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HomeMy WebLinkAboutCOM 0429.000 1998-2000 tY M r1~~L -'Zr William G. Davis Managing Director Stephen K. Yamashiro J _ i- , - Mayor _ .J i.. ~ ) Henry Cho ~ ,'Mf Deputy Managing Director G 26 PSI 3 59 ~IIlt2if II~ r _ ~ '1~ C~~~~ ~HAN1,4A 25 Aupuni Street, Room 215 • Hilo, Hawaii %720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 August 26, 1999 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: State Land Use Boundary Amendment Application (SLU 99-007) Request: Agricultural to Urban Change of Zone Application (REZ 99-015) Request: A-la to CV-10 Applicant: Ruth W. Ward Tax MaPKey: 1-5-6:23 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regazding the above-referenced requests. Sincerely, Stephen K. Yamashiro Mayor LWardRO1.MAY Enclosures A cc: Planning Department Comm, No. ~il~S /2'f w (1S Flle No. 2NG~PIJ Ref. Tol lief. Date AU(3 3 0 1999 +tY OF Stephen K. Yamashiro ~ Mawr ?~ii'oi'N),'~~ ft~aixn#~r ~ttftrzri{ PLANNING COMMISSION 25 Aapuni Streit, Room 109 • Hilo, wvnii %720-42s2 (808) %48288 Fu (808) %1-%l5 AUG 2 6 1999 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: State Land Use Boundary Amendment Application (SLU 99-007) Request: Agricultural to Urban Change of Zone Application (REZ 99-015) Request: A-la to CV-10 Applicant: Ruth W. Wazd Tax Map Key: 1-5-6:23 The Planning Commission, after a duly held public heazing on August 19, 1999, voted to recommend for your approval the proposed legislative bill to change the State Land Use district from Agricultural to Urban and a Change of Zone changing the district classification from Agricultural (A-la) to Village Commercial (CV-10) for approximately 23,196 square feet of land. The property is located on the east side of the town of Pahoa directly across of the Pahoa High School, Puna, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: State Land Use Boundary Amendment The approval of the reclassification from the State Land Use Agricultural to the Urban District, as well as the Change of Zone of the property from an Agricultural (A-la) to a Village Commercial (CV-10), will not violate Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the Hawaii State Plan, and the County General Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten yeazs, or in amending the boundary, lands contiguous with existing urban areas shall be given more consideration than non-contiguous land, and pazticulazly when indicated for future urban use on State or County General Plans." Although the subject property is not contiguous to an Urban district, it is situated across from an urban-zoned area. Further, the town of Pahoa is located approximately 1/2 mile from the subject property. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 The reclassification action would also achieve the following goals, objectives and/or policies articulated in the Hawaii State Plan: * Achieve a strong, viable economy, characterized by stability, diversity and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations. * Encourage urban developments in close proximity to existing services and facilities. The applicant is concurrently applying for a Change of Zone from an Agricultural (A-la) to a Village Commercial (CV-10). The request conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map which designates this area as Medium Density Urban. This designation includes village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). Therefore, this proposed request will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Hence, it is determined that the request is consistent with the urban form depicted on the LUPAG Map. This request is to allow an urban development, a conversion of an existing single-family dwelling on the site into an office building. According to the applicant, tentative office uses would include real estate, physical therapy or other outpatient medical related services, insurance, photography studio, and other similar uses. Because of the size of the structure (1,120 square feet), not all uses would be established simultaneously. The uses are suggestive of the type of uses that could be established in the structure. The LUPAG Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action. It is also a graphic depiction of the physical relationship between the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The area under consideration is consistent with the urban form established for this section of Pahoa as depicted on the LUPAG Map. The property is situated approximately 1/2 mile from the urban retail center of Pahoa, and thereby conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and in close proximity to existing services and facilities. The property is or will be provided with all utilities and services which are essential to accommodate urban development. According to the Department of Water Supply, water can be made available from an existing 8-inch waterline along the Keaau-Pahoa Road fronting the property, with a connection size subject to review and approval during the construction design phase of the proposed development. The property is located on Pahoa Road, a County road with a pavement width of approximately 25 feet, and right-of--way width of approximately 35 feet. The applicant intends to extend the existing pavement and improve that portion of the shoulder fronting the subject site with asphalt pavement and a rolled curb, to allow for additional pedestrian safety. The Department of Public Works requests the continuation of the road right-of-way widening of approximately 14 feet, and suggests the applicant provide roadway improvements along the entire frontage and dedicate the improvements and widening to the County. Although the Department of Public Works states that a commercial standard roadway consists of a 42-foot wide pavement with Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 concrete curbs, gutters and sidewalks within a 60-foot right-of-way, a condition will be included to require the applicant to improve the frontage of the property with asphalt pavement and rolled curb, to be consistent with the existing roadway in the area. All other essential utilities and services are or will be made available to the site. The property has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property as Zone X, areas determined to be outside the 500-year flood plain. Any improvements to the property must comply with Chapter 27 of the County Code relating to Flood Hazard Control. Thus, the reclassification meets with the standard which states that the lands included within the Urban District shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." While the subject property is within the State Land Use Agricultural and County's Agricultural (A-la) zoned districts, it is not currently being used for active agricultural purposes. Although there is a single family dwelling and a storage and carport building on the property, the structure is vacant, and there are no active agricultural activities on site. The property has been used as a dwelling site since 1953. The State of Hawaii ALISH Map classifies the subject property as Unclassified. The Land Use Study Bureau's Overall Master Productivity Rating for soil on the property is "D" or Poor. Therefore, the reclassification of this 23,196 square foot property from an Agricultural to an Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. Furthermore, an Urban classification would complement the existing and future land use patterns of the surrounding properties. Based on the above, the approval of the State Land Use Boundary Amendment to the Urban District complements the State Land Use District Regulations and is supportive of the Hawaii State Plan. Change of Zone In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve quality growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County. The proposed request from an Agricultural (A-la) to a Village Commercial (CV-10) zoned district will conform to the following goals, policies and standards of the Land Use and Commercial Elements of the General Plan. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Land Use Element • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. • Zone urban- and rural- type of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Promote and encourage the rehabilitation and use of urban and rural azeas which aze serviced by basic community facilities and utilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of the neighborhood, community, region and County. • The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. Commercial Development • Provide for commercial developments that maximize convenience to users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, commercial and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. • Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the azea. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 • 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. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The requested zone change from Agricultural (A-la) to Village Commercial (CV-10) conforms to the LUPAG Map, which designates the property as Medium Density Urban. This designation includes village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). Therefore, this proposed request will provide the framework of a concentration of urban activities occurring in an orderly manner commensurate with the provision of necessary infrastructure. Hence, it is determined that the request is consistent with the urban form depicted on the LUPAG Map. The applicant is concurrently applying to the County of Hawaii for a State Land Use Boundazy Amendment from the Agricultural to the Urban District for the property, in conformance with its "Medium Density Urban" classification under the County's General Plan LUPAG Map. The Change of Zone from an Agricultural (A-la) to a Village Commercial (CV-10) designation would conform with this LUPAG Map classification. While the property is within the State Land Use Agricultural and County's Agricultural zoned districts, it is not currently being used for any active agricultural purpose. Although there is a single family dwelling and a storage and carport building on the property, the structure is vacant, and there are no active agricultural activities on site. The property has been used as a dwelling site since 1953. The State of Hawaii ALISH Map identifies the subject property as Unclassified. The Land Use Study Bureau's Overall Master Productivity Rating for soil on the property is "D" or Poor. Therefore, the reclassification of this 23,196 square foot property from an Agricultural (A-la) to a Village Commercial (CV-10) zoned district will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. The applicant intends to convert the existing single-family dwelling on the site into an office building. According to the applicant, tentative office uses would include real estate, physical therapy or other outpatient medical related services, insurance, photography studio, and other similar uses. Because of the size of the structure (1,120 square feet), not all uses would be established simultaneously. The uses are suggestive of the type of uses that could be established in the structure. The proposed development is located less than 1/2 mile to all necessary urban services and facilities, and will add to the urban core for that azea of Pahoa. The Pahoa High and Elementary School is located directly across from the subject property on Pahoa Road. The Kamehameha School/Bishop Estate pre-school is located less than 100 yazds from the subject property. A church, automotive repair shop, and service station are located less than 250 yards from the site. Therefore, the proposed rezoning and development will complement the land usage within the community and neighborhood it is proposed to be located in. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 The property is located on Pahoa Road, a County road with a pavement width of approximately 25 feet, and right-of--way width of approximately 35 feet. The applicant intends to extend the existing pavement and improve that portion of the shoulder fronting the subject site with asphalt pavement and a rolled curb, to allow for additional pedestrian safety. The Department of Public Works requests the continuation of the road right-of--way widening of approximately 14 feet, and suggests the applicant provide roadway improvements along the entire frontage and dedicate the improvements and widening to the County. Although the Department of Public Works states that a commercial standard roadway consists of a 42-foot wide pavement with concrete curbs, gutters and sidewalks within a 60-foot right-of-way, a condition will be included to require the applicant to improve the frontage of the property with asphalt pavement and rolled curb, to be consistent with the existing roadway in the area. All other essential utilities and services are or will be made available to the site. The U.S. Corps of Engineers Flood Insurance Rate Map (FIRM) designates the property as Zone X, areas determined to be outside the 500-year flood plain. Thus, the reclassification meets with the standard which states that the lands included within the Urban District shall be those with satisfactory topography and drainage and reasonably free from the danger of floods, tsunami and unstable soil conditions and other adverse environmental effects." Based on the above findings, this request to reclassify the subject property from an Agricultural (A-la) to a Village Commercial (CV-10) zoned district would result in an appropriate land use pattern and further the public convenience, necessity and general welfare. For your favorable consideration, amendments to the SLU Boundaries Map H-72 for the County of Hawaii and Section 25-8-26 (Pahoa Zone Map), Article 8, Chapter 25 (Zoning Code are transmitted. We are enclosing copies of the applications and a copy of the staff background for your information. Sincerely, onazd S. Tanaka, Chairman Planning Commission Lwardr02.PC Enclosures cc: Mr. Sidney Fuke Ms. Ruth W. Ward Depaztment of Water Supply Department of Public Works Kazu Hayashida/DOT-Highways,Honolulu State Land Use Commission ~ M BRward0l.pkf-8/4/99 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT RUTH WARD STATE LAND USE BOUNDARY AMENDMENT (SLU 99-00~ CHANGE OF ZONE APPLICATION IREZ 99-0151 RUTH W. WARD has submitted applications for a State Land Use Boundary Amendment from Agricultural to Urban and a Change of Zone by changing the district classification from Agricultural (A-la) to Village Commercial (CV-10) for approximately 23,196 square feet of land. The property is located on the east side of the town of Pahoa directly across of the Pahoa High School, Puna, Hawaii, TMK: 1-5-6:23. GENERAL INFORMATION 1. Land Ownership: The landowner of the subject property is Ruth Wazd and Elbio R. Calace, who has given permission to Ruth W. Wazd to apply for the permits. APPLICANT'S REQUEST 2. Request: The applicant is requesting the Urban District and Village Commercial (CV- 10) designation to convert the existing single-family dwelling on the site into an office building. 3. Conceptual Plan: According to the applicant, tentative office uses would include real estate, physical therapy or other outpatient medical related services, insurance, photography studio, and other similaz uses. Because of the size of the structure (1,120 squaze feet), not all uses would be established simultaneously. The uses aze suggestive of the type of uses that could be established in the structure. On-site parking to accommodate a minimum of 6 vehicles would be provided. 4. Project Timetable and Cost: The applicant intends to proceed with the conversion immediately upon receipt of all necessary approvals. It is the applicant's goal to obtain a certificate of occupancy prior to the end of this year. The estimated cost of the ` conversion, including on-site parking and frontage improvements is approximately $25,000. 5. Other Permits: Special Permit No. 612 for a store and restaurant was approved by the Planning Commission on February 13, 1986. On April 25, 1988, the Planning Commission granted aone-yeaz time extension to Condition No. 3 which required the proposed uses to be in operation within one year from receipt of Final Plan Approval. On June 25, 1990, the Planning Commission denied another time extension to Condition No. 3 citing lack of progress in establishing the proposed uses on the property. The Planning Commission also noted that the Special Permit process was not the proper procedure to allow the commercial uses on the property, and suggested the applicant apply for an appropriate land use change in the future. By letter dated December 20, 1994, the Planning Director suggested the applicant pursue a change of zone. 6. Supportive Information: (See Exhibit A -State Land Use Boundary Amendment and Change of Zone Applications) STATE AND COUNTY PLANS 7. State Land Use: Agricultural. 8. Hawaii State Plan: Consistent with the following goals, objectives and policies for the economy: * Achieve a strong, viable economy, chazacterized by stability, diversity and growth that enables the fulfilment of the needs and expectations of Hawaii's present and future generations. * Encourage urban developments in close proximity to existing services and facilities. 9. General Plan: Consistent with the Land Use and Commercial goals, policies, standazds and courses of action of the General Plan. 10. General Plan LUPAG Map: Medium Density Urban, which includes village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). The requested Urban District and CV-10 zoning would be consistent with this designation. - 11. County ~oning: Agricultural 1 acre (A-la). 12. SMA: The subject property is not situated within the SMA. -2- DESCRIPTION OF PROPERTY AND SURROUNDiN(' ARFA 13. Subject Property: The property is approximately 23,196 square feet in size, relatively level, with an approximately 1,120 squaze foot, vacant single-family dwelling built in 1953. In addition, there is a 600-square foot storage and carport building, which will be removed. 14. Topography: Fairly level with slopes of less than 10 percent. 15. USDA Natural Resources Conservation Service's Soil Survey Report: Olaa extremely stony silty clay loam, 10 to 20 percent slopes (OID). The surface layer is very dark brown extremely stony silty clay loam about 16 inches thick. It is underlain by Aa lava. This soil dehydrates irreversibly into gravel-size aggregates. It has a medium acid surface layer and a slightly acid subsoil..Permeability is rapid, runoff is slow, and the erosion hazard is slight. This soil is used for sugarcane. 16. Land Study Bureau's Detailed Land Classification System: "D" or Poor. 17. Agricultural Lands of Importance to the State of Hawaii (ALISH) : Unclassified. 18. FIRM: Zone "X", area outside the 500-year flood plain. 19. Flora/Fauna and Archaeological Resources: Since the property is already disturbed, it is unlikely that any archaeological features exist on the property nor that it provide a habitat for endangered plants or animal species. 20. Surrounding Zoning/Land Uscs: Lands surrounding the subject property are zoned A-la and RS-]0 and mostly in residential uses. Adjacent to the property to the Kapoho side is a single family dwelling. There is a vacant parcel adjacent to the Pahoa-side of the property. Directly across from the subject property is Pahoa High and Elementary School. The Kamehameha SchoolBishop Estate pre-school is located less than 100 yards from the subject property. A church, automotive repair shop, and service station are located less than 250 yards from the property, on lands zoned CV-10. PUBLIC FACILITIES AND SERVICES 21. Access: The property is located on Pahoa Road across from Pahoa High and Elementary School. Pahoa Road, fronting the subject property, is a County road with a pavement width of approximately 25 feet, and right-of--way width of approximately 35 feet. The applicant intends to extend the existing pavement and improve that portion of the -3- shoulder fronting the subject site with asphalt pavement and a rolled curb, to allow for additional pedestrian safety. The Department of Public Works requests the continuation of the road right-of--way widening of approximately 14 feet, and suggests the applicant provide roadway improvements along the entire frontage and dedicate the improvements and widening to the County. The Department of Public Works notes that the commercial standard roadway consists of a 42-foot wide pavement with concrete curbs, gutters and sidewalks, within a 60-foot right-of--way. 22. Water: According to the Department of Water Supply, water can be made available from an existing 8-inch waterline along the Keaau-Pahoa Road fronting the property, with a connection size subject to review and approval during the construction design phase of the proposed development. 23. Drainage: The applicant notes that the improvement of the proposed parking azea could increase surface runoff. In that event, a drywell or other appropriate drainage control system consistent with the Department of Public Works' requirements will be installed by the applicant. 24. Wastewater: According to the applicant, the existing cesspool on the property would continue to service the structure. The applicant notes that should this not be sufficient to accommodate the commercial office use of the site, a higher system (septic system) meeting with the approval of the State Department of Health, would be installed. 25. Protective Services: The Pahoa Police Station and Fire Station is less than 1/2 mile from the subject property. 26. Other Utilities/Services: Electricity and telephone are available to the site. A N I .S' OMM NT 27. Police Department (June 28, 1999 Memo): "Staff has reviewed the above-referenced application and has no comments or objections to offer at this time." 28. Fire Department (.Tune 22, 1999 Memo): ~ "We have no comments on the above-referenced State Land Usc F3oundazy Amendment and Change of Zone Applications." -4- . _ 29. Department of Transportation Honolulu (July 2, 1999 Letter): "Converting the existing single-family dwelling into an office building will not significantly impact our State highway facilities." 30. State Land Use Commission (June 23, 1999 Letter): "We have reviewed the subject application forwarded by your memorandum dated June 16, 1999, and confirm that the subject pazcel is designated within the State Land Use Agricultural District. We understand that the applicant has withdrawn its previously submitted request for special permit in light of the availability of water to the subject parcel." 31. Department of Public Works: (See Exhibit B -June 18, 1999 and May 6, 1999 Memos) 32. Department of Water Supply: (See Exhibit C -June 23, 1999 Memo) AGENCIES - NO RESPONSE 33. Real Property Tax Off?ce, Department of Land and Natural Resources (DLNR) Historic Preservation Division, DLNR Land Division, DLNR Land Management, Department of Health, Department of Transportation (Hilo), Department of Agriculture, Natural Resources Soi! and Conservation Services APPLICANT'S RESPONSE 34. (Sec Exhibit D -August 3, 1999 Letter) PUBLIC COMMENTS 35. The department has not received any public comments or objections on the request. -5- COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: Ruth W. War APPLICANT'S SIGNATURE:T_~ /Cc1~Q~~ MAILING ADDRESS: 13-889 Kahukai Street Pahoa. HI 9677A TELEPHONE: (BUS) 965-9500 (HOME) q65-1711 LANDOWNER• LANDOWNER'S SIGNATURE:-~~~~~yQ~f~~'~~e~~j, TAX MAP KEY: 3 1- - 2 LAND AREA:' 23.196 square feet CURRENT STATE LAND USE DISTRICT CLASSIFICATION:' Aericultural REQUESTED STATE LAND•USE DISTRICT CLASSIFICATION:Urban THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. • 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a.