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HomeMy WebLinkAboutCOM 0233.000 2020-2022 ur N'�1-•'• Lee E.Lord \414 Managing Director Mitchell D.Roth Mayor - "� . _•> Robert H.Command • °.:•ip Deputy Managing Director .4-;;;M►� • C.tiuu±g iif"i.irtfuai' ®f txr of tip 4 to ar 25 Aupuni Street,Suite 2603 • Hilo,Hawai'i 96720 • (808)961-8211 • Fax(808)961-6553 KONA: 74-5044 Ane Keohokalole Hwy.,Bldg C • Kailua-Kona, Hawaii 96740 (808)323-4444 • Fax(808)323-4440 April 23, 2021 Maile David, Council Chair 0` and Members of the County Council County of Hawaii ,„ti• 25 Aupuni Street c- Hilo, HI 96720 Dear Chair David and Members: SUBJECT: Change of Zone Application (REZ 21-000243) Applicant: Martin Anderson Declaration Trust, Norman Abraham Piianaia Revocable Living Trust and Kapoho Properties, LLC Request: Open (0) to Industrial-Commercial Mixed Use-20,000 Square Feet (MCX-20) Tax Map Key: 2-2-001:008, 017 through 019, 024, 030, & 034 As required by Chapter 7, Sec. 6-7.5 (a), Hawai`i County Charter, transmitted herewith for the County Council's consideration and action are the Windward Planning Commission's letter and enclosures regarding the above-referenced request. Sincerely, MITCHELL D. ROTH Mayor TCouncilAndersonPiianaiaKapohoPropertiesREZ21-243 Enclosures cc: Planning Department J �y L JIU . ') Comm. No6 1-11)� County of Hawaii is an Equal Opportunity Provider and Employer. Ref. To: l o Ref. Date APR 2 7 2021 • • J�tY lOF ,'Y '. Mitchell D.Roth :moo. k9,' . John Replogle,Chair Mayor • j`^ �, l;:. `,, Gilbert Aguinaldo,Vice-Chair •:��•'° ,,'/, :•= Dean Au • Lee E.Lord '_ Joseph Clarkson Managing Director •� :-=w�.. ` •r,;Tf� :;�;,;.,' Michelle Galimba -• Dennis Lin Thomas Raffipiy County of Hawaii WINDWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawaii 96720 Phone(808)961-8288 • Fax(808)961-8742 APR 1 9 2021 Maile David, Council Chair and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 • Dear Chair David and Council Members: SUBJECT: Change of Zone Application (REZ 21-000243) Request: Open (0) to Industrial-Commercial Mixed Use-20,000 Square Feet(MCX-20) Applicant: Martin Anderson Declaration Trust,Norman Abraham Piianaia Revocable Living Trust and Kapoho Properties, LLC Tax Map Key: 2-2-001:008, 017 through 019, 024, 030, & 034 The Windward Planning Commission, at its duly held public hearing on April 1, 2021, recommended for your approval the proposed legislative bill for a Change of Zone from an Open (0) to Industrial-Commercial Mixed Use-20,000 square feet (MCX-20) zoning district for 3.29 acres of land. The subject property is located at Old Hilo Iron Works property located at 1280 - Kamehameha Avenue, Pi`opi`o, South Hilo, Hawaii. • The Commission concurred with the following Planning Director's reasons for recommending a favorable consideration of the request, including the Director's recommendation at the hearing to remove the affordable housing condition(J): • The applicants are requesting a Change of Zone from an Open (0) zoning district to an Industrial-Commercial Mixed Use-20,000 square feet (MCX-20) zoning district for • 3.29 acres of land that includes seven (7) separate parcels. In order to accommodate the rezone request to MCX-20 the applicants have proposed a consolidation and resubdivision from the existing 7 parcels into 4 separate parcels with the required 20,000 square feet of area. The proposed MCX-20 zoning designation would allow up to seven parcels, 20,000 square feet in size, but due to constraints from existing development that cross existing property lines, as well as setback and other development requirements, a Hawaii County is an Equal Opportunity Provider and Employer Maile David, Council Chair and Members of the County Council County of Hawai`i Page 2 maximum of four (4) parcels are being created. The project site (7 separate TMKs) is irregularly shaped and is accessed via Kamehameha Avenue along the northern boundary of the project site. It is currently developed with a number of large office-type or warehouse-type buildings including the historic Hilo Iron Works building. There are currently sixteen (16) different businesses either using the space for offices or for warehouse/storage, however, one (1) business (McDonnel Frame) utilizes the space for manufacturing. Existing paved parking areas, covered walkways and other appurtenances (small work sheds, storage) are also located within the project site. The project site is considered fully developed with little to,no landscaping or lawn areas other than a grass area on the eastern-makai side of the project site. The Change of Zone request from Open (0) to Industrial-Commercial Mixed-20,000 square feet (MCX-20) conforms to, among others, the goals, policies and standards of the General Plan Economic and Land Use Elements. 