If approved,the applicant intends to demolish an abandoned small engine repair structure and two dilapidated single-family dwellings and construct a 4,950+/- square foot office/retail building. The transmittal includes the application form, departmental questionnaire, and environmental report,which includes the location and proposed site plans; b)processing fee Of$500; c) list of surrounding property owners within three hundred(300)feet of the subject parcel; and d)the metes and bounds description. They will be filed independently via EPIC. We trust that everything is in order for your acceptance and processing of this application. If not or if there are questions relating to this matter,please feel free to direct them to me. Thank you very much. Sincerely,v\ r �X f� V SIDNEY M. FUKE Planning Consultant Enclosures Copy—Ms. Kalysa Hamilton, Manono Corner LLC enclosures via email Planning Depr. Exhibit 2 = T -- �''U ALA A IDUMCN OF LC T 13, STLQ{ 35 OF VV%LkKEA MM L a'S; FjpST 5� S,'-7 E AT WAIAKE7�, -ga7-H KaL, ISL-AM OF ?-4Y7 T:, : ;;eg1..rzling at a _i` -1rch wipe ,:GS;;"�1�,' a, the cur!Twes- @" r �ar�. -ze:..G alz-c :-� ticrt� t,Fs9t+cor^er at t� -.tez-sect;en Of, ~ar.�.Ka�:1.a Street a:ld NIarcrjc St -.-e cccc,'•_ir��tes of Al C': refer to V..+'9e---• i -jt }. l.�aT� fl t7']�7 '+�CIF ,e ,443..00 -eer SC th W)d 9, 141-10 feet East arm. i-rM tom' h' az,rruth-s sic ck,%,,se f= :''tie Sour:i 1. 1800 00' 200.00 feet along the :mac side of Sheet a 3;"z-�:c ; �-ze (fcund) ; 2. 2700 00' 5.00 feet a:cng c :1 , C .t- 981? tO Mare ale:-va 5rcun; 3. 00 00' 10�-.00 feet along ra-a_rncer cv Lot t 13, reiraL r cf YdFlt b735 of HE?1 1 s�-- {a .a; t1hence c€I Q� r u f13 _TY1 _ of Lot 13 . y r�er cf ?ant 8?85 to Hele-7 F , sue Wl t.h a _=CL.Is _ 3 'y% r eet; 1. Of=-d az'_rr31-.. and .. =ar LneL C EXHIBIT "A" 4. 315° 00' -42.43 feet; 5. 3700 00, 36.85 feet ali-mg Yg-� ir_cer of Lot 11,, r ra�,cer of ant 878S to Helen K. iaina; 6. 0° CC' 5.30 feet alcng l�ain, - Of Tnt 13, z'e�r of Grant 8785 to Helen �. Kaina; 7. 900 00, 61.85 feet almg ti� �Ior-h side of Landkaula St---'et t0 'Ilhe girt of teeg krun a.q and contal-n—li g a3'1 area of 1,477 ;Scaa "eet. N. }y -Y, L.E-'SCY'i-,p%in -Prepared By: k'`1 l ING it if l aZJ JklJ.ryJL V'ORS ii' i, :N-.. * `UAV-YCIR No,5649 0�0 �1:� Al p. Kendall N. ri. rim -;,alai g Y If, kt i icerseci f?�:�ior arm S�,re;-max v.'a4j-- "___- ' re ca e 'ti..:p;�}=�r .W 96-67 Grcnt 8751 �o lo xkrcy Kancelepuc 3rown LOT 17-A IAIM40 `14 L J J,24J.X 1. 0T 12-A 11-9, 746,LV Rhooces �'Owner) Dr,,we 2 50 8 L 0 j 5 tp 0 '—?67 �7X ---nce -f=6' An -1�47c. T"lletIrna LOT 16-3-7 Cxonuf LOT IJ—A 21,02J -N. -7. 1JR LOT :,4-A- v LP 7ba7ws R. w0iff Cz' +*ney -rm jgftx M YlOfff (Own=) PAAM 7:�-\ A C, 1,477SO. Fr or 0.OJ4 ACRE j2)CoqonuL— onex 2-5kh'y Dwe&nq Agaso i-vrniture and Music Stara, Ltd (Owner) Small engine payemeni '�epcjr 3hop guiking K 30.00 160T 15-A-i T Pb�& 167- 2.70W 1 v X L!" N. /Y SP et00 Wv Box. + —\61- .50.65 L 1/21 ;pipe (fW 907\0vol 112.50 rav—e CRId LAND SURVEYOR J,441 Go S ��Ipfj I e 0 9kie Own,LIW No. 91 9,141.00 E w 'top .497 own hC4r n� Red L, J 5 sign-1. u L A S T R F E T The waft *W pt*po,-.d W Me or rrr/ drft-t ApeywarL PARCEL 18 TtT 4-A BLOT !-A yi=n"d Profew-orms Land Swvwyw 4 4 C-*rKlato Nunqw 5640 MINEERING 0 MEN DEFT, OF PUB WORKS ti COUNTY OF HAWAR Lanikculc—Ma none Traffic Sigrid Im, proverner't SUBUMM BY: Project Number T-3328 PARCEL 7 and LOT 13—A Being portions of LOT 13, Bieck 35 APPFFOYM 3y: k,% I -d (Grant 8785 to Helen K. Koino) LWQNEER 1'4� Wcicikeo House Lots, 1st Sexes Waiakea, . S. Hilo, Island of Hawaii, Hawaii Tax Mcp Key: 2-2-36 76 E X H I ES I T SHT. -?3- OF -i+ Sfi-S-. 7 L� CHANGE OF ZONE APPLICATION COUNTY OF HeAWAII PLANNING DEPARTMENT (Typc or legibly print the requested information) i APPLICANT: Manono Corner. I u, APPLICANT'S SIGNATURE: c: cZ�41 C'N `�` _�_ DATE:Oct. 24, 2023 �� ADDRESS: PO Boy 125 korttOomi. lkmafi 96760 LIST APPLICANT'S INTERI-ST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Kalysa Hamilton LANDOWNERS): Manono Corner LLC LANDOWNER SIGNATURE(S): DATE: Oct. 24,2023 (May be by letter) LANDOWNER(S)ADDRESS: PO Box 125 Kurristown HI 96760 REQUEST: RS-10 TO MCX-20 Existing zoning) (Proposed Zoning) TAX MAP KEY: 2-2-036: 076 STREET ADDRESS OF PROPERTY: 1081 Manono Street SIZE OF PROPERTY OR AFFECTED AREA(S)TO BE REZONED: 21,023 sf AGENT: Sidney Fuke Planning Consultant ADDRESS: P.O. Box 1345 lfilo, HI 96721 TELEPHONE:(Bus.)_1808)989-0640 (email)__ sidneytukc(a�gmail.rum Please indicate to whom original correspondence and copies Should be sent. ORIGINAL: Sidney Fuke COPIES:_-_ Kalysa Hamilton ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1 . if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question I and then to question 3. a. How many acres of the requested area do you intend to subdivide? N/A b. Into what lot sizes? C. if your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? N/A If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? No b. Sell or lease the land to someone who has tentative plans? No c_ Sell or lease the land to someone who has no plans? No d- Keep it? Yes e. other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc. ) ; financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Construct a new building for retail and office use. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? No if so, please elaborate on your findings in the space provided below. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please refer to accompanying planning and environmental report 6. Are there any buildings on the subject area? Yes If so, what kind? Abandoned small engine repair shop and residential dwelling What do you intend to do with those buildings if your request is approved? Demolish them 7. Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? -3- 8 To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? yes NO a. Schools x b. Roads x C . Sewer x d. Drainage x e. Police Protection x f. Fire Protection x x g Recreational Facilities h. Recreational Facilities x i. -4- For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11, Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement, No inasmuch as the site has been cleared in the past. Signature: � �-- Address: PO Box 125 Ktutistown,HI 96760 Telephone: 808 937-1459 Date: October24,2023 -5- 6338A/5aA P. D. 5/84 COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to MCX-20 MANONO CORNER, LLC WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-036: 076 I. INTRODUCTION Manono Corner, LLC ("Applicant") is requesting the rezoning of a parcel of land consisting of 21,023 square feet from Single-Family Residential (RS-10) to Industrial- Commercial Mixed (MCX-20 in the City of Hilo, Hawaii. The subject site is situated at the northeastern corner of East Lanikaula Street and Manono Street in Waiakea House Lots, Waiakea, South Hilo, Hawai'i, TMK: (3) 2-2-036: 076. There is an abandoned small engine repair shop structure, as well as two (2) vacant, somewhat dilapidated 2-story single-family dwellings on the subject site. The Applicant plans to demolish these three (3) structures and construct a 4,950 square foot structure for office and retail use. II. PROJECT LOCATION As noted earlier, the subject site consists of 21,023 square feet and is identified by TMK: 2-2-036: 076. The site is located at the northeastern corner of Manono Street and East Lanikaula Street, where the intersection is fully signalized. (Figure 1) The surrounding area consists of a mixture of residential, commercial, and light industrial uses. At the southeastern corner of East Lanikaula and Manono Streets, there is a commercial/industrial complex. There is also an organized labor office adjacent to that complex along East Lanikaua Street, as well as a church kitty corner of the subject site. There are residences on the north or Hamakua side of the subject site fronting Manono Street. Other uses in this vicinity and less than 800 feet from the subject property include the Hawaii Community College and a brewery. The zoning generally corresponds to this mixture of land uses. (Figure 2) Generally, the Waiakea House Lots area is slowly undergoing a land use transition from single-family residential to commercial uses. This area and along Kawili Street, which are closer to the Kanoelehua Industrial Area, however, are increasingly becoming more commercial and light industrial in nature. i GN � O O i N T. EK ANAOA STREET ltexuanaoa st rku lijam st 74, tti �. SUBJECT REAR ERTY _t I � � D TIT Z � O � Z m O m N c � D Z C m 3 c ?�J t Lanikaula :11E Lan�kaula St to I t EAST KAWILI STR ET E KawJi St T r HILO NURSERY &ARBORETUM 1, HAWAII COMMUNITY 04 \ COLLEGE J 9 !