~ The extent to which the proposed reclassification conforms to. the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2-foot by 3-foot presentation map requested un\ r B.3, above. ~ EXHIBIT ' A 0400q an 2/26/87 APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING ?EPARTMENT ~nnr,ICANT: Ruth W. Ward APPLICANT' S SIGNATURE: DATE: ~/f - 99 ADDRESS: 13-889 Kahukai Street Pahoa, HI 96778 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLIIDING NAMES OF MAIN OFFICERS TELE?HONE-3USINESS: 965-9500 RESIDENCE: 965-1211 REQUEST: A-la TO CV-10 lExist~ng zoning) (P~onosea zona.ng) TAX MAP cTEY: 3/1-5-06: 83 AP.EA OF PROPERTY OR AFFECTED AREA(S) TO HE REZONED: 23,196 square feet LANDOWNER(S): Ruth W. Ward and Elbio R. Calace OWNER' S SIGNATURE DATE: ~ ~ -9 q (May be by etter) AGENT; Sidney M. Fuke ADDRESS: inn Panahi Street Suite 212 Hilo HI 96720 TELEPHONE-HIISZNESS: 969-1522 RESIDENCE; 961-6909 Please indicate to whom original correspondence and copies should be seat. ORIGINAL Sidney Fuke COprEg Ruth Ward (See Ins:=scions ~n 3a ATTACHMENT Commercial, RM, Resort, h Industrial PLANNING DEPARThENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdiviae the subject land in accordance with the approved change of zone? Np If yes, please answer the rest of question 1 and then to ques ion 3. a. How many acres of the requested area do you intend to subdivide? 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? 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? :~0 b. Sell or lease the land to someone who has tentative plans? NO c. Sell or lease the land t0 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. The applicants wish to use the dwelling as an office building. This would be done immediately upon receipt of all necessary entitlements. Please refer to attached planning report for more detailed information. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? 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 attached plannig report. 6. Are there any buildings on the subject area? YES If so, what kind? An existing single-family dwelling and a storage shed. what do you intend to do with those buildings if your request is approved? THe dwellil}6 will be co„verted into an office building and the shed will be demolished. 7. Is the subject land currently being used for any agricultural activitity? NU If so, please list the kinds of products grown and on 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? 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 mad adequate for the proposed traffic volume YES or load? 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 g. Recreational Facilities X h. Public Utilities X i. Other X -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. Please refer to attached pla~ining report. Signature: lfjj Address: 13-R89 Kah„kai sr_~ Pahoa, HI 95778 Telephone: X65-1211 pate: 10 June 99 6338A/50A P n 5/RA APPLICATIONS and COUNTY ENVIItONMENTAL REPORT FOR STATE LAND USE BOUNDARY AMENDMENT (A to U) and COUNTY REZONING REQUEST (A-la to CV-10) PAHOA, PUNA, HAWAII TAX MAP KEY: (3)1-5-06: 23 Prepared For. Ruth W. Ward Prepared By: Sidney M. Fuke, Planning Consultant June 1999 COUNTY ENVIRONMENTAL REPORT STATE LAND USE AND COUNTY REZONING REQUESTS APPLICANT -RUTH W. WARD PAHOA, PUMA, HAWAII, TAX MAP KEY: (3) 1-5-06: 23 I. INTRODUCTION The applicant, Ruth W. Wazd is requesting a 23,196 squaze foot pazcel to be reclassiSed into the Urban District and subsequently rezoned from Agriculture (A-la) to Commercial-[pillage (CV--/0). The property is located in the west side of the town of Pahoa, directly across of or north of the Pahoa High School, Puna, Hawaii, TMK: 1-5-06: 23. (Figure 1) If successful, the applicant would convert the existing single-family dwelling on the site into an oflice building. Possible office uses would include real estate, physical therapy or other outpatient medical related services, insurance, photography studio, and the like. It should be noted that given the size of the structure (1,120 squaze feet), not all uses would occur at the same time. The uses aze suggestive of the type of uses that could be housed in the structure. II. PROJECT LOCATION The subject property consists of 23,196 squaze feet. The Pahoa High School is located directly across or south of the subject site, and the Roman Catholic Church is located to its west or Hilo side. There is asingle-family dwelling adjacent and to the east of the site, and the intersection of the old Pahoa Road with the Pahoa By-Pass road is located beyond that dwelling to the east. There is a service station and automobile repair shop approximately 250 yards west or town side of the subject property. That property is zoned CV-10. III. PROJECT DESCRIPTION A. Project Concept and Components If the requests are approved, the applicant intends to convert the existing single-family dwelling into an office building. As noted earlier, tentative uses include the applicant's business (real estate development) and physical therapy clinic. Other potential office uses could be insurance, photography studio, and other non-noxious type of ofice uses. 1 1 ~ 06 i K ~y\Gw" 1 ate, V - \ - M r . a ~ ~s. sea ~ jra. J ~ 2= / Is T irM R ~'-Y 1 t ?.9G< A<. I / V e.+}G .a. W,_ 1 _ _ G.r_...p a, i~~ =e,n 3r riff '°^•-~ii'In`rt :"4 e. ys ~i /I f .P n ~ •a..,,~ C.PI,q_ °.1,< x a i..+ s t ,e. fi.~.~i. fq ! ~~y~ Cn }e n..) hobo Je. J' ~ g.. I < 1 J ALAY /t ` ~ O ~<~~r-vG- ~=K-,G/+ Church dL< ~ e.ses \ r / i r. s._,., / Subject Site r 1_/./ ~'iMti )Mar. ~(I ~ ii 1~. / ~<a / i / I ~ County Park t a as / 4 0~ n SerVICB $tatlOfl ~c.f z SChOOI ~ TNIRD 01 vtS iON .,j< ~ Ot Pre~choOl i a LONE! 3EC. PLAT 1 ~c.r ai l ~ 5 ~6 A~.i C/,.^, CONTAINWG PA AC. LS • \ r Ir,... ',a'C ~CALS~I:n•.200 N- RUTH W. WARD • Z~1r TMK: 1-5-06: 23 Fioure 1 The dwelling consists of 1,120 squaze feet. The existing storage and carport building would be removed. On-site pazking to accommodate a minimum of six (6) vehicles would be provided. Although the road fronting the property has a width of at least 24 feet, the shoulder fronting the site is unimproved. The applicant intends [o extend the existing pavement to its property and install rolled-curbs along the property's frontage. This would allow for safer pedestrian movements in this area. (Figure 2) B. Project Timetable and Cost The applicant intends to proceed with the conversion immediately upon receipt of all necessary governmental approvals. It is the applicant's goal to have the building ready for occupancy before the end of this yeaz. The estimated cost of this conversion, including the on-site pazking and frontage improvements, should be approximately $25,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Agricultural. To effectuate this project, the entire site is being requested to be reclassified into the Urban district. Based on the size of the requested action, no State Land Use Commission action is required. The County of Hawau can process both the State Land Use boundary reclassification and rezoning requests. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the site Medium Density. The Genera! Plan document notes that this designation allows consideration for "Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre)." As such, the requested Urban District and CV-!0 zoning would be consistent with this designation. It should be noted that the initial General Plan (December 1971) designated the site Low Density. As part of the General Plan Update program, however, the azea was redesignated Medium Density (August 1988). This was in partial recognition of the need for additional commercial area. 2 ~ o'pG "R~ ~~a on ~ I /EXISTING I I D W C-l.l.i rlG PRoPoSED i -I- -EKISTiNG St1Eo AND cARPoRT ~ o OFPIG[-' E9E DcMOLISHC-p BUILDING 1~ I~ - - -1 -PROpos~~ Cam) t 1 PARKING 3 ~ r ~ LF~NDSGAPIN6 <-I<=AAU PAHDA MPcIN READ I<APOho ~ Z 7 a~ p0 3' PA HO.q HiGM ~(F SCriOOL 0 ~Q PROPOSED COMMERCIAL OFFICE TM K ~ 3RD DIV. 1-5-06 ~ 23 (0.5325 ACRE) PAHOA, PUNA, HAWAII APPLICANT = RUTH WARD Figure 2 J C. Draft Puna Community Development Plan This plan attempts to further deSne the General Plan and serves as a guide for decision-makers. It is still in draft form, with the second and latest draft published on May 1995. The draft plan offered no specific land use recommendations affecting the subject azea. It did note that the existing Urban Expansion azea on the General Plan LUPAG map should be eliminated. As the subject site is located within the Medium Density, this recommendation is no[ applicable. D. County Zoning The County zoning of the subject azea is A-la. Given the size of the property (23,196 squaze feet), the property is non-conforming relative to azea. If the requested Commercial Village (CV-10) zoning is approved, all uses and development standards of the CV zoning would be complied. These include setback, height, pazking, and landscaping. E. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be requued. Other permits would still be required. These would be of the "ministerial" variety such as Plan Approval, Building Permit, driveway permit, and the like. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The elevation of the site is approximately 600 feet. The site is relatively flat with no significant undulations. There is a vacant single-family dwelling and a 600 squaze foot carport/storage area. Because of its run-down condition, a portion or all of the carport/storage azea is planned to be demolished. The mean annual rainfall in this azea ranges between 150 to 175 inches. The wetter months tend to occur between October through April. The average daily temperatures range from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wurd patterns are generally tradewinds (easterly) during the day, and westerly or mountain winds during the evening. 3 B. Soil and Topo>;raphv The topography of the site is level. There aze no noticeable undulations on the site. The site is not designated on the Land Studv Bureau's Overall Master Productivity Rating maps. However, the adjacent area to its immediate north is designated "D" (D 181) or poor. This type of soil is of the Olaa series, with shallow, moderately fine soils. Its parent material is volcanic ash and is very stony. This type of soil is well drained but moist and poorly suited for machine tillability. The site is not classified under the Agricultural Lands of Importance to the State of Hawaii (ALISH) system Thus, the State's classification system does not recognize the site as being agriculturally important. C. Natural Hazards 1. Draina¢e The US Corps of Engineers' Flood Insurance Rate Man (FIRMI designates the site Zone X, azea outside of the 500 year flood plain. 2. Tsunami Hazard As the site is located several miles from the ocean, there is little threat of tsunami. It is outside of the Civil Defense's Tsunami Evacuation Zone. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the azea, as well as the entire town of Pahoa, to be within Lava Flow Hazazd Zone 2. These classification refers to azeas that are adjacent to and downslope of active rift zones. The scale of ascending risk ranges from 9 to I, with the City of Hilo being Zone 3. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses in this area. The entire island of Hawaii falls within Earthquake Zone 3, according to the County Buflding Code. As such, certain structural requirements may be needed and, if so, will be taken during the building permit process to address this seismic hazazd. 