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 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 Change of Zone will conform to, among others, the goals, policies and standards of the Land Use and Economic Elements of the General Plan: Land Use Element (Industrial and Commercial) • (Industrial) Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural, and physical environments of the County • (Industrial) Promote and encourage the rehabilitation of industrial areas that are serviced by basic community facilities and utilities. • (Commercial) Provide for commercial developments that maximize convenience to users. • (Commercial) Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Maile David, Council Chair and Members of the County Council County of Hawai`i Page 3 Economic Element • Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural, and social environment. • Strive for diversification of the economy by strengthening existing industries and attracting new endeavors. • Strive for diversity and stability in the economic system. Under Section C-2-a(2) of the Amended Urban Renewal Plan (1965), the entire area occupied by the Hilo Iron Works is designated as limited industrial. The Plan further states that "the only industrial uses permitted within the Project Area (i.e., Plan area) shall be the Honolulu [sic] Iron Works operations and the commercial fishing and related activities". In 1975 the Hilo Community Development Plan (CDP) listed six recommendations for allocating industrial land within the Hilo CDP boundaries: 1. Availability of large, relatively flat and developable land which has expansion potential for industrial use beyond the period of this plan, but which does not encroach appreciably on agricultural suitable lands or into areas which are suitable for other urban uses. 2. Accessibility to port facilities for import and export of fuel and materials. 3. Accessibility to the airport for the shipment of goods. 4. Good road access to living areas or employees and to the commercial and financial facilities of Hilo. 5. Availability, at economic cost, of utility systems. 6. Compatibility with nearby land uses, with any noxious industrial uses buffered from residential and other urban activities. The 2005 County of Hawai`i General Plan (GP) included an amendment that changed the GP designation for the Hilo Iron Works site from Open to Industrial; it should be noted that the GP identified the Hilo Iron Works site specifically as appropriate for industrial-commercial zoning and uses. Maile David, Council Chair and Members of the County Council County of Hawaii Page 4 In 2016 the Banyan Drive Hawai`i Redevelopment Agency (BDHRA) produced a concept plan for.the Banyan Drive area which included the Hilo Iron Works site. That plan, which was vetted by both the public and private sectors and approved by the agency, identified the project site as "commercial/industrial". The requested change of zone conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Map. 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 LUPAG Map establishes the basic urban and non-urban form for areas within the County. The subject area is designated Industrial (ind). The General Plan states the Industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, light industrial and industrial-commercial uses. The applicant's proposed rezone request to the Industrial-Commercial Mixed Use zoning district is consistent with the LUPAG "Industrial" zoning designation for the project site. The revision to the Zoning Code, completed in 1996,. incorporated the concept of mixed-use zones to allow compatible commercial uses to mix with light industrial uses. Mixed use light industrial and commercial zones may include, but are not limited to, wholesale, retail, office uses and personal and business services which align with the current uses of the project site. Mixed use zones are appropriate in areas of economic transition, such as light industrial areas that are in demand as sites for commercial uses, and older residential areas needs as sites for more intensive development. The proposed change of zone would complement the existing land uses at the project site as well as the future development plans for Banyan Drive and Hilo Urban areas. The project site is bounded to the south and east by the Wailoa River which empties into Hilo Bay, crossing Kamehameha Avenue. To the west of the project site is a 1.89-acre parcel owned by the State of Hawai'i (Division of Aquatic Resources) that has been developed with buildings, parking, and fencing that is within the Urban State Land Use