� PlKAlf—L et 41, �A � � 3 x. E 0 'Y Fi_gure 1 ` i o , _ . -- — — - CN-10 KEKUANAOA STREET � M 1.-20 SUBJECT PROPERTY w D � - j 12S-1U ---_ �D 3.7 ml . _ I_ k'E 1106SE LPTS � I o *- - i c D i LANIK STREET TI] � � l i EAST KAWILI STREET HILO NURslmy SA ARBORETUM HAWAII COMMUNITY COLLEGE {{C �1•r I Figure 2 III. PROJECT DESCRIPTION A. Project Concept and Components The Applicant wishes to develop a commercial building for retail and/or office use. Given its proximity to the Kanoelehua Industrial Area, as well as the Hawaii Community College, the site is quite attractive for office and retail uses. At the same time, because of some of the surrounding residences to the north, the proposed MCX-zoning, where office and retail uses are permitted, would foster a mixed zoning concept. This would be unlike the Light Industrial (ML) or General Industrial (MG) zones. If the request were approved, the Applicant intends to demolish the all three structures on the site. In its place, the Applicant would construct a single-story retail/office building consisting of 4,950± square feet. As proposed, the structure is not anticipated to exceed 20 feet in height. There would be a minimum of 17 parking stalls, including one (1) handicapped stall. Access would be limited to right-in, right-out movements only from East Lanikaula Street, while there would be full movements from Manono Street. (Figure 3) Landscaping consistent with Planning Department Rule No. 17 would be installed around the perimeter of the subject site. Tentatively, as shown in Figure 2, as the adjoining lots to the east and north are zoned RS-10, the Applicant is proposing a 42-inch high screening hedge bordering those lots. As the site is a corner lot, the required front setback from Manono and East Lanikaula Street is 20 feet. The structure is proposed to be situated at least 50 feet from those frontages. Although side yard setbacks for the MCX zone are determined at the time of Plan Approval, the proposed structure will be setback at least 15 feet, more than the 10-foot requirement for a Single-Family Residential zone. It should be emphasized that the proposed structure and parking location are preliminary and may be adjusted to accommodate the spatial requirements of potential use and County's design review and related construction requirements. B. Project Timetable and Cost Should the request be approved, the Applicant intends to finalize 2 rL N p � ti IL ig z 4 � dZ� � s aril N O SmO � v n o IL m o4 � -f 7 400 0 n a du� W lamL5 b'7frd�flN'd 1 '3 �I - o r L�I X101M i'KIV HlHIXII'1 l o-rc 1 I z 4 ( ' IlIl r I ,I Q c I Q, 1 O-2 1 I - --- su i Figure 3 the construction plans and hopes to begin construction within the next two years. However, given the uncertainties of the permitting processing time, financing, construction cost, while the goal of the Applicant is to complete the project as soon as possible, it believes it will be done within an 8-10 year window. Based on the value of the current dollar, the estimated cost of this project is $850,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site Industrial. Relative to the Industrial designation, the General Plan allows consideration for "manufacturing and processing, wholesaling, large storage and transportation facilities, and light industrial uses." As such, the requested MCX zoning would be consistent with this designation, and no General Plan amendment is necessary. C. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as a ggjgLe for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map identifies a RS-10 designation for this area. This designation suggests residential uses at an average of nearly 4 units per acre. Notwithstanding this inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna have made some of the planning assumptions of the CDP obsolete. An updated CDP would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map 3 and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. D. County Zoning The County zoning of the subject site is Single-family Residential (RS-10). If the Industrial-Commercial Mixed(MCX-20) request were approved, the site would be converted into a small-scale retail/office building. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with. G. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, other construction-related permits would still be required. These would be of the "ministerial' variety, such as Plan Approval, building permit, driveway permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The 21,023 square foot site is rectangularly shaped. It has a width of 112 feet and a length of 200 feet. There is a vacant small engine repair building and a single-family dwelling that could be used for some repair on the site. If the rezoning were approved, these structures would be demolished. B. Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is Hilo Airport. The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day and westerly or mountain winds during the evenings. The site is fairly level. There are no perceptible topographic or geologic constraints. It sits at approximately the 75-foot elevation level. 4 Being within a heavily urbanized area, the Land Study Bureau Overall Master Productivity Rating does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. The U. S. Soil Conservation Service, however, has designated the soil type in this are to be of the Keaukaha extremely rocky muck (rKFD) series, 6 to 20 percent slopes. This soil type consists of well-drained, thin (less than 1 foot) organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards 1. Drainage The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500-year flood). There are no drainage ways through the site. Accordingly, the site has not and should not be subject to flooding. As there will be an added level of impervious surface resulting from the proposed parking area and structure, there may be an issue relating to potential increased run-off. In that event, drywell or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works. The depth of these drywells - if needed - will be sufficient to avoid potentially high groundwater table. 2. Tsunami Hazard As the site is situated over a mile from the ocean, it is located outside of the Civil Defense's Tsunami Evacuation Zone. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that 5 can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there will be added structural requirements to address this seismic hazard during the conversion process. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the Applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. The site is not only within an urban environment, but it has been fully improved. Introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its past engine repair and residential use. Aside from the limited lawn, there are no other cultivated plants or trees on the site. There are, however, some plumeria trees and a coconut tree. Given its past use, it is unlikely that the site would be a habitat for any listed threatened or endangered plant life. F. Historic/Cultural/Archaeological Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted on the subject site. The past engine repair and residential use of the site, resulting in its extensive clearing, reduces the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work 6 in the affected area will immediately cease and the applicant will notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O Ka'Aina"decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and/or coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over 50 years and landscaped with a lawn and other introduced species, it would appear very unlikely that the site would serve such a purpose today and/or in the recent past. There are also no known archaeological features on the subject property. Based on the above, it does not appear that the project would have any potential adverse impact relating to the cultural and historical resources of this area. H. Water and Coastal Resources The subject site is located over a mile from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being a non-coastal property, no coastal access will be affected. The Applicant intends to hook up to the County's wastewater system fronting the subject site. As such, potential groundwater and coastal resources impacts would be mitigated. Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts on water and coastal resources will be carefully examined. 