4 D. Fauna Although there were no professional surveys conducted of the fauna resources of the site, the applicant does not believe that raze or endangered fauna resources aze likely to be found within or proximate to the site. In spite of its agricultural zoning, the site is within an urban and developed azea. As such, the likelihood of 5nding endangered animal life appears less likely. Typical animals would be cats, dogs, mongoose, and the like. There could be occasional sighting of the Hawaiian Hawk and Hawaiian Owl, due to the elevation and forested conditions in the general azea. E. Flora Resources Likewise, a commissioned floral study was not done. Given the built up nature of the site (i.e., dwelling and lawn), it would appear that the likelHtood of 5nding endangered endemic plants on the site is remote. It should be also be noted that the adjoining property to the north was formerly in sugaz cane. F. Archaeolosicat Resources As the site has been entirely developed and used as a residence for over 25 yeazs, any potential azchaeological resources on the site would be quite remote. Accordingly, the project should have little or no impact on the azchaeological resources of the site or azea. G. Water and Coastal Resources The subject site is located over 5 miles from the nearest shoreline. Accordingly, coastal impacts resulting from the dischazge of wastewater systems from the site should not be significant. Further, being anon-coastal property, no coastal access would be affected. Wastewater from the proposed development would be disposed off in the existing cesspool. Should this not be sufficient to accommodate the commercial office use of the site, then, a higher system (such as a septic system) meeting with the approval of the State Department of Health would be installed. 5 H. Noise, Air Quality, and Dust The existing ambient noise levels is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Man-made noise in this azea, however, is heavily influenced by the traffic along the old Pahoa Road and the Pahoa High School. Although the project will introduce additional vehicular traffic to the azea and thus theoretically add to the noise level, the actual increase should not be sigruflcant. The projected amount of vehicles is anticipated to average 1-2 per hour during the course of a day. The overall ambient noise level with the project should thus be well below 55 Ldn, which is within acceptable levels within an urban environment. There will be some short term noise impacts associated with the improvements to the site (parking and driveway access). However, these will be temporary; further, the standards and guidelines of the State Department of Health governing time of operation, emission controls, and the like will be adhered to. The proposed conversion should not generate any duect air quality impacts. The only discernible impacts will be from the vehicles entering and existing the site. Again, however, the limited amount of projected traffic should make this impact very insignificant. All of the required parking azea 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 the construction dust associated with the construction of the pazking area, long term dust generated by the project should be very minimal. I. Scenic and Visual Considerations There aze no plans to construct an additional structure on the site. The existing building will be used for this office use. As such, the existing visual characteristic of the site should nol be significantly altered. The character of a single-family dwelling will visually continue. There will, nonetheless, be some visual changes. This will come largely through the installation of the required landscaping and on-site pazking. None of these improvements will or should significantly affect the existing landscape. b VI. SOCIAL AND RELATED CONSIDERATIONS A. Surroundine Land Uses The mixture of land uses in this part of town suggests an area in transition. There is the Pahoa High and Elementary School across of the site. There is also a Kamehameha SchoolBishop Estate pre-school less than 100 yazds away; a church, and an autornotive repair and service station less than 250 yazds away. There is a residence to the south (Kapoho-side) of the subject site, as well as a few across the street and town side of the County pazk. The other surrounding uses are vacant sugar land; church, and school. The proposed office use of this dwelling would not be visually incompat'ble with the surrounding area. The projected volume of traffic should not be significantly greater than what would be generated by two dwellings (basic and ohana). B. Economic Impacts The requested caning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. More importantly, however, with the occupancy of the structure, businesses could be relocated to this area. And the relocation would occur to a site where all off-street pazking would be compliant. New businesses could be started in an azea that is reasonably accessible by foot, as well as vehicles. In so doing, the proposed commercial use will still strengthen and not dilute the overall village core of Pahoa. Many of the properties within the heart of Pahoa are too small and do not have sufficient area to accommodate off-street parking. Failure to provide alternative commercial land area could stymie the growth of this town C. A~riculturallmpacts The site is and has not been used for intensive agricultural activities. The site has been used as a dwelling for over 25 years. While there may have been some agricultural activities (flowers), the items would be cultivated more for domestic rather than commercial purposes. Equally important, the site is not classifled as being important from an agricultural resource perspective under the various soil classification systems. 7 It is classified "D" or poor by the Land Study Bureau and not even classified under the State's ALISH system VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Access to the site would be directly from the old Pahoa Road. This Road goes through the village of Pahoa. In the area fronting the subject site, the right of way is 30+ feet, and the pavement width is at least 24 feet. There is 2-3 foot wide unimproved shoulder fronting the site. There is a pedestrian walkway across on the south side of the Road, heading towazds the village. There is a fence separating the walkway from the road in the vicinity of the County Pazk, and beyond that point, the walkway is in the form of rolled curbs. The applicant intends to locate its driveway at the south end of the site, and improve the azea fronting the subject site. B. Water The site is currently serviced with a 5/8-inch meter from the County's 8-inch water line fronting the subject site. There is also a Ere hydrant located less than 300 feet from the site. There is also a 12-inch line within the Pahoa By- Pass Road adjacent to the Pahoa High School. According to discussions with the staff of the Department of Water Supply, water (up to seven units of water) is available for change of zone applications. The applicant has no plans to increase the number of bath or restroom facilities within the dwelling. If anything, one of the restrooms would have to be retrofitted to comply with ADA requirements. FuRher, bath requirements will be considerably less than the previous single-family residential use. As such, potable water consumption is anticipated to be equal or less than one unit of water, and definitely not more than two units (which would be allowed under the Ghana dwelling approach). C. Wastewater The existing cesspool on the property would continue to service the structure. Wastewater is tied in with the quantity of water used. In this case, the 8 projected water usage would be equal to asingle-family dwelling, and as such, it is not anticipated that an additional or upgraded system would be necessary. D. Solid Waste Solid waste will be handled either by the applicant or through a commercial hauler, especially if the uses go beyond office-type of uses. The waste will be disposed off into authorized transfer stations. With the proposed office use, the potential for uses with toxic and/or related chemical waste would be minimal, if at all. E. Drainage According to the US Corps of Engineers Flood Insurance Rate Map (FIRM), the subject property is classified Zone X. As such, there should be little, if any flooding or drainage problems associated with this project. The improvement of the proposed pazking area could increase surface runoff however. In that event, a drywell or other appropriate drainage control system consistent with the Department of Public Works' requirements will be installed by the applicant. F. Roadway and Traffic The road pavement fronting the subject property ranges between 22-24 feet. There are unimproved shoulders on both sides of this roadway. The applicant intends to improve that portion of the shoulder fronting the subject site with asphalt pavement and a rolled curb. This would allow for additional pedestrian safety, due in part to the school foot traffic. It should be noted, however, that most of the pedestrian traffic occurs on the opposite side of the roadway. This is due to the presence of a asphalt walkway with a rolled curb. In the azea of the schooVpazk, however, there is a fence between the walkway and the road. The proposed commercial office use, however, should not generate significant •in and out traffic, unlike a retail establishment. With the exception of the school traffic in the mornings and mid-afternoon, traffic in this azea is not heavy. This is due in part to the Pahoa By-Pass Road. 9 G. Other Government Services As this azea is already part of the Pahoa urban area, it is already being serviced. No extension of government services would be required. The Fire Station, Police Station, and County Recreation Center aze located less than 1/2 mile from the site. The school is located directly across of the site. The H. Other Utilities Electrical and telephone services already service the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-term Uses of Environment and Maintenance and Enhancement of Lone-term Productivity The short term use of the site would probably be continued single-family residential use. An ohana dwelling would not be possible, as the site is designated Agriculture. The development of this project should not alter the existing character of the property, as the existing structure would be converted into an office building. Based on the findings of this report, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There willbe direct and indirect economic benefits -albeit small - resulting from the implementation of this project. Relatedly, the project should generate increased tax revenues that can supplement the State and County's Sscal resources. Because of its location, this project will provide services that can be made reasonably accessible to the immediate town and surrounding azeas. The required infrastructure will be implemented by the applicant to mitigte potential impacts of this project. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as azchaeological) would not appeaz to be an issue. 10 C. Mitigative Measures All of the required infrastructure is available to support this project. However, if needed, the applicant is prepazed to make some shoulder improvements fronting the property. This would allow for safer pedestrian movements in this area, as the school is located duectly across of the site. The pazking azea will be improved in accordance with County standazds. These include the provision of anall-weather, dust free surface. If there aze drainage issues, this will be done in conjunction with the permitting and permit implementation phases of this project. C. Alternatives to the Proposed Project 1. No Proiect Under this status quo alternative, the site would remain in its present condition and probably be used as a residence. Under that scenario, and given its location, the site would not be utilized to its fullest potential. 2. Development Based on Existing A-la Zoning As the site is less than t-acre in size, it cannot be further subdivided. Further, its size would make it difficult to justify the construction of an , additional farm dwelling. An ohana dwelling is not possible, given its State Land Use Agricultural designation. As such, there would be no other feasible use of the site, aside from its current single-family residential use. 3. Alternative Residential Densities The site could be developed into a variety of residential densities that would be consistent with the General Plan Medium Densrry designation. These include both single-family and multiple-family zonings. However, there is already an abundant supply of vacant residential lots in the area. What has not kept up is the amount of supportive land uses, such as commercial and industrial in appropriate locations. 