District and within the County of Hawai`i Open zoning district. West of the DAR facility is the Wailoa River State Park. The majority of the parcels surrounding the project site are within the State Land Use Urban District, are zoned "Open" within the County zoning district and designated as "Open" within the General Plan LUPAG map. The proposed request will result in a more appropriate land use pattern that will further the public necessity and convenience and the general welfare. When considering any request to change the zoning district of a property, the Director shall consider the purpose of the existing and proposed zoning district and the purpose of the Maile David, Council Chair and Members of the County Council County of Hawaii Page 5 Zoning Code and shall recommend a change in zoning only where it would result in a more appropriate land use pattern that will further the public necessity and convenience and the general welfare. The predominant land use in this area is a mix of commercial, recreation, government, and both State and County parks. The site is over 250 feet from a storage shed located at the Wailoa Boat Harbor to the south of the site while the State Division of Aquatic Resources (DAR) uses an improved State-owned parcel west of the project site for research and other agency specific activities, such as a base yard. In the past DAR has utilized the Hilo Iron Works site for accessory office and research space similar to the United States Geological Survey (USGS) that currently rents three (3) areas for office and storage uses. For the purpose of promoting health, safety, or the general welfare of the County, the Zoning Code regulates and restricts the height, size of buildings, and other structures, the percentage of a building site that may be occupied, off-street parking, setbacks, size of yards, courts, and other open spaces, the density of population, and the location and use of buildings, structures, and land for trade, industry, residence, or other purposes. In considering the purposes of the Zoning Code in relation to the proposed request, the approval of the request will result in a higher density. If approved, the applicant could conduct improvements to the structures, and establish new commercial and industrial activities not permitted within the current Open zoning district. In considering the request in relation to the surrounding zoning, the request will result in an appropriate land use pattern. Based on the above information, the proposed request will result in a more appropriate land use pattern that will further the public necessity and convenience, and the general welfare of the County. The proposed request will not burden public agencies to provide utilities and services to the subject property. Access to the subject parcel is via an entrance off the County managed Kamehameha Avenue directly into the Hilo Iron Works site. As the entrance to the site is existing and well used there is no proposed changes or alterations to this ingress/egress. According to the State Department of Transportation there is adequate existing access, and that agency did not require any improvements or changes to the access during the application review. Water to the project site is already being provided by the County Department of Water Supply (DWS). There is an existing 6-inch and 12-inch waterline fronting the project site along Kamehameha Avenue and according to the applicant there is one (1) water meter servicing the existing parcels on site. According to the Dept. of Water Maile David, Council Chair and Members of the County Council County of Hawaii Page 6 Supply, water can be made available from the existing 6-inch and 12-inch waterline within Kamehameha Avenue which both front the subject parcel but may require additional meters to accommodate the new parcels. The DWS did request that the applicant submit estimated maximum daily water usage calculations for each new parcel, for review and approval. Additionally, the DWS stated that the 12-inch waterline within Kamehameha Avenue is adequate to provide the required 2,000 gallons per minute flow for fire protection, as per the Department's Water System Standards but that the location of the fire hydrant was not sufficient and may need to be relocated or a new hydrant constructed. Based on the Hawai`i County sewer network map an existing gravity main is located adjacent to the project site, however, according to the County Dept. of Environmental Management (DEM) - Wastewater Division, the project may require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. Additionally, DEM states they may require a sewer study to determine of[sic] connection is adequate for proposed development. The FIRM map identifies the project site to be within. Flood Zone VE which is currently denoted as "coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves." There is no proposed construction or development planned at this time, therefore conditions related to development related drainage or stormwater management have not been included. Future development requests and subsequent reviews may include those conditions for any future development. All other essential utilities and services are or can be made available to the site. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is located within the Special Management Area but is not considered a coastal property as it is over 500 feet from the nearest shoreline (Hilo Bay). While it is not a coastal property, it is adjacent to the Wailoa River State Recreation Area, and as such the potential for harm to resources from development/construction runoff would be a concern. However, in this instance, the entire site is currently developed with parking areas, buildings and other associated structures and this proposed action does not include external improvements or changes to the existing development. There is no record of a designated public access that traverses the property. No valued cultural, historical, or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Maile David, Council Chair and Members of the County Council County of Hawai`i Page 7 In view of the Hawaii State Supreme Court's. "PASH" and "Ka Pa`akai 0 Ka'Aina" decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed in terms of the cultural, historical, and natural resources and the associated traditional and customary practices of the site: • Investigation of valued resources: No formal archaeological reconnaissance survey, oral history of kama'aina accounts of the area, historical survey of documentary records, or botanical study was included in the application. However, the site has been used as a commercial/industrial building (Hilo Iron Works) since its construction in 1919. • The valued cultural, historical, and natural resources found in the rezoning area: The property has been used for now over a century as the Hilo Iron Works facility which includes commercial and light industrial uses and activities. A Ch. 6E-42 review by the State Historic Preservation Division (SHPD) indicated that while the Hilo Iron Works building is historic and has a SIHP No., there have been numerous permitted modifications to the building over the years and as such determined that the proposed rezone project will have no affect on historic properties. • Possible adverse effect or impairment of valued resources: The Project site is almost entirely covered with development (e.g., buildings and paved parking) and includes only limited landscaping with non-native trees and a small grassy area. Therefore, the proposed rezone project is not anticipated to influence or impact any valued resources. • Feasible actions to protect native Hawaiian rights: No gathering is taking place on the site, nor has any lineal descendant or native Hawaiian requested access to the site. Thus, to the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights; therefore, no action is necessary to protect these rights. Based on the above findings, approval of the Change of Zone request from Open (0) to Industrial-Commercial Mixed-20,000 square feet (MCX-20) would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. The accompanying draft bill to amend.Section 25-8-33 (City of Hilo Zone Map) Article 8, Chapter 25 (Zoning) of the Hawai`i County Code 1983 (2016 Edition, as Amended) is provided for your favorable consideration. Please note the proposed conditions of approval attached to'the draft bill. Maile David, Council Chair and Members of the County Council County of Hawai`i • Page 8 We are enclosing copies of the Planning Director's Background and Recommendation and the PowerPoint presentation. A draft transcript of the hearing for your information will be provided under separate cover. Sincerely, n Joke,F,F John R Replogle(Apf ,, 35 HST) John R. Replogle, Chairman Windward Planning Commission LAndersonPi ianaiKapohoPropertiesREZ21-243wpc2 Enclosures cc: Garth Yamanaka, Yamanaka Enterprises Inc. • Department of Public Works Department of Water Supply Jean Campbell, Esq., Corporation Counsel BHilolronWorks REZ 3 2021 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT MARTIN ANDERSON DECLARATION OF TRUST,NORMAN ABRAHAM PI`IANAIA REV. LIV. TRUST,AND KAPOHO PROPERTIES, LLC CHANGE OF ZONE APPLICATION (REZ 21-000243) MARTIN ANDERSON DECLARATION OF TRUST, NORMAN ABRAHAM PIIANAIA REV. LIV. TRUST, AND KAPOHO PROPERTIES, LLC have submitted an