7 I. Noise, Air Quality, and Dust Impacts The existing background ambient noise level is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Traffic along Manono and East Lanikaula Streets and frequent aircraft traffic, however, heavily influence manmade noise in this area. Both streets serve as one of several cross-town streets in this area. As such, although this project will introduce additional vehicular traffic to this area, it is not anticipated to contribute significantly to the long-term ambient noise level. Thus, any traffic increase should result in a noise increase of equal to or less than 55 Ldn, which is within acceptable levels within an urban environment. The periodic aircraft overflights generate a higher level at approximately 60 Ldn. The short-term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The Applicant also intends to not allow noise- generating construction activity to occur on Sundays and early morning and late evening hours. The proposed development should not generate any direct air quality impacts. During the short-term, there may be some fugitive dust associated with the construction of the project. However, compliance with the State Department of Health's regulations governing dust control should help mitigate this potential impact. From a long-term perspective, the project itself is not expected to have uses that generate adverse air pollutants. The only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact on the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. All of the required parking areas within the project site will be paved with an all-weather, dust free surface. Landscaping will also be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project would be insignificant. 8 J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, Mauna Kea and Mauna Loa are listed as scenic resources. The proposed development would not have any visual impact on either of those mountains from either Manono or East Lanikaula Streets. This is due to the location of the site is such relative to those mountains. Further, the structure will essentially be no different than what presently exists on the site. The proposed structure will be comparable to a standard single-story residence. Thus, there should be little, if any, visual impact resulting from this project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The land uses in the immediate area are a mixture of single-family residences to the rear of the site along East Lanikaula Street and north or Hamakua side along Manono Street. There are commercial and industrial uses across or south of the subject site, fronting Manono and East Lanikaula Streets, as well as along Kawili Street. As such, while the requested use would be consistent with the design and scale of the immediate area, the proposed use (retail and office building) could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping along properties zoned RS-10, and the like will be taken into account. B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in construction and related industries. With the completion of the project, there will possibly be a few long- term employment opportunities. The project is anticipated to create at least ten (10) full and part-time employees. 9 The subject property is located proximate to commercial areas, including Downtown Hilo, Kaiko'o Mall, Hilo Shopping Center, and the University, especially the Hawaii Community College. It can thus be competitive yet provide the synergy needed to support those areas. A mixed industrial/commercial rezoning would also increase the tax revenues for the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. C. Agricultural Impacts The site is and has not been used for intensive agricultural activities. The site has been used as a residence and small engine repair shop for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site - aside from limited domestic purposes - is minute, if at all. VII. INFRASTRUCTURAL CONSIDERATIONS A. Road As noted, the subject site is situated at the northeastern corner of Manono and East Lanikaula Streets, a fully signalized intersection. There is an existing sidewalk along Manono Street, fronting the subject site. However, there is no sidewalk along the property's East Lanikaula Street frontage. East Lanikaula Street has a right- of-way of 50 feet with a 20-22 foot wide paved road and shoulders. Manono Street has a 60 foot wide right-of-way, with a 24+ foot wide paved road and a sidewalk fronting the project site. No on-street parking is allowed. While there will be some measure of traffic impact, the location of the accesses and with its modified restriction should help mitigate their impacts. Being a corner property and at a signalized intersection, the project is proposed to have two (2) accesses to disperse instead of concentrate vehicular movements to and from the site. East Lanikaula Street is proposed to have only right-turn in, right-turn out 10 movements. In so doing, left turn movements into the site, which could impede eastbound traffic, would be prohibited. On the other hand, Manono Street would have full movements. As there is a dedicated left turn heading south and with the access being situated at its furthest point away from the intersection, left turn movements into the site would not be significantly impacted. It should be noted that the anticipated vehicular movements— inclusive of employee movements - during the AM/PM peak hours are not anticipated to exceed twenty (20). Accordingly, a Traffic Impact Analysis Report is not required. B. Water There is an existing 5/8-inch meter that currently services the site. While that may be sufficient for the proposed building, there may be a need to increase its meter size to address fire flow requirements. C. Wastewater The project's wastewater system will be hooked up into the County's system either from Manono Street or East Lanikaula Street. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the County landfill at Pu'uanahulu, North Kona. Typically, the waste generation of a project of this nature (retail/office) should be comparable to at least 3-5 residences. If needed, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. Other Government Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project_ At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. As this project is a commercial one, it should have little or no direct impact on schools, parks, and other related facilities. Nonetheless, there are parks and schools within a 2-mile radius of the subject site. The Hilo Medical Center is located approximately three (3) miles from the site. This hospital is one of five licensed hospitals on the island. F. Other Utilities All other utilities such as telephone and electrical services are available on the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Lonn-Term Productivity The short-term use of the site would probably be continued residential use. However, all three structures are presently dilapidated, and given the area of transition and traffic along East Lanikaula and Manono Streets, residential use may not be that desirable. Further, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits - albeit small - resulting from the construction and implementation of this project. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed - will be implemented by the Applicant to mitigate potential impacts of this project. Finally, the design and scale of the project will be quasi-residential in nature. As such, in spite of its "mixed industrial/commercial" use, a residential ambiance could still be captured. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not 12 appear to be an issue. The likelihood of finding archaeological features on the site is remote, due to the past development of the site. Further, any unanticipated finds will be properly mitigated upon consultation with appropriate government agencies. C. Mitigative Measures The Applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include drainage, wastewater, and water improvements. The Applicant will provide the required driveway access from both Manono and East Lanikaula Streets. Likewise, the Applicant, if required, is prepared to make on-site drainage improvements to accommodate the planned parking area as well as hooking into the County's wastewater system. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for unearthing archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. Work will resume only upon receipt of proper clearances from said agency. If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residences. The landscaping would be consistent with the Planning Department's landscaping rules. D. Alternatives to the Proposed Protect 1. No Project Under the status quo alternative, the site would remain in its present residential use. Under this scenario, the site would not be utilized to a use that services the community while keeping the residential flavor of the immediate neighborhood. 