11 4. Evaluation of Alternatives Leaving the propetty in its current single-family residential state would not maximize the use of the land. There would be diminished tax revenues and less service to the public. While alternative residential densities aze possible, the general region has an abundant supply of residentially zoned and/or lots. Hence, while there aze alternatives, the alternatives may not necessazily address the need to provide adequate areas for land uses to support the growing needs of the community. IX. REGULATORY ANALYSIS A. General Plan LUPAG Maa The Geneazl Plan provides for the long-range comprehensive development of the island of Hawau. It provides direction for the balanced growth in the County. The LUPAG map designates the site Medium Density, a designation that allows the requested CV-10 zoning. Accordingly, this request would not be inconsistent with the LUPAG snap. B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standazds of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: I. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic developrrarnt and improvement shall be in balance with the physical and social environments of the island of Hawau. • The County of Hawaii shall strive for diversity and stability in its economic system I2 • 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 aze compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request would provide opportunities for existing and new businesses to establish themselves in an azea that is readily accessible by a good transportation system Relatedly, all of the required infrastructure will be provided by the applicant without taxing government's servicing ability. Further, the area is located proximate to the residential and business areas, making the site accessible also by foot traffic. Through the principle of agglomeration economies, development of this area could also help out existing commercial azea. Yet, the site is located in an area where impacts to surrounding areas would not be adversely affected. There is vacant land to the north or rear. The conversion of the existing dwelling should also not alter the character of the azea. 2. Land Use Element (Commercial) Goals • Provide for comrreercial developments that maximize convenience to its users. c3 • 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 azeas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program ofpublic and private capital improvements to meet the expected increased needs. • Distribution of commercial azeas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to flt into the locale with minunum intrusion while providing the desired services. Appropriate infiastructure 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 pazking 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 Pahoa and its surrounding area continue to grow, there will be a need for more regional and neighborhood commercially-zoned lands. There have been little if any new commercial developments within the past 10 years in this area. Part of this is due to the absence of developable properties within the core of Pahoa town. This request is intended to reflect the existing and projected office demand in this region. The subject site, in addition to attempting to meet this need, also fulfills other policies and sandazds articulated in the General Plan. 14 The site is already serviced by adequate infrastructure, and where there aze not, will be extended and/or provided by the applicant. The County water line is available, and the existing wastewater system on site will be used. Police and fire protective services aze available within 1/2 mile of the site. As such, this development should not require addition public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level, and there are no flood other hazazdous condition that would render the site a developmental problem or pose a burden to public agencies. Further, given the non-noxious type of uses anticipated to be situated here, pollution concerns would be minimal, if at all. Being previously used as a residence, the prospects of the site serving as a habitat for raze or endangered plant or animal life appear remote. This is evidence by the studies accompanying this report. Likewise, the presence of any azchaeolo¢ical features on the site appear to be remote. The use is also compatible with the surrounding azea, particularly as the existing dwelling will be used. Finally, the standazds for a CV zoning will be met. These include the acreage, setbacks, uses, pazking, and the like. Additional landscaping will be also provided on the site. C. Zonine If the requests are approved, the existing dwelling would be converted into an office building. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. D. State Land Use Urban Standards 1. Conformity to the General Plan The project's relationship and conformity to the General Plan aze discussed in full in Sections IX-A and B above. The discussion concludes that the request is consistent with the General Plan. IS 2. Relationship to State Land Use Urban District Standard The State Land Use Commission's Rules provide the standards for determining the Urban district boundaries (Section IS-15-18). Their relationship to this request aze noted as follows: a. "City-Like° Characteristics This azea is characterized by a concentration of people, structures, streets, and urban level of services. Within a 500-foot radius of the subject property, there are asingle- family residences, commercial uses, church, school, nursery school, as well as vacant lots. b. Factors of Urban Characteristics The site is prozimate to centers of trading and employment. Within a 1/2 mile radius of the site, there aze commercial uses, pazk; and residential activities. All of the related urban amenities and services such as schools, pazks, and protective services aze also located less than one (1) mile from the subject property. As such, basic governmental and utility services aze readily available to this site. This reclassification will not necessarily result in providing a sufficient urban reserve area for growth, as the applicant ' intends to develop and use the property immediately. Although the site is located on the present outskirts of Pahoa, from a General Plan LUPAG map perspective, this site represetitt more of an `Sn-filling." The medium density area extends beyond this area up to the existing by-pass road. c. Natural Hazards Topographically, the site is suitable for development. It does not have the slopes in excess of 20 percent. The site has no known unstable soil condition No soil study will be needed, as the site is aLroady developed and the existing structure will be used. 16 The site is also within Zone X, azeas of minimal hazazd. It is also outside of the tsunami evacuation zone and not located within a high volcanic hazazd area. Although within Zone 3 of the earthquake hazards, this is a category that applies island wide; as such, the structures will have to be designed and constructed to meet with the County's building code governing such conditions. From a volcanic hazazd perspective, however, the site and the entire town of Pahoa is located within Lava Flow Hazard Zone 2. The City of Hilo is located within Zone 3. This is a condition that must be lived with. The proposed use is intended to service the needs of the existing population. It should not singularly generate additional population demand. d. Cooti¢uous to Urban Areas Although the site is not contiguous to an Urban district, there aze urban uses proximate to the site. These include the school, park, church, and commercial uses. The Urban district is located less than 500 feet away as well as across of the street. Accordingly, this reclassification would result in an expansion of the existing urban core and not result in a "spot" zoning. e. Relationship to County Growth Plans This area is slated for urbanvation by the various County documents. Specifically, the County General Plan designates the site for Medium Density Uses. The requested zoning would thus be consistent with this designation Please refer to Section IX A & B, above for further discussion on this matter. f. "Scatterizationr Impact ` As the site does conform to the standards described earlier, this standazd is not really applicable. This standazd relates to the potential creation of a "spot zoning" and there by increasing the need to extend public services at considerable taxpayers' expense. In this situation, the area is developed, 17 and whatever infrastructure needs to be extended will be done by the applicant. g. Slope of Property The slope of the property is less than 20% and is fairly level. There is thus little topographic impediment to the development of this site. IS DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII r~ DATE : June 18, 1999 II(~~I~JLdLaOf.C~f~jL D TO PLANNING DEPARTMENT .O FROM ~NGIIVEERIN~SION ~ 'O SUBJECT : SLU BOUNDARY AMENDMENT APPLICATION (SLU 99-007) CHANGE OF ZONE APPLICATION (REZ 99-015~ Applicant: Ruth W. Ward Location: Pahoa, Puna, Hawaii TMK: 3 / 1-5-6: 23 We have reviewed the subject application and aU our comments in our memorandum dated May 6, 1999, under Special Petmit Application No. 99-003, still apply. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY EXHIBIT QUti;~23 B DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII rye DATE : May 6, 1999 _//~iP.GiIQ~~lCi%G6l~ft L D TO PLANNING DEPARTMENT c~ C~ FROM ~NGHdEE IVISION -o SUBJECT : SPECIAL PER.NIIT APPLICATION (SPP 99-003) - Applicant: Ruth W. Wazd Location: Pahoa, Puna, Hawaii TMK: 3 / 1-5-6: 23 We have reviewed the subject application and our comments are as follows: 1. Buildings shalt conform to all requirements of code and statutes pertaining to building construction, (see attached memorandum from our Building Division). 2. All development generated runoff shall be disposed on-site and shall not be directed towazd any adjacent properties. 3. Alt earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. The driveway location may require an adjustment. 5. Adequate off-street pazking, and a tumazound shall be provided before entering the County road right-of--way. 6. Pahoa Road, fronting the subject property, is a County road with aright-of--way width of approximately 35-ft. The commercial standazd roadway consists of a 42-ft. wide pavement with concrete curbs, gutters and sidewalks, within a 60-ft. right-of--way. 7. DPW requests the continuation of the road right-of--way widening of approximately fourteen (14) feet. The applicant should provide roadway improvements along the entire frontage, as determined by the Planning Department, and dedicate these improvements and widening to the County. Memorandum May 6, 1999 Page 2 of 2 8. Install street lights, signs and mazltings meeting with the approval of the DPW, Traffic Division. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY attachment l~ fb~ u` DEPARTMENT OF WATER SUPPLY COUNTY OF HAWAII ~ _ ~~i 25 AUPUNI STREET HILO, HAWAII 96720 ^ M~\\11' y TELEPHONE (606) 961.6660 FAX (608) 961-6857 June 23. 1999 - T0: Planning Department FROM: Milton D. Pavao. Manager SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION N0. 99-007 CHANGE OF ZONE APPLICATION N0. 