application for a Change of Zone from an Open (0) zoning district to an Industrial-Commercial Mixed Use- 20,000 square feet (MCX-20) zoning district for 3.29 acres of land. The subject parcels are situated at the old Hilo Iron Works property located at 1280 Kamehameha Avenue, Pi`opi`o, South Hilo District, Hawai`i, TMK's: (3) 2-2-001:008, 017-019, 024, 030, & 034. PROPOSED ACTION 1. Applicant's Request: The applicants are requesting a Change of Zone from an Open (0) zoning district to an Industrial-Commercial Mixed Use-20,000 square feet (MCX-20) zoning district for 3.29 acres of land that includes seven (7) separate parcels. In order to accommodate the rezone request to MCX-20 the applicants have proposed a consolidation and resubdivision from the existing 7 parcels into 4 separate parcels with the required 20,000 square feet of area. The proposed MCX-20 zoning designation would allow up to seven parcels, 20,000 square feet in size, but due to constraints from existing development that cross existing property lines, as well as setback and other development requirements, a maximum of four (4) parcels are being created. According to the Zoning Code, the purpose of the Industrial-Commercial Mixed Use zoning district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy environments. Requirements for establishing a land use in the MCX district, including a list of the variety of permitted uses, are shown in Section 25-5-130 to 25-5-138 of the Zoning Code. (Planning Department Exhibit 1 - Zoning Code Requirements for Industrial-Commercial Mixed-Use Districts). 2. Objectives of the Request: If the change of zone is approved, the applicant's current proposed project includes plans to consolidate and re-subdivide the 3.29-acre project site into four (4) separate parcels that include more than 20,000 square feet of land area in order to accommodate the rezoning request to the MCX-20 zoning district. The applicant has stated that there are no immediate plans for construction or additional development upon approval of the rezone request. The intent of the proposed action is to allow for more certainty when trying to lease to potential tenants and to allow for financing to be more readily available, creating more economic stability for the site which will permit better maintenance of the site and structures. 3. Construction Timetable and Cost: There are no plans to expand the building envelope of the project site. All units, lots and floor areas are existing and will remain. Costs for this project include the consolidation and resubdivision and the permit process. No cost estimate was provided by the applicant. 4. Landowner: Martin Anderson Declaration of Trust, Norman Abraham Pi`ianaia Rev. Liv. Trust, And Kapoho Properties, LLC. 5. Supportive Information: The applicant has submitted the attached in support of the request: (Planning Department Exhibit 2 - Change of Zone Application dated 01/07/2020 and P.D. Exhibit 3-January 5, 2021 letter from Applicant) STATE AND COUNTY PLANS 6. State Land Use District: Urban. 7. Project Area Land Use History: The amended Urban Renewal Plan (URP) outlined permitted uses of the Hilo Iron Works site in the aftermath of the 1960 tsunami. The "Limited Industrial" uses permitted under the URP were intended as "interim" uses for a term of 35 years, or until such time that adequate control measures could be implemented to mitigate the effects of future tsunamis. No mitigation infrastructure has ever been built and the 35-year term of the URP has expired. Upon the expiration of the URP, the permitted uses at the Hilo Iron Works site reverted back to uses allowed within the Open zoning district which does not reflect the current uses occupying the Hilo Iron Works site. 8. Banyan Drive Hawaii Redevelopment Agency (BDHRA): According to the conceptual master plan created by the Banyan Drive Hawai`i Redevelopment Agency the -2- project site is designated "industrial/commercial" (Planning Dept. Exhibit 4 — Scenario 2 Conceptual Master Plan map, 2016) 9. General Plan Designation: Industrial (ind). Regarding the industrial LUPAG designation, the 2005 General Plan notes the following"The MCX district allows a mix of some industrial uses with commercial uses. The following areas are identified for industrial-commercial mixed uses...Hilo Iron Works...". For reference, the General Plan states the Industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, light industrial and industrial- commercial uses. 10. County Zoning: Open; Open zoning is typically reserved for recreational areas, historic sites, and open shoreline areas indicating that the current uses on the site (i.e.., commercial and light industrial) are non-conforming under the current zoning designation. 