2. Development Based on Existing RS-10 Zoning Under this alternative, the land could be further subdivided, as it would meet the minimum area requirement for two (2) lots (20,000 square feet). It would then be possible to 13 construct an additional dwelling with an "ohana" permit on each of the lots, resulting in a total density of four (4) homes. However, the site's proximity to commercial and industrial uses and the heavily traveled Manono and East Lanikaula Streets would make it less desirable for more intensive residential uses. Accordingly, it may be unlikely that the site would be developed more intensively for residential uses. 3. Alternative Residential Densities The site could be developed into a higher residential density, such as multiple family use. However, that would not be fulfilling the long-range Industrial objective of the General Plan LUPAG map. Notwithstanding the General Plan, as noted above, having residential uses adjacent to a major street, particularly from a noise and dust perspective, may not be a desirable use. 4. Evaluation of Alternatives Leaving the property in its current undeveloped state would not maximize the use of the land. There would also be diminished tax revenues and fewer services to the public. While alternative residential densities are possible, the proximity of industrial and commercial uses and a major highway would not make such a project feasible. At the same time, the project's impact on the area's social and physical infrastructure would not appear to be pronounced, particularly in light of the quasi-residential scale and design of the building. Further, additional mitigative measures such as landscaping, lighting, and so forth will be taken to address any possible impact associated with the proposed use. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested MCX-20 zoning alternative. 14 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 allows the requested MCX-20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 1. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. 15 • The County shall strive for an economic climate which provides its residents with an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request would provide opportunities for a small office and retail building to establish itself in an area that is serviced by a good transportation system. Relatedly, all required infrastructure is there or, if not and/or needed, will be provided by the Applicant without taxing the government's servicing ability. Further, the area is located proximate to industrial and business areas, making the site accessible to these users. At the same time, because of the type of commercial uses and its small-scale nature, the requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to its users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should 16 such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more retail/office space. However, not all of those types of commercial uses need to be in large structures. Smaller structures in areas of transition —such as here —would be appropriate. From a visual and infrastructure perspective, the proposed project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the Applicant. The County water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5- minute response time. As such, this project should not require additional public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. Further, because office use is not noxious, potential pollution concerns would be minimal, if at all. Being used as a residence in the past, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. There is also little evidence that the site would have any archaeological features. Because of the proposed scale and type of use, the request would be - ironically -generally compatible with the surrounding residential area as well as the growing mix of industrial/commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to any adjacent residential properties west of the subject site. Finally, the standards for an office building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. C. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although the site is designated RS-10, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. D. Zoning If the request is approved, the existing dwelling and other structures would be demolished and a residential-scaled building to accommodate retail/office uses would be constructed. All of the requirements relative to height, setback, landscaping, and parking, 18 and the like would be complied with. No variances from the Code are anticipated. 19 LOT 13-A a Portion of Lot 13, Block 35 (Grant 8785 to Helen K. Kaina) Waiakea House Lots, 1" Series Waiakea, South Hilo, Island of Hawaii, Hawaii DESCRIPTION Beginning at the northwest corner of this parcel of land, being the southwest corner of Lot 11-A, a Portion of Lot 11, Block 35, (Grant 9812 to Marcy Kanoelehua Brown), Waiakea House Lots, 1st Series, and on the east side of Manono Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,243.00 feet South and 9,146.00 feet East, and running by azimuths measured clockwise from True South: 1. 2700 00' 107.50 feet along Lot 11-A, a portion of Lot 11 , Block 35, (Grant 9812 to Marcy Kanoelehua Brown), Waiakea House Lots, 1 sc Series; 2. 00 00, 200.00 feet along Lot 14-A, a portion of Lot 14, Block 35, (Grant 8757 to Mrs. Maryan H. Holi) Waiakea House Lots, 15` Series; 3. 900 00, 50.65 feet along the North side of Lanikaula Street; 4. 1800 00' 5.00 feet along a jog on the North side of Lanikaula Street; 5. 900 00, 26.85 feet along the North side of Lanikaula Street; Thence along the Northeast corner of Lanikaula Street and Manono Street, on a curve to the right with a radius of 30.00 feet, the direct chord azimuth and distance being: 6. 1350 00' 42.43 feet; Lot 13-A Page 1 of 2 INABA ENGINEERING, INC. 273 WAIANUENUE AVENUE HILO,HAWAII 96720 Telephone:(808)961-3727 Facsimile:(808)935-8033 7. 1800 00' 165.00 feet along the East side of Manono Street to the point of beginning and containing an area of 21,023 Square Feet. INABA ENGINEERING, INC. Z. 1Nge9 LICENSED PROFESSIONAL LAND n AI Z. Ina a * SURVEYOR Licensed Professional Land Surveyor No.5626 Certificate Number 5626 ygwAll s p,. License Expires: April 30, 2024 October 27, 2023 Reference: Lanikaula -Manono Traffic Signal Improvements Project Number T-3328 Parcel 7 and Lot 13-A Being Portions of Lot 13, Block 35 (Grant 8785 to Helen K. Kaina) Waiakea House Lots, 1"Series Waiakea, South Hilo, Island of Hawaii, Hawaii Sheet 7 of 17 Subdivision No.: 6929-F Lot 13-A Page 2 of 2 IEI No.: 23024 H:\2023\23024-ManonoCornerLLC\Lot 13-A.des.wpd INABA ENGINEERING, INC. 273 WAIANUENUE AVENUE HILO,HAWAII 96720 Telephone: (808)961.3727 Facsimile: (808)935-8033 G O CLl �C C C KEKUANAOA STREET Kckuanaoa St cku na St a SUBJECT IRO I� Ez -, D D Z Z O O z m O m 2 In C . �I D D rn < m a Z C rn St EETF Lanika ula St ...... EAST KAWILI STREET E K3mli St ursery retum L A A E IC O ry O f, 2 HILO NURSERY &ARBORETUM HAWAII COMMUNITY K COLLEGE WL PO keI t T4?lkA4, f d� N 94 m O� c T / N � ^S G � Jc' O O G 9 m � Q z Q ; i n z° NJ n l��.LS w�n�d�i>yd� •� 3 o �59'05 O ui �54'9L I � I I I I � I o r I I I 4 I o Q I F g ©,sigI� to b s HE s n I N101N1�741Y N'WINIW, I I Qo N� q � I W z a 1 I a ,09101 ACASIO,ROBERT R AGASA FURNITURE& MUSIC LTD AMANO,DONALD H 1031B MILILANI ST 30 PONAHAWAI ST 1910 LUSITANA ST HILO HI 96720 4365 HILO HI 96720 3002 HONOLULU HI 96813 1532 BIRDSALL,BARRY TR CAYABAN,JESS DANTE TR CREE,MICHAEL DEAN 1049 B MILILANI ST 305 E LANIKAULA ST 289 E LANIKAULA ST HILO HI 96720 4365 HILO HI 96720 4306 HILO HI 96720 4335 FARIAS,FRANK WILLIAM TRST FUNG,KEVIN D TR GOSE,SANTIAGO B 364 E LANIKAULA ST 177 MAKAALA ST STE A 17-296 MEAULU ST HILO HI 96720 4336 HILO HI 96720 5148 KEAAU HI 96749 8241 HY,TRUONG ISHII,BEN ETSUMI ISHIWAMES 1072 MANONO ST 527 PULOKU ST 1146 MILILANI ST HILO HI 96720 4461 HILO HI 96720 6048 HILO HI 96720 5050 K&J TIRE CENTER INC KUMIJI,LESLIE T TRST MANEKO PROPERTIES LLC 266 KEKUANAOA ST 358 HUALI PL 51216 HOGBACK RD HILO HI 96720 4343 HILO HI 96720 2681 BADGER CA 93603 9750 MANONO CORNER LLC MARK,BARRY K Y NELSON,KYRSTI ANN PO BOX 125 742 HINANO ST 608 KOIAWE ST KURTISTOWN HI 96760 0125 HILO HI 96720 4413 HILO HI 96720 3430 NISHIMOTO,TOMIE A TRST OKUI,CRAIG S OKUMA,GLENN S TRST 400 HOBRON LN APT 1807 738 HINANO ST PO BOX 10766 HONOLULU HI 96815 1204 HILO HI 96720 4413 HILO HI 96721 5766 OSAKO,BETTY M