99-015 APPLICANT - RUTH W. WARD TAX MAP KEY 1-5-006:023 We have reviewed the subject application and have the following comments. Based on the prevailing water situation in the area, water can be made available from an existing 8-inch waterline along the Keaau-Pahoa Road fronting the property. with a connection size subject to review and approval during the construction design phase of the proposed development. However, prior to issuing a water commitment to the proposed development. the applicant is requested to submit the fallowing: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy." a copy of which is being forwarded to the applicant, a water commitment deposit must be remitted. The applicant will be informed of the deposit amount upon final determination of tfie submittal required in Item 1. Upon completion of the above requirements, an official water comnitn~ent will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. EXHIBIT G 1/VaEer brine pro~raee... ~U5333 ; Planning Department Page 2 June 23. 1999 The applicant shall keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected. water availability is subject to change depending on the water situation. The Fire Department should be consulted for fire protection requirements. Should there be any questions. please call our Water Resources and Planning Branch at 961-8660. Mi ton D. Pavao. P.E. Manager WA:gms copy - (w/att.) Ms. Ruth W. Ward (w/o att.) Mr. Sidney Fuke • '" '� j SidneyFuke .tinning Consultant 100 Pauahi Street, Suite 212 • Hilo. Hawaii 96720 • Planning •Variance • Zoning Telephone: (808) 969 -1522 • Fax: (808) 969 -7996 • Subdivision • land Use Perms • Environmental Reports August 3, 1999 Ms. Virginia Goldstein, Director Planning Department • COUNTY OF HAWAII 25 Aupuni Street Hilo, HI 96720 • Dear Ms. Goldstein: Subject: Rezoning Request - Ruth W. Ward Pahoa, Puna, Hawaii, TMK: 1 -5 -06: 23 • This is in response to the comments of the Department of Public Works regarding the subject matter. In response to these comments, please note the following: a. All improvements to the structure and site will be done in a manner consistent with prevailing building, plumbing, electrical, earthwork, drainage, and related codes. Likewise, a driveway access permit will be taken out and the improvements will be made prior to occupying the structure. b. On -site parking will be provided by the applicant. The number of stalls and level of improvements will be consistent with the Zoning Code. At this time, the Code stipulates one stall per 300 square feet. Based on the 1,200+ square foot structure, at least 5 stalls would be required. The site has more than adequate area for 10 parking stalls. c. The applicant is prepared to improve the frontage of the property by extending the existing road pavement toward its property so that a rolled curb can be installed. In so doing, that would enhance pedestrian safety in this area. It should be noted that the rolled curb is prevalent in this area We trust that the foregoing adequately responds to the comments. If not or if there are more, please feel free to direct them to me. Thank you very much. S:RNEY .FUKE Planning Consultant cc Mr. Casey Yanagihara, DPW Ms. Ruth Ward w/ enclosure EXHIBIT D COUNCIL, COPY DO NOT REMOVE » '~Q ,i,:,~ F'~~~ 3 APPLICATIONS and COUNTY ENVIRONMENTAL REPORT FOR ST:~TE Y.ANU USE BOUNDARY AMENDMENT (A to U) ' and COL'N'TY REZONING REQUEST (A-la to CV-10) PAHOA, PUNA, HAWAII TAX MAP KEY: (3) 1-5-06: 23 Prepared For: Ruth W. Ward . Prepared By: Sidney M. Fuke, Planning Consultant ' June 1999 COUNTY OF HAWAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: Ruth W. Ward //JJ APPLICANT'S SIGNATURE:T_~~/Ccli~~ MAILING ADDRESS: 13-889 Kahukai Street Pahoa, HT 96778 TELEPHONE: (BUS) 965-9500 (HOME) 9h5-1211 LANDOWNER: ~ ~ ,ne LANDOWNER'S SIGNATURE:-/~~(~~~k~~J~"L~, ~!U TAX MAP KEY: 3 1-5-06. 2 LAND AREA:- 23 196 square feet CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Aericulti~ral REQUESTED STATE LAND USE DISTRICT CLASSIFICATION:Urhan THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. • 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to. the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum 2-foot by 3-foot presentation map requested und\ r B.3, above. 0400q nn ~/~~/A7 APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTMENT AP9LICANT: Ruth W. Ward APPLICANT'S SIGNATURE: DATE: ~ /f - ADDRESS: 13-889 Kahukai Street Pahoa, HI 96778 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLIIDING NAMES OF MAIN OFFICERS TELEPHONE-BUSINESS: 965-9500 RESIDENCE: 965-1211 REQUEST: A-la TO CV-10 (Existing zoning Prapasea zoning TAX MAP REP: 3/1-5-06: E3 AREA OF PROPERTY OR AFFECTED AREA(S) TO HE REZONED: 23,196 square feet LANDOWNER(S): Ruth W. Ward and Elbio R. Calace OWNER' S SIGNATIIAE DATE: 4 -~~o -4 R (May a by etter) AGENT: Sidney M. Fuke ADDRESS: inn Panah; Street Suite 212 Hilo HI 96720 TELEPHONE-HUSINESS: 969-1522 RESIDENCE: 961-6909 Please indicate to whom original correspondence and copies should be sent. ORIGINAL Sidney Fuke COPIES Ruth Ward (See Inst_~c~.ions in Ha ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARThENT COUNTY OF HAWAII PPP~ICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdiviae the subject land in accordance with the approved change of zone? NO If yes, please answer the rest of question 1 and then to ques ion 3. a. How many acres of the requested area do you intend to subdivide? 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? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have 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. The applicants wish to use the dwelling as an office building. This would be done immediately upon receipt of all necessary entitlements. Please refer to attached planning report for more detailed information. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? N~ 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 attached plannig report. 6. Are there any buildings on the subject area? YES If so, what kind? An existing single-family dwelling and a storage shed. What do you intend to do with those buildings if your request is approved? THe dwellia6 will be co,.verted into an office building and the shed will be demolished. 7. Is the subject land currently being used for any agricultural activitity? NO If so, please list the kinds of products grown and on 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? 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 YES or load? 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes Na a. Schools x b. Roads R c. Sewer R d. Drainage R e. Police Protection % f. Fire Protection % g. Recreational Facilities % h. Public Utilities % i. Other R -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. Please refer to attached planning :report. Signature: CGi Address: 13-R89 Kahnka; Sr_, pahoa, HI 9,5778 Telephone: 965-1211 Oate: 10 June 99 -5- 6338A/SOA ? n S/Ah APPLICATIONS and COUNTY ENVIRONMENTAL REPORT FOR STATE LAND USE BOUNDARY AMENDMENT (A to U) and COUNTY REZONING REQUEST (A-la to CV-10) PAHOA, PUNA, HAWAII TAX MAP KEY: (3) 1-5-06: 23 Prepared For: Ruth W. Ward Prepared By: Sidney M. Fuke, Planning Consultant June 1999 COUNTY ENVIRONMENTAL REPORT STATE LAND USE AND COUNTY REZONING REQUESTS APPLICANT -RUTH W. WARD PAHOA, PUNA, HAWAII, TAX MAP KEY: (3) 1-5-06: 23 I. INTRODUCTION The applicant, Ruth W. Wazd is requesting a 23,196 squaze foot pazcel to be reclassified into the Urban District and subsequently rezoned from Agriculture (A-la) to Commercial-Village (CV-10). The property is located in the west side of the town of Pahoa, directly across of or north of the Pahoa High School, Puna, Hawaii, TMK: 1-5-06: 23. (Figure 1) If successful, the applicant would convert the existing single-family dwelling on the site into an office building. Possible office uses would include real estate, physical therapy or other outpatient medical related services, insurance, photography studio, and the like. It should be noted that given the size of the structure (1,120 squaze feet), not all uses would occur at the same time. The uses aze suggestive of the type of uses that could be housed in the structure. II. PROJECT LOCATION The subject property consists of 23,196 squaze feet. The Pahoa High School is located directly across or south of the subject site, and the Roman Catholic Church is located to its west or Hilo side. There is asingle-family dwelling adjacent and to the east of the site, and the intersection of the old Pahoa Road with the Pahoa By-Pass road is located beyond that dwelling to the east. There is a service station and automobile repair shop approximately 250 yazds west or town side of the subject property. That property is zoned CV-10. III. PROJECT DESCRIPTION A. Project Concept and Components If the requests aze approved, the applicant intends to convert the existing single-family dwelling into an office building. As noted eazlier, tentative uses include the applicant's business (real estate development) and physical therapy clinic. Other potential office uses could be insurance, photography studio, and other non-noxious type of office uses. 1 1 5 06 i ` ix ~o ~ v~: _e. --I ~~z4 ~ ~ ~~z~ - - _ i`4ri ti <.iw..,.Je.. ir9~ J 1 I(I _ O 26~ etas ~ ~ ~ 'ac ~ \ o •!<~.e tee ~o - .r ~ ll ~ ~ K. s.,rtn l \ \ I x2.996~ii c.~ ~ ~ ~ Vl \ e.~so Ate. rL wn ..v~.. .r_ ~-e. i es x~ 36 I e. ~~-mne lel , ~ ~ 4mr < en%~lF+n4 - r~ ~r~l~ , W.fl.Sr~y"'y - a 5~nra-rc yam, ~ q arrlF~q/e. ~ %6 ~C~. T I ~ - P r' GsMU.e Chort-b~ ~S l I ~I` r9 4s3 nc.J won - ~ t/ / a 3 % ~I] ~ re ~ _ O l9~ NErv ~pq ti.aq SECTr9rv Chinch L ~ / c.375.ae _ ~G A r " r ~ / Subject Site ^ ~ ~ ~ ~3."Y sue.. 35 - e y ~ r _ ea l ~ a o ~ , ~ County Park o9 ° - Service Station \ ~ "A' SChOO~ny'~ rhino olvlslaN r oa Pre-SChOOi ~ ~ w~ ZONE SEC PLAT r ~I C r. ~r ar / ~~"4, I ~ OV ~ ~ ~ ' 1 lY.! CONTAINING PA R<E LS / \ ~%h-. '„/-r SCAIE+IIn-200 f!. RUTH W. WARD 33d TMK: 1-5-06: 23 Figure 1 The dwelling consists of 1,120 squaze feet. The existing storage and carport building would be removed. On-site pazking to accommodate a minimum of six (6) vehicles would be provided. Although the road fronting the property has a width of at least 24 feet, the shoulder fronting the site is unhnproved. The applicant intends to extend the existing pavement to its property and install rolled-curbs along the property's frontage. This would allow for safer pedestrian movements in this azea. (Figure 2) B. Project Timetable and Cost The applicant intends to proceed with the conversion immediately upon receipt of all necessary governmental approvals. It is the applicant's goal to have the building ready for occupancy before the end of this yeaz. The estimated cost of this conversion, including the on-site pazking and frontage improvements, should be approximately $25,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Agricultural. To effectuate this project, the entire site is being requested to be reclassified into the Urban district. Based on the size of the requested action, no State Land Use Commission action is required. The County of Hawaii can process both the State Land Use boundary reclassification and rezoning requests. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the site Medium Density. The General Plan document notes that this designation allows consideration for "Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre)." As such, the requested Urban District and CV-10 zoning would be consistent with this designation. It should be noted that the initial General Plan (December 1971) designated the site Low Density. As part of the General Plan Update program, however, the azea was redesignated Medium Density (August 1988). This was in partial recognition of the need for additional commercial azea. 2 T ~~o~, RoC~ ~ ~ I /EX 15Ti NG Di~~l-UNG ~ ~ -~'-~KISTiNG SHEo PRoPoS~D I ~ f~ND ~ARPof~T T o O(=FIGS I ~E pCMOLIs~iCD C3UIl,D~IV~ I ---J~ sue) ('IeO~OSE,^~ I } ~ PARKING r 1 ~ ~-ANDSCAPING ~ ~~1 ~I«AAU ~Ar~:~f~ MP~N I~DAD i<A~oHO s a~ ~o S- PArto~ rti~r-~ ~(C\ SCHOOL O ~Q PROPOSED COMMERCIAL OFFICE T M K ~ 3RD DIV. I-5-06 ~ 23 (0.5325 ACRE) PAHOA, PUNA, HAWAII APPLICANT ~ RUTH WARD Figure 2 C. Draft Puna Community Development Plan This plan attempts to further define the General Plan and serves as a guide for decision-makers. It is still in draft form, with the second and latest draft published on May 1995. The draft plan offered no specific land use recommendations affecting the subject azea. It did note that the existing Urban Expansion azea on the General Plan LUPAG map should be eliminated. As the subject site is located within the Medium Density, this recommendation is not applicable. D. County Zonin¢ The County zoning of the subject azea is A-1 a. Given the size of the property (23,196 squaze feet), the property is non-conforming relative to area. If the requested Commercial Village (CV-10) zoning is approved, all uses and development standazds of the CV zoning would be complied. These include setback, height, pazking, and landscaping. E. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. Other permits would still be required. These would be of the "ministerial" variety such as Plan Approval, Building Permit, driveway permit, and the like. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The elevation of the site is approximately 600 feet. The site is relatively flat with no significant undulations. There is a vacant single-family dwelling and a 600 squaze foot cazport/storage area. Because of its run-down condition, a portion or all of the carpoNstorage azea is planned to be demolished. The mean annual rainfall in this area ranges between 150 to 175 inches. The wetter months tend to occur between October through April. The average daily temperatures range from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns aze generally tradewinds (easterly) during the day, and westerly or mountain winds during the evening. 3 B. Soil and Topography The topography of the site is level. There aze no noticeable undulations on the site. The site is not designated on the Land Studv Bureau's Overall Master Productivity Rating maps. However, the adjacent area to its immediate north is designated "D" (D181) or poor. This type of soil is of the Olaa series, with shallow, moderately fine soils. Its pazent material is volcanic ash and is very stony. This type of soil is well drained but moist and poorly suited for machine tillability. The site is not classified under the Agricultural Lands of Importance to the State of Hawaii (ALISHI system. Thus, the State's classification system does not recognize the site as being agriculturally important. C. Natural Hazards 1. Drainage The US Corps of Engineers' Flood Insurance Rate Mao (FIRM) designates the site Zone X, area outside of the 500 yeaz flood plain. 2. Tsunami Hazard As the site is located several miles from the ocean, there is little threat oftsunami. It is outside of the Civfl Defense's Tsunami Evacuation Zone. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the azea, as well as the entire town of Pahoa, to be within Lava Flow Hazazd Zone 2. These classification refers to azeas that aze adjacent to and downslope of active rift zones. The scale of ascending risk ranges from 9 to 1, with the City of Hilo being Zone 3. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses in this area. The entire island of Hawaii falls within Earthquake Zone 3, according to the County Building Code. As such, certain structural requirements may be needed and, if so, will be taken during the building permit process to address this seismic hazazd. 4 D. Fauna Although there were no professional surveys conducted of the fauna resources of the site, the applicant does not believe that raze or endangered fauna resources aze likely to be found within or proximate to the site. In spite of its agricultural zoning, the site is within an urban and developed azea. As such, the likelihood of finding endangered animal life appeazs less likely. Typical animals would be cats, dogs, mongoose, and the like. There could be occasional sighting of the Hawaiian Hawk and Hawaiian Owl, due to the elevation and forested conditions in the general area. E. Flora Resources Likewise, a commissioned floral study was not done. Given the built up nature of the site (i.e., dwelling and lawn), it would appeaz that the likelihood of finding endangered endemic plants on the site is remote. It should be also be noted that the adjoining property to the north was formerly in sugaz cane. F. Archaeological Resources As the site has been entirely developed and used as a residence for over 25 years, any potential azchaeological resources on the site would be quite remote. Accordingly, the project should have little or no impact on the azchaeological resources of the site or azea. G. Water and Coastal Resources The subject site is located over 5 miles from the neazest shoreline. Accordingly, coastal impacts resulting from the dischazge of wastewater systems from the site should not be significant. Further, being anon-coastal property, no coastal access would be affected. Wastewater from the proposed development would be disposed off in the existing cesspool. Should this not be sufficient to accommodate the commercial office use of the site, then, a higher system (such as a septic system) meeting with the approval of the State Department of Health would be installed. 5 H. Noise, Air Quality, and Dust The existing ambient noise levels is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Man-made noise in this area, however, is heavily influenced by the traffic along the old Pahoa Road and the Pahoa High School. Although the project will introduce additional vehiculaz traffic to the azea and thus theoretically add to the noise level, the actual increase should not be significant. The projected amount of vehicles is anticipated to average 1-2 per hour during the course of a day. The overall ambient noise level with the project should thus be well below 55 Ldn, which is within acceptable levels within an urban environment. There will be some short term noise impacts associated with the improvements to the site (pazking and driveway access). However, these will be temporary; further, the standazds and guidelines of the State Department of Health governing time of operation, emission controls, and the like will be adhered to. The proposed conversion should not generate any direct air quality impacts. The only discernible impacts will be from the vehicles entering and existing the site. Again, however, the limited amount of projected traffic should make this impact very insignificant. All of the required pazking azea 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 the construction dust associated with the construction of the pazking azea, long term dust generated by the project should be very minimal. I. Scenic and Visual Considerations There are no plans to construct an additional structure on the site. The existing building will be used for this office use. As such, the existing visual characteristic of the site should not be significantly altered. The chazacter of a single-family dwelling will visually continue. There will, nonetheless, be some visual changes. This will come lazgely through the installation of the required landscaping and on-site pazking. None of these improvements will or should significantly affect the existing landscape. 6 VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The mixture of land uses in this part of town suggests an azea in transition. There is the Pahoa High and Elementary School across of the site. There is also a Kamehameha Schoo]Bishop Estate pre-school less than 100 yards away; a church, and an automotive repair and service station less than 250 yazds away. There is a residence to the south (I{apoho-side) of the subject site, as well as a few across the street and town side of the County pazk. The other surrounding uses aze vacant sugaz land; church, and school. The proposed office use of this dwelling would not be visually incompatible with the surrounding area. The projected volume of traffic should not be significantly greater than what would be generated by two dwellings (basic and ohana). B. Economic Impacts The requested zoning would have some measure ofeconomic impact, as it would provide short-term employment opportunities for those in the construction and related industries. More importantly, however, with the occupancy of the structure, businesses could be relocated to this azea. And the relocation would occur to a site where all off-street parking would be compliant. New businesses could be started in an area that is reasonably accessible by foot, as well as vehicles. In so doing, the proposed commercial use will still strengthen and not dilute the overall village core of Pahoa. Many of the properties within the heart of Pahoa aze too small and do not have sufficient azea to accommodate off-street pazking. Failure to provide alternative commercial land azea could stymie the growth of this town. C. AgriculturalImpacts The site is and has not been used for intensive agricultural activities. The site has been used as a dwelling for over 25 years. While there may have been some agricultural activities (flowers), the items would be cultivated more for domestic rather than commercial purposes. Equally important, the site is not classified as being important from an agricultural resource perspective under the various soil classification systems. 7 It is classified "D" or poor by the Land Study Bureau and not even classified under the State's ALISH system. VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Access to the site would be directly from the old Pahoa Road. This Road goes through the village of Pahoa. In the azea fronting the subject site, the right of way is 30+ feet, and the pavement width is at least 24 feet. There is 2-3 foot wide unimproved shoulder fronting the site. There is a pedestrian walkway across on the south side of the Road, heading towazds the village. There is a fence sepazating the walkway from the road in the vicinity of the County Pazk, and beyond that point, the walkway is in the form of rolled curbs. The applicant intends to locate its driveway at the south end of the site, and improve the azea fronting the subject site. B. Water The site is currently serviced with a 5/8-inch meter from the County's 8-inch water line fronting the subject site. There is also a fire hydrant located less than 300 feet from the site. There is also a 12-inch line within the Pahoa By- Pass Road adjacent to the Pahoa High School. According to discussions with the staffof the Department of Water Supply, water (up to seven units of water) is available for change of zone applications. The applicant has no plans to increase the number of bath or restroom facilities within the dwelling. If anything, one of the restrooms would have to be retrofitted to comply with ADA requirements. Further, bath requirements will be considerably less than the previous single-family residential use. As such, potable water consumption is anticipated to be equal or less than one unit of water, and definitely not more than two units (which would be allowed under the Ohana dwelling approach). C. Wastewater The existing cesspool on the property would continue to service the structure. Wastewater is tied in with the quantity of water used. In this case, the 8 projected water usage would be equal to asingle-family dwelling, and as such, it is not anticipated that an additional or upgraded system would be necessary. D. Solid Waste Solid waste will be handled either by the applicant or through a commercial hauler, especially if the uses go beyond office-type of uses. The waste will be disposed off into authorized transfer stations. With the proposed office use, the potential for uses with toxic and/or related chemical waste would be minimal, if at all. E. Draina¢e According to the US Corps of Engineers Flood Insurance Rate Map (FIRM), the subject property is classified Zone X. As such, there should be little, if any flooding or drainage problems associated with this project. The improvement of the proposed pazking azea could increase surface runoff however. In that event, a drywell or other appropriate drainage control system consistent with the Department of Public Works' requirements will be installed by the applicant. F. Roadway and Traffic The road pavement fronting