OSAKO,MASAYUKI EVERRARD PUA'I OSHIRO,DONNA 111 BOYD LN APT B 286 E LANIKAULA ST 1136 MANONO ST HONOLULU HI 96813 6518 HILO HI 96720 4357 HILO HI 96720 5047 OSHIRO,SEISHO TTEE PURINTON,JOCK PU'UWAI ALOHA LLC 1136A MANONO ST 287 E LANIKAULA ST 1342 KILAUEA AVE HILO HI 96720 5047 HILO HI 96720 4335 HILO HI 96720 4292 RHOADES,LOUIS EIGAIL J TRST ROSE,JERI TAKAMOTO,RONALD K 1045 MANONO ST PO BOX 82 18 ALOHALANI DR HILO HI 96720 4467 PAPAIKOU HI 96781 0082 HILO HI 96720 5506 TAMANAHA,FAMILY TRST TENRIKYO KILAUEA KYOKAI TNI PROPERTIES I LLC 3528 LOKO PL 330 E LANIKAULA ST 63 SILVA ST HILO HI 96720 1999 HILO HI 96720 4307 HILO HI 96720 4727 TORNGREN,KAI V JR FAMILY TRST TRR PARTNERS LLC UNITED PUBLIC WORKERS 646 53 WAINOHIA ST 135 TERRACE DR 362 E LANIKAULA ST HILO HI 96720 2774 HILO HI 96720 1747 HILO HI 96720 4336 VANA,CURTIS JARO 1009 MANONO ST HILO HI 96720 4467 JOSH GREEN, M.D. o KENNETH S. FINK, M.D,MGA, MPH q6.........M4 GOVERNOR OF HAWAII �rf. e sv a`y DIRECTOR OF HEALTH KE KIA'AINA O KA MOKU'AINA O HAWAI'I y,: KA LUNA HO'OKELE =L y.v ;xs 4Qq ...............off', �'O.utraom STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 916 H I LO, HAWAII 96721-0916 MEMORANDUM DATE: November 16, 2023 TO: Mr. Zendo Kern Planning Director, County of Hawaii FROM: Eric Honda District Environmental Health Program Chief SUBJECT: Change of Zone Application (PL-REZ-2023-000053) Request: Single-Family Residential — 10,000 Square Feet(RS-10) to Industrial-Commercial Mixed—20,000 Square Feet(MCX-20) Applicant: Manono Corner, LLC Tax Map Key: (3) 2-2-036:076, S. Hilo, Hawaii In most cases,the District Health Office will no longer provide individual comments to agencies or project owners to expedite the land use review and process. Agencies,project owners, and their agents should apply Department of Health"Standard Comments"regarding land use to their standard project comments in their submittal. Standard comments can be found on the Land Use Planning Review section of the Department of Health website: https://health.hawaii.gov/epo/landuse/. Contact information for each Branch/Office is available on that website. Note: Agencies and project owners are responsible for adhering to all applicable standard comments and obtaining proper and necessary permits before the commencement of any work. General summary comments have been included for your convenience. However, these comments are not all-inclusive and do not substitute for review of and compliance with all applicable standard comments for the various DOH individual programs. Clean Air Branch 1. All project activities shall comply with the Hawaii Administrative Rules (HAR), Chapters 11-59 and 11-60.1. Planning Dept. Exhibit 3 Zendo Kern November 16, 2023 Page 2 of 4 2. Control of Fugitive Dust: You must reasonably control the generation of all airborne, visible fugitive dust and comply with the fugitive dust provisions of HAR §11-60.1-33. Note that activities that occur near existing residences, businesses,public areas, and major thoroughfares exacerbate potential dust concerns. It is recommended that a dust control management plan be developed which identifies and mitigates all activities that may generate airborne and visible fugitive dust and that buffer zones be established wherever possible. 3. Standard comments for the Clean Air Branch are at: hops:Hhealth.hawaii.gov/epo/landuse/ Clean Water Branch 1. All project activities shall comply with the HAR, Chapters 11-53, 11-54, and 11-55. 1. The following Clean Water Branch website contains information for agencies and/or project owners who are seeking comments regarding environmental compliance for their projects with HAR, Chapters 11-53, 11-54, and 11-55: hltps:Hhealth.hawaii.gov/cwb/clean-water-branch-home- page/cwb- standard-comments/. Hazard Evaluation & Emergency Response Office 1. A Phase I Environmental Site Assessment(ESA) and Phase 11 Site Investigation should be conducted for projects wherever current or former activities on site may have resulted in releases of hazardous substances, including oil or chemicals. Areas of concern include current and former industrial areas, harbors, airports, and formerly and currently zoned agricultural lands used for growing sugar, pineapple or other agricultural products. 2. Standard comments for the Hazard Evaluation & Emergency Response Office are at: hops://health.hawaii.gov/epo/landuse/. Indoor and Radiological Health Branch 1. Project activities shall comply with HAR Chapters 11-39, 11-45, 11-46, 11-501, 11- 502, 11-503, and 11-504. 2. Construction/Demolition Involving Asbestos: If the proposed project includes renovation/demolition activities that may involve asbestos, the applicant should contact the Asbestos and Lead Section of the Branch at h=s:Hhealth.hawaii.gov/irhb/asbestos/. Safe Drinking Water Branch 1. Agencies and/or project owners are responsible for ensuring environmental compliance for their projects in the areas of 1)Public Water Systems; 2) Underground Injection Control; and 3) Groundwater and Source Water Protection in accordance with HAR Chapters 11-19, 11-20, 11-21, 11-23, 11-23A, and 11- Zendo Kern November 16, 2023 Page 3 of 4 25. They may be responsible for fulfilling additional requirements related to the Safe Drinking Water program: https:Hhealth.hawaii.gov/sdwb/. 2. Standard comments for the Safe Drinking Water Branch can be found at: hgps://health.hawaii.gov/epo/landuse/. Solid &Hazardous Waste Branch 1. Hazardous Waste Program - The state regulations for hazardous waste and used oil are in HAR Chapters 11-260.1 to 11-279.1. These rules apply to the identification, handling, transportation, storage, and disposal of regulated hazardous waste and used oil. 2. Solid Waste Programs - The laws and regulations are contained in HRS Chapters 339D, 342G, 342H, and 342I, and HAR Chapters 11-58.1 and 11-282. Generators and handlers of solid waste shall ensure proper recycling or disposal at DOH-permitted solid waste management facilities. If possible,waste prevention, reuse, and recycling are preferred options over disposal. The Office of Solid Waste Management also oversees the electronic device recycling and recovery law, the glass advanced disposal fee program, and the deposit beverage container program. 3. Underground Storage Tank Program —The state regulations for underground storage tanks are in HAR Chapter 11-280.1. These rules apply to the design, operation, closure, and release response requirements for underground storage tank systems, including unknown underground tanks identified during construction. 4. Standard comments for the Solid& Hazardous Waste Branch can be found at: hllps:Hhealth.hawaii._gov/epo/landuse/. Wastewater Branch For comments,please email the Wastewater Branch at.doh.wwbgdoh.hawaii.gov. Sanitation/Local DOH Comments: 1. Noise may be generated during demolition and/or construction. The applicable maximum permissible sound levels, as stated in Title 11, HAR, Chapter 11-46, "Community Noise Control," shall not be exceeded unless a noise permit is obtained from the Department of Health. 2. According to HAR §11-26-35, No person, firm, or corporation shall demolish or clear any structure,place, or vacant lot without first ascertaining the presence or absence of rodents that may endanger public health by dispersal from such premises. Should any such inspection reveal the presence of rodents, the rodents shall be eradicated before demolishing or clearing the structure, site, or vacant lot. A demolition or land clearing permit is required prior to demolition or clearing. Zendo Kern November 16, 2023 Page 4 of 4 Other 1. CDC - Healthy Places - Healthy Community Design Checklist Toolkit recommends that state and county planning departments, developers,planners, engineers, and other interested parties apply these principles when planning or reviewing new developments or redevelopment projects. 2. If new information is found or changes are made to your submittal, DOH reserves the right to implement appropriate environmental health restrictions as required. Should there be any questions on this matter,please contact the Department of Health, Hawaii District Health Office, at(808) 933-0917. DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: December 14, 2023 Iffeamudam TO: Zendo Kern, Planning Director FROM: Department of Public Works, Engineering Division 01-\- SUBJECT: CHANGE OF ZONE APPLICATION (PL-REZ-2023-000053) Request: Single-Family Residential — 10,000 Square Feet (RS-10) to Industrial-Commercial Mixed — 20,000 Square Feet (MCX-20) Applicant: Manono Corner, LLC TMK: 2-2-036.076 We have reviewed your submittal dated November 14, 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 the approval of the Department of Public Works, Engineering Division. 3. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. 4. Since Manono Street and Lanikaula Street are both existing collector roads, we recommend only one driveway access per street with limited right-in and right-out access. All driveway connections and construction shall conform to Chapter 22, County Streets, of the Hawaii County Code and include the provision of adequate sight distances that shall meet with the approval of the Department of Public Works, Engineering Division. 5. Based upon the proposed zoning, we recommend that the applicant provide improvements to the subject's Lanikaula Street frontage consisting of, but not limited to, pavement widening with concrete sidewalk, drainage improvements, and any required utility relocation, meeting the requirements of the Americans with Disabilities Act. The improvements shall be located within a 5-feet road widening setback as may be established by the Planning Department. The dedication of the widening and improvements should be at no cost to the County. Questions may be referred to Robyn Matsumoto at 961-8924. Planning Dept. Exhibit 4 County of Hawaii is an Equal Opportunity Provider and Employer v^qr Ramzi I.Mansour Mitchell D.Roth 'Mayor Director � ;. Lee Lord Brenda Iokepa-Moses Managing Director Deputy Director County of Hawai'i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Kekuando`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, Direct r , Department of Environmental Management DATE: December 6, 2023 SUBJECT: Change of Zone Application (PL-REZ-2023-000053) Request: Single-Family Residential— 10,000 Square Feet (RS-10) to Industrial-Commercial Mixed—20,000 Square Feet(MCX-20) Applicant: Manono Corner, LLC Tax Map Key: (3) 2-2-036:076; S. Hilo, Hawaii The Solid Waste Division has reviewed the subject application and provides the following comments (contact the Solid Waste Division for details): • Commercial operations, State and Federal agencies,religious entities and non-profit organizations may not use transfer stations for disposal. • Ample room should be provided for rubbish and recycling. • Construction and demolition waste is prohibited at all County Transfer Stations. • Submit Solid Waste Management Plan in accordance with attached guidelines. The Wastewater Division has reviewed the subject application and provides the following comments (contact the Wastewater Division for details): • Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. Planning Dept. County of Hawai'i is an Equal Opportunity Provider and Employer Exhibit 5 4 Mitchell D.Roth Ramzi I.Mansour Mayor Director Lee Lord Brenda Iokepa-Moses Managing Director ''• %'�'� Deputy Director County of Hawaii DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Kekuanao`a Street,Suite 41 -Hilo,Hawai'i 96720-cohdem9hawaiicounty.gov Ph: (808)961-8083-Fax:(808)961-8086 May 5, 2023 SOLID WASTE MANAGEMENT PLAN Guidelines INTENT AND PURPOSE This is to establish guidelines for reviewing Solid Waste Management Plans, for which special conditions are placed on developments. The Solid Waste Management Plan will be used to (1) promote and implement recycling and recycling programs; (2)predict the waste generated by the proposed development to anticipate the impacts on County Solid Waste Management Facilities; and(3)predict the additional vehicular traffic being generated because of waste and recycling transfers. A State of Hawaii licensed engineer or architect shall prepare a suitable Solid Waste Management Plan for review by the Department of Environmental Management. REPORT The Solid Waste Management Plan will contain the following: 1. Description of the project and the potential waste that may be generated: e.g., analysis of anticipated waste volume and composition. This includes waste generated during the construction and operation or maintenance phases. Waste types shall include (but not be limited to): A. Organics (including food waste and green wastes); B. Construction and Demolition materials; C. Paper(including cardboard); D. Metal (including ferrous and non-ferrous metals); E. Plastic; F. Special(including ash, sludge, treated medical waste,bulky items, tires); G. Hazardous (including paint, vehicle fluids, oil, batteries); and H. Glass. 2. Indicate onsite source separation by waste type, e.g., source separation bins for glass, metal,plastic, cardboard, aluminum, et cetera. Provide ample space for rubbish and recycling. 3. Identification and location of the proposed waste reduction,waste re-use, recycling facility or disposal site and associated transportation methods for the various components of the development's waste management system, including the number of vehicle Hawaii County is an Equal Opportunity Provider and Employer 2023 Solid Waste Management Plan Guidelines Page 2 of 2 movements and associated routes that will be used to transport the waste and recycled materials. 4. The report will include identification of any impacts to County-operated waste management facilities, and the appropriate mitigation measures that will be implemented by the development to minimize these impacts. 5. Analysis will be based on the highest potential use or zoning of the development. REQUIREMENTS AND CONDITIONS 1. A Solid Waste Management Plan will be prepared for all developments including but not limited to projects that are required to perform an EA,EIS, or Special Use Permit, as defined under the policies of the Department of Environmental Management, 2. The Department of Environmental Management will require the developer to provide or resolve all recommendations and mitigation measures as outlined in the solid waste management plan,besides any conditions placed on the applicant herein. 3. A State of Hawaii licensed engineer or architect will draft and certify in writing the Solid Waste Management Plan as complying with applicable Federal, State, and County of Hawaii Solid Waste laws,regulations, and administrative rules. Should you require additional information,please contact the Solid Waste Division at swd@hawaiicounty.gov or at(808) 961-8270. CONCUR: renda Iolcep�,a-Moses?' ` DEPUTY DIRECTOR (For Ramzi I. Mansour, DIRECTOR) �o� P1 fINNI f3 DF�° of WATER sp _ �— ,rq��} dg D� 'i-F �Q'S:• ..A� DEC�iV'ii.:1 i'1L•i.f� 19i ;49 DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAVI aFHAwAi `P� 345 KEKUANAO`ASTREET, SUITE 20 HILO, HAWAI`I 96720 TELEPHONE (808)961-8050 • FAX(808) 961-8657 November 30, 2023 TO: Mr. Zendo Kern, Director Planning Department FROM: Keith K. Okamoto, Manager-Chief Engineer SUBJECT: Change of Zone Application (PL-REZ-2023-000053) Applicant: Manono Corner, LLC Request: Single-Family Residential— 10,000 Square Feet (RS-10) to Industrial-Commercial Mixed—20,000 Square Feet (MCX-20) Tax Map Key 2-2-036:076 We have reviewed the subject application and have the following comments and conditions. Please be informed that water is available from an existing 8-inch waterline within Manono Street which fronts the subject parcel. The subject parcel is served by two existing 5/8-inch meters (Account No. 1 00-4 1 1 00 and 100-41200), which is limited to a maximum daily usage of 600 gallons each. The Department requests that the applicant submit estimated maximum daily water usage calculations for the proposed use, prepared by a professional engineer licensed in the State of Hawaii, for review and approval. The water usage calculations should include the total estimated daily water usage in gallons per day and the estimated peak flow in gallons, per minute (GPM), including irrigation use. Upon receipt of the water usage calculations above,the Department will make a determination as to the water commitment deposit amount and prevailing facilities charge, which is subject to change, to be paid. Based on the water demand calculations, the Department will determine the appropriate service lateral and meter-size required. The proposed zoning will require the installation of a reduced pressure type backflow prevention assembly, within five (5) feet of the meter on private property. If a larger or additional meter is required, a backflow prevention assembly will also be required for that meter. The installation of the backflow prevention assembly(s) 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-way fronting the property affected by the proposed development,the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary. Planning Dept. . . . Water, Our most precious Resource. . . Xa Wai,4 Xane. . . Exhibit 6 The Department of Water Supply is an Equal Opportunity provider and employer. Y Mr. Zendo Kern, Director Page 2 November 30, 2023 Please be informed that the existing 8-inch waterline within Manono Street is inadequate to provide the required 2,000-gallons per minute of flow for fire protection, as per the Department's Water System Standards. Should there be any questions, please contact Mr. Troy Samura of our Water Resources and Planning Branch at(808) 961-8070, extension 255. Sincerely yours, `lr��Gvwv� Keith K. Okamoto, P.E. Manager-Chief Engineer TS:dfg copy— Manono Corner, LLC JOSH GREEN,M.D. aE O F H,y DAWN N.S.CHANG GOVERNOR KE KIA'AINA CHAIRPERSON p y + j99 9 BOARD OF LAND AND NATURAL RESOURCES SYLVIA LUKE f COMMISSION ON WATER RESOURCE LIEUTENANT GOVERNOR KA HOPE KIA'AINA MANAGEMENT G4 i w LAURA H.E.KAAKUA l tl� FIRST DEPUTY �e q c`- M.KALEO MANUEL "�, .• DEPUTY DIRECTOR-WATER a� AQUATIC RESOURCES STATE OF HAWAI9 I KA MOKU`AINA`O HAWAI`I BOATING AN OFOCEAN T ON BUREAU OF CONVEEYANCEYANCES COMMISSION ON WATER RESOURCE y�tk �2 DEPARTMENT OF LAND AND NATURAL RESOURCES MANAGEMENT � O CONSERVATION AND COASTAL LANDS KA`OIHANA KUMUWAIWAI `AINA CONSERVATION AND RESOURCES t� ENFORCEMENT ENGINEERING FORESTRYAND WILDLIFE DIVISION OF FORESTRY AND WILDLIFE KAHOOLAWE ISLANPRESERVATION RESERVET OMMISSION 1151 PUNCHBOWL STREET, ROOM 325 LAND HAWA�� STATE PARKS HONOLULU, HAWAII 96813 December 18, 2023 Log no. 4336 MEMORANDUM TO: RUSSELL Y. TSUJI, Administrator Land Division FROM: AFSHEEN A. SIDDIQI, Acting Wildlife Program Manager Division of Forestry and Wildlife SUBJECT: Request for Comments on the Change of Zone Application Request to Change Zoning from a Single-Family Residential (RS-10) to Industrial- Commercial Mixed (MCX-20), Hawai`i The Department of Land and Natural Resources, Division of Forestry and Wildlife (DOFAW) has received your request for comments on the Change of Zone Application (PL-REZ-2023- 000053), requesting to change from a single-family residential (RS-10) to industrial-commercial Mixed (MCX-20) zoning, on the island of Hawaii; TMK- (3) 2-2-036.076. Should the change of zone application be approved, the proposed project would include demolishing an abandoned small engine repair structure and two dilapidated single-family dwellings to construct a 4,950+ square foot office/retail building. Located at the northeastern intersection of East Lanikaula Street and Manono Street in Waiakea, South Hilo, the property encompasses 21,023 square feet. The surrounding area consists of a mixture of residential, commercial, and light industrial uses. The applicant hopes to begin construction within the next two years. DOFAW provides the following recommendations regarding HRS Chapter 195D for this project. The State listed `ope`ape`a or Hawaiian Hoary Bat (Lasiurus cinereus semotus) could potentially occur at or in the vicinity of the project and may roost in nearby trees. Any required site clearing should be timed to avoid disturbance to bats during their birthing and pup rearing season (June 1 through September 15). During this period woody plants greater than 15 feet (4.6 meters) tall should not be disturbed, removed, or trimmed. Barbed wire should also be avoided for any construction because bats can become ensnared and killed by such fencing material during flight. Planning Dept. Exhibit 7 Artificial lighting can adversely impact seabirds that may pass through the area at night by causing them to become disoriented. This disorientation can result in their collision with manmade structures or the grounding of birds. For nighttime work that might be required, DOFAW recommends that all lights used be fully shielded to minimize the attraction of seabirds. Nighttime work that requires outdoor lighting should be avoided during the seabird fledging season, from September 15 through December 15, when young seabirds make their maiden voyage to sea. If nighttime construction is required during the seabird fledgling season (September 15 to December 15), we recommend that a qualified biologist be present at the project site to monitor and assess the risk of seabirds being attracted or grounded due to the lighting. If seabirds are seen circling around the area, lights should then be turned off. If a downed seabird is detected, please follow DOFAW's recommended response protocol by visiting https-//dlnr.hawaii.gov/wildlife/seabird-fallout-season/#response. Permanent lighting also poses a risk of seabird attraction, and as such should be minimized or eliminated to protect seabird flyways and preserve the night sky. For illustrations and guidance related to seabird-friendly light styles that also protect seabirds and the dark starry skies of Hawaii please visit https-//dlnr.hawaii.gov/wildlife/files/2016/03/DOC439.pdf. The State listed `io or Hawaiian Hawk (Buteo solitarius) may occur in the project vicinity. Prior to undertaking vegetation clearing, DOFAW recommends that pre-construction surveys of the area be conducted by a qualified biologist following appropriate survey methods' (Gorressen et al., 2008) to ensure no Hawaiian Hawk nests are present, which may occur during the breeding season from March to September. The survey should be conducted at least 10 days prior to the start of construction. If an `io nest is detected, a buffer zone of 100 meters (330 feet) should be established around it where no construction shall occur until the chick or chicks have fledged, or the nest is abandoned and DOFAW staff should be immediately notified. If adult individuals are detected in the area during construction, all activities within 30 meters (100 feet) of the bird should cease. Work may continue when the bird has left the area on its own. The endemic pueo or Hawaiian Short-Eared Owl (Asio flammeus sandwichensis) could potentially nest in the project area. Before any potential vegetative alteration, especially ground-based disturbance, we recommend that line transect surveys are conducted during crepuscular hours through the project area. If a pueo nest is discovered, a minimum buffer distance of 100 meters from the nest should be established until chicks are capable of flight. The State listed nene or Hawaiian Goose (Branta sandvicensis) could potentially occur in the vicinity of the proposed project site. It is against State law to harm or harass these species. If any are present during construction, all activities within 100 feet (30 meters) should cease and the bird or birds should not be approached. Work may continue after the bird or birds leave the area of their own accord. If a nest is discovered at any point, please contact the Hawaii Island Branch DOFAW Office at (808) 974-4221 and establish a buffer zone around the nest. Gorresen, P. M., R. J. Camp, J. L. Klavitter, and T. K. Pratt. 2008. Abundance, distribution and population trend of the Hawaiian Hawk: 1998-2007. Hawaii Cooperative Studies Unit Technical Report HCSU-009. University of Hawaii at Hilo. 53 pp., incl. 8 figures, 3 tables & 1 appendix. DOFAW recommends minimizing the movement of plant or soil material between worksites. Soil and plant material may contain detrimental fungal pathogens (e.g., Rapid `Ohi`a Death), vertebrate and invertebrate pests (e.g., Little Fire Ants, Coqui Frogs, etc.), or invasive plant parts (e.g., African Tulip, Octopus Tree, Trumpet Tree, etc.) that could harm our native species and ecosystems. We recommend consulting the Big Island Invasive Species Committee (BIISC) at (808) 933-3340 to help plan, design, and construct the project, learn of any high-risk invasive species in the area, and ways to mitigate their spread. All equipment, materials, and personnel should be cleaned of excess soil and debris to minimize the risk of spreading invasive species. DOFAW recommends using native plant species for landscaping that are appropriate for the area; i.e., plants for which climate conditions are suitable for them to thrive, plants that historically occurred there, etc. Please do not plant invasive species. DOFAW also recommends referring to www.plantpono.org for guidance on the selection and evaluation of landscaping plants and to determine the potential invasiveness of plants proposed for use in the project. We appreciate your efforts to work with our office for the conservation of our native species. These comments are general guidelines and should not be considered comprehensive for this site or project. It is the responsibility of the applicant to do their own due diligence to avoid any negative environmental impacts. Should the scope of the project change significantly, or should it become apparent that threatened or endangered species may be impacted, please contact our staff as soon as possible. If you have any questions, please contact Myrna N. Girald Perez, Protected Species Habitat Conservation Planning Coordinator at (808) 265-3276 or myrna.girald-pereza-hawaii.gov. Sincerely, AFSHEEN A. SIDDIQI Acting Wildlife Program Manager —� SidneyFuke, Planning Consultant p,,rw P.O.BOX 1345 •Hilo,Hawal'I 96720 •Planning•Variance•Zoning Cell:(808)989-0640 •Subdivision•Land Use Permits E-mail:sidneyfuke@gmail.com •Environmental Reports January 5, 2024 Mr. Zendo Kern, Director Planning Department COUNTY OF HAWAII 101 Pauahi Street Hilo, HI 96720 Dear Mr. Kern: Subject: Response to Agency Comments Rezoning Application—Manono Center,LLC TMK: 2-2-036: 076 (PL-REZ-2023-000053) This is in response to agency comments to date regarding the subject application. 