the subject property ranges between 22-24 feet. There are unimproved shoulders on both sides of this roadway. The applicant intends to improve that portion of the shoulder fronting the subject site with asphalt pavement and a rolled curb. This would allow for additional pedestrian safety, due in part to the school foot traffic. It should be noted, however, that most of the pedestrian traffic occurs on the opposite side of the roadway. This is due to the presence of a asphalt wallcway with a rolled curb. In the azea of the schooUpazk, however, there is a fence between the wallcway and the road. The proposed commercial office use, however, should not generate significant in and out traffic, unlike a retail establishment. With the exception of the school traffic in the mornings and mid-afternoon, traffic in this azea is not heavy. This is due in part to the Pahoa By-Pass Road. 9 G. Other Government Services As this area is already part of the Pahoa urban azea, it is already being serviced. No extension of government services would be required. The Fire Station, Police Station, and County Recreation Center aze located less than 1/2 mile from the site. The school is located directly across ofthe site. The H. Other Utilities Electrical and telephone services already service the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-term Uses of Environment and Maintenance and Enhancement of Long-term Productivity The short term use of the site would probably be continued single-family residential use. An ohazia dwelling would not be possible, as the site is designated Agriculture. The development of this project should not alter the existing chazacter ofthe property, as the existing structure would be converted into an office building. Based on the findings of this report, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There willbe duect and indirect economic benefits -albeit small - resulting from the implementation of this project. Relatedly, the project should generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide services that can be made reasonably accessible to the immediate town and surrounding azeas. The required infrastructure will be implemented by the applicant to mitigte potential impacts of this project. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as azchaeological) would not appeaz to be an issue. 10 C. Mitigative Measures All of the required infrastructure is available to support this project. However, if needed, the applicant is prepazed to make some shoulder improvements fronting the property. This would allow for safer pedestrian movements in this azea, as the school is located directly across of the site. The pazking azea will be improved in accordance with County standazds. These include the provision of anall-weather, dust free surface. If there aze drainage issues, this will be done in conjunction with the permitting and permit implementation phases of this project. C. Alternatives to the Proposed Project 1. No Project Under this status quo alternative, the site would remain in its present condition and probably be used as a residence. Under that scenario, and given its location, the site would not be utilized to its fullest potential. 2. Development Based on Existing A-la Zoning As the site is less than 1-acre in size, it cannot be further subdivided. Further, its size would make it difficult to justify the construction of an additional farm dwelling. An ohana dwelling is not possible, given its State Land Use Agricultural designation. As such, there would be no other feasible use of the site, aside from its current single-family residential use. 3. Alternative Residential Densities The site could be developed into a variety of residential densities that would be consistent with the General Plan Medium Density designation. These include both single-family and multiple-family zonings. However, there is already an abundant supply of vacant residential lots in the azea. What has not kept up is the amount of supportive land uses, such as commercial and industrial in appropriate locations. 11 4. Evaluation of Alternatives Leaving the property in its current single-family residential state would not maximise the use of the land. There would be diminished tax revenues and less service to the public. While alternative residential densities aze possible, the general region has an abundant supply of residentially zoned and/or lots. Hence, while there are alternatives, the alternatives may not necessarily address the need to provide adequate azeas for land uses to support the Bowing needs ofthe community. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The Geneazl Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for the balanced growth in the County. The LUPAG map designates the site Medium Density, a designation that allows the requested CV-10 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the 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. 12 • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request would provide opportunities for existing and new businesses to establish themselves in an azea that is readily accessible by a good transportation system Relatedly, all of the required infrastructure will be provided by the applicant without taxing government's servicing ability. Further, the area is located proximate to the residential and business azeas, making the site accessible also by foot traffic. Through the principle of agglomeration economies, development of this azea could also help out existing commercial area. Yet, the site is located in an area where impacts to surrounding areas would not be adversely affected. There is vacant land to the north or reaz. The conversion of the existing dwelling should also not alter the character ofthe azea. 2. Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to its users. 13 • 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 necessazy services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development ofmore 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 Pahoa and its surrounding azea continue to grow, there will be a need for more regional and neighborhood commercially-zoned lands. There have been little if any new commercial developments within the past 10 yeazs in this area. Pazt of this is due to the absence of developable properties within the core of Pahoa town. This request is intended to reflect the existing and projected office demand in this region. The subject site, in addition to attempting to meet this need, also fulfills other policies and Sandazds articulated in the General Plan. 14 The site is already serviced by adequate infrastructure, and where there aze not, will be extended and/or provided by the applicant. The County water line is available, and the existing wastewater system on site will be used. Police and fire protective services aze available within I/2 mile of the site. As such, this development should not require addition public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level, and there aze no flood other hazardous condition that would render the site a developmental problem or pose a burden to public agencies. Further, given the non-noxious type of uses anticipated to be situated here, pollution concerns would be minimal, if at all. Being previously used as a residence, the prospects of the site serving as a habitat for rare or endangered plant or animal life appeaz remote. This is evidence by the studies accompanying this report. Likewise, the presence of any azchaeological features on the site appeaz to be remote. The use is also compatible with the surrounding azea, particularly as the existing dwelling will be used. Finally, the standards for a CV zoning will be met. These include the acreage, setbacks, uses, parking, and the like. Additional landscaping will be also provided on the site. C. Zo°ine If the requests are approved, the existing dwelling would be converted into an office building. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. D. State Land Use Urban Standards 1. Conformity to the General Plan The project's relationship and conformity to the General Plan aze discussed in full in Sections IX-A and B above. The discussion concludes that the request is consistent with the General Plan. IS 2. Relationship to State Land Use Urban District Standard The State Land Use Commission's Rules provide the standazds for determining the Urban district boundaries (Section 15-15-18). Their relationship to this request aze noted as follows: a. "City-Like" Characteristics This azea is chazacterized by a concentration of people, structures, streets, and urban level of services. Within a 500-foot radius ofthe subject property, there are asingle- family residences, commercial uses, church, school, nursery school, as well as vacant lots. b. Factors of Urban Characteristics The site is proximate to centers of trading and employment. Within a 1/2 mile radius of the site, there are commercial uses, park; and residential activities. All ofthe related urban amenities and services such as schools, parks, and protective services aze also located less than one (1) mile from the subject property. As such, basic governmental and utility services are readily available to this site. This reclassification will not necessarily result in providing a sufficient urban reserve area for growth, as the applicant intends to develop and use the property immediately. Although the site is located on the present outskirts of Pahoa, from a General Plan LUPAG map perspective, this site represents more of an "in-filling." The medium density azea extends beyond this azea up to the existing by-pass road. c. Natural Hazards Topographically, the site is suitable for development. It does not have the slopes in excess of 20 percent. The site has no known unstable soil condition. No soil study will be needed, as the site is already developed and the existing structure will be used. 16 The site is also within Zone X, azeas of minimal hazard. It is also outside of the tsunami evacuation zone and not located within a high volcanic hazard azea. Although within Zone 3 of the earthquake hazards, this is a category that applies island wide; as such, the structures will have to be designed and constructed to meet with the County's building code governing such conditions. From a volcanic hazard perspective, however, the site and the entire town of Pahoa is located within Lava Flow Hazazd Zone 2. The City of Hilo is located within Zone 3. This is a condition that must be lived with. The proposed use is intended to service the needs of the existing population. It should not singularly generate additional population demand. d. Contiguous to Urban Areas Although the site is not contiguous to an Urban district, there are urban uses proximate to the site. These include the school, pazk, church, and commercial uses. The Urban district is located less than 500 feet away as well as across of the street. Accordingly, this reclassification would result in an expansion of the existing urban core and not result in a "spot" zoning. e. Relationship to County Growth Plans This azea is slated for urbanization by the various County documents. Specifically, the County General Plan designates the site for Medium Density Uses. The requested zoning would thus be consistent with this designation. Please refer to Section IX A & B, above for further discussion on this matter. £ "Scatterization" Impact As the site does conform to the standazds described eazlier, this standazd is not really applicable. This standazd relates to the potential creation of a "spot zoning" and there by increasing the need to extend public services at considerable taxpayers' expense. In this situation, the area is developed, 17 and whatever infrastructure needs to be extended will be done by the applicant. g. Slope of Property The slope of the property is less than 20% and is fairly level. There is thus little topographic impediment to the development of this site. l8