1. Department of Public Works ("DPW": As the site is designated Zone "X" on the Flood Insurance Rate Map, it is unlikely that there will be any significant drainage- related issues. Nonetheless, any land disturbance activities will be performed in accordance with approved grading/grubbing permits issued pursuant to Chapter 10, Erosion and Sedimentary Control of the Hawaii County Code. Further, a site drainage plan will be prepared as part of the Plan Approval process and its approved findings incorporated into the appropriate building and related construction plans. Those plans,when implemented, will ensure that site generated water will be disposed on site and not directed to any adjacent properties. Further,the driveway connections to both East Lanikaula Street and Manono Street will adhere to the sight distance and related requirements of Chapter 22, Hawai'i County Code. However,the applicant requests that full movement be allowed at Manono Street, while limiting the right-in and right-out access to only East Lanikaula Street. Restricting left-turn movements from East Lanikaula Street is understandable and acceptable, as traffic could back up into the intersection. However,that would not be the situation at Manono Street for several reasons. For one, unlike the situation at East Lanikaula Street, the backup would not extend into an intersection. Manono Street is straight in this area, and the closest intersection to the north is over 500 feet away. Further, in the area fronting the subject site, there are two Puna or southbound lanes, one of which is a dedicated left- turn lane onto East Lanikaula Street. Please note that there is a single "all turning movement" lane that transitions into the dedicated left turn lane. As such, this additional lane enables through traffic to drive around a vehicle waiting to make a Planning Dept. Exhibit 8 Mr. Zendo Kern, Director January 5, 2024 Page 2 left turn into the project site. Finally, eliminating left-turn movements from Manono Street would not necessarily eliminate left turn movements, as Puna or southbound traffic would need to make a left turn at either Kekuana'oa or Leilani Streets and then travel along Hinano Street and then mauka or west on East Lanikaula Street. The circuitous route would result in more and not less movements in this area. On the matter of the curb, gutters, and sidewalk, please note that there already is a sidewalk fronting Manono Street within an existing 60-foot wide right-of-way. Relative to East Lanikaula Street, there is a sidewalk near the intersection fronting at least a third of the property's frontage. Beyond that point, the right-of-way is 50 feet and there is no sidewalk. As such, relinquishing a 5-foot wide portion of the subject property, constructing a curb, gutter and sidewalk within that area, and dedicating as much to the County is standard for commercial rezonings. 2. Police Department ("PDD: The PD noted that it did"not anticipate any significant impact to traffic and/or public safety concerns." 3. Department of Environmental Management("DEMD: The Solid Waste Division noted that the project's waste cannot be disposed at any transfer stations. The applicant understands and accepts that requirement. Recycling will be encouraged within the project site through the placement of waste separation bins. A Solid Waste Management Plan will be prepared and submitted to the DEM for its review and approval prior to issuance of a building permit. The Wastewater Division noted that the project should connect to the public sewer line. The applicant intends to make that connection in conjunction with the building permit process. 4. Department of Water Supply ("DWS"):_The DWS noted that while water is available, a water use calculation study be submitted to determine the size of the water meter and water lateral. Any commercial use of the property will require Plan Approval, a process prior to the submittal/processing of plans for a building permit. As such,the applicant intends to submit such a study and implement any required water related improvements, including a backflow preventer in conjunction with the building construction process. The DWS also noted that the existing 8-inch line is "inadequate to provide the required 2,000 gallons per minute of flow for fire protection, as per the Department's Water System Standards." Generally,this is a requirement for subdivision, which the project will not require. However, since this project would require only a building permit,the applicant will work with the Fire Department to Mr. Zendo Kern, Director January 5, 2024 Page 3 ensure that the fire protection per the Fire Code is adhered to. In many instances, alternatives other than constructing a new line—which is prohibitive for a project of this size—have been deemed sufficient. These could be additional sprinkler systems, fire wall, and so forth. The appropriate alternative—be it the extension of the 8-inch line or other options provided by the Fire Department—would be implemented prior to issuance of an occupancy permit for any proposed commercial use. 5. State Department of Health("DOHD: The DOH noted the necessity comply with its noise and fugitive dust requirements, as well as wastewater (which will be through the connection to the County sewer line) requirements. While there is or should not be any hazardous waste on the site, if applicable,that and any other applicable requirements will be complied with by the applicant and/or its contractor. We trust that this sufficiently responds to the agencies' comments to date. If not or if there are questions relating to this matter,please feel free to direct them to me. Thank you very much. Sincerely, SIDNEY M. FUKE Planning Consultant Copy—Mr. Robert and Kalysa Hamilton, Manono Corner LLC via email TO: Hilo Planning Committee FROM: Gail Rhoades 1045 Manono Street Hilo SUBJ: Zoning Change Request Tax Key (3) 2-2-036: 076 RS-10 to MCX-20 Manono Corner, LLC OBJECTION I object to the zoning change request for the following reasons: 1 . 1 bought my home next door to said lot twenty eight years ago (as of 3-1-24) expecting this lovely neighborhood to remain residential. Unfortunately that has not been the case. More and more industry is creeping into the residential mix with bad outcomes. 2. Traffic on Manono Street and Lanikaula has become exasperating. It often takes up to five light changes currently to get out of my driveway in the morning, noon and dinnertime hours. Traffic going towards the junior college backs up past Leilani Street frequently. According to the proposed new property development map, the new business, if arproved, would have their traffic exiting right next to my driveway. This will make it nearly impossible to leave my house if this industrial building and proposed entry/exit are approved. Minimally the entrance and exit to the property needs to change. 3. There are children that live across the street and down one lot from us. They rarely play in their front yard anymore. I believe this to be due to traffic concerns. We never get trick or treaters at Halloween due to the traffic on Manono Street even though there are new sidewalks. The sidewalks are seldom used. 4. 1 am concerned about my own security if a business building is put next to my property. After hours will attract undesirables to do drugs, alcohol and other promiscuous activities. My house has already been burglarized several times and I worry what the nighttime will bring. 5. There is a lack of affordable housing in Hilo. Why not put two houses on the property? The opposite corner has a brand new house on it. Even a small apartment building would be better than an industrial building with multiple businesses; especially with the housing shortage and two colleges in close proximity. 6. 1 believe that changing the zoning to the property adjacent to mine will negatively impact the value of my home when I am ready to sell it. Planning Dept. Exhibit 9