11. Special Management Area (SMA): The property is situated within the Special Management Area and is approximately 500 feet from the shoreline. At this time, no proposed improvements are planned; however, any future improvements to the property, including interior renovations, will require review by the Planning Department against SMA laws for appropriate permitting and/or approval. DESCRIPTION OF PROPERTIES AND SURROUNDING AREA 12. Subject Property: The project site is irregularly shaped and is accessed via Kamehameha Avenue along the northern boundary of the project site. The seven (7) separate TMKs that make up the project site are as follows: (3) 2-27001:024 is 26,354 square feet (sq. ft.); (3) 2-2-001:030 is 51,400 sq. ft.; (3) 2-2-001:019 is 17,206 sq. ft.; (3) 2-2-001:008 is 16,248 sq. ft.; (3) 2-2-001:017 is 9,609 sq. ft.; (3) 2-2-001:018 is 17,068 sq. ft. and (3) 2-2-001:034 is 5,314 sq. ft. It is currently developed with a number of large commercial/office-type and warehouse-type buildings including the historic Hilo Iron Works building which was constructed in 1919; development of additional buildings occurred in the 1980s and 1990s with approved improvements occurring up into the 2000's. Existing paved parking areas, covered walkways and other appurtenances (small work sheds, storage) are also located within the project site. The project site is considered fully developed with little to no landscaping or lawn areas other than a grass area on the -3- eastern-makai side of the project site. 13. Surrounding Zoning/Land Uses: The project site is bounded to the south and east by the Wailoa River which empties into Hilo Bay, crossing Kamehameha Avenue. To the west of the project site is a 1.89-acre parcel owned by the State of Hawai'i that has been developed for the DLNR Division of Aquatic Resources (DAR) with buildings, parking, and fencing that is within the Urban State Land Use District and within the County of Hawai'i Open zoning district. Additionally, the Wailoa River State Park is also west of the project site, but not adjacent. The majority of the areas surrounding the project site are zoned "Open"by the County of Hawai`.i and designated as "Open"within the General Plan LUPAG map. 14. ALISH: Urban 15. Land Study Bureau's Detailed Land Classification System: Unclassified 16. U.S. Soil Survey: According to the US Dept. of Agriculture, the site is classified to be within the Opihikao Series which is very shallow, organic soils partially used for farming and pasture. 17. Flood Zone: The FEMA FIRM map identifies the project site to be within Flood Zone VE which is currently denoted as "coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves." 18. Flora/Fauna Resources: Although there was no professional survey conducted of the floral resources of the project site, the applicant does not believe that any rare, threatened, or endangered floral resources are likely to be found within the project site. Most of the site has been developed with buildings, parking and other structures, and minimal landscaping was introduced in conjunction with the development of the project site, however, these included palm and other typical landscaping trees. As with the floral resources of the project site, no formal survey of the sites faunal resources was conducted. Since the development of the Hilo Iron Works building in 1919 the site has been developed and used for industrial purposes with the entire site considerably disturbed and developed. The applicant does state that faunal resources should be somewhat typical of other developed sites near the shoreline. Common and non-native birds are common (i.e., Japanese white-eye, myna and spotted dove) as are common domestic animals such as rats,mongoose, and cats. -4- 19. Archaeological, Historic, Cultural Resources: Because of the developed nature of the project site, no professional archeological survey of the site was commissioned. The applicant states that there are no known traditional and customary native Hawaiian rights that are exercised within the project site. Regarding cultural resources, the project site is not adjacent to the shoreline; however, it does border the Wailoa River and is nearby the Wailoa River State Park. Additionally, there are no native Hawaiian plants or other objects that could, or would be, gathered from the project site. The applicant has noted that since owning the property, they have not observed any native Hawaiians gathering or request gathering of cultural objects. If legitimate gathering claims are made by native Hawaiians, the applicant intends to respect and honor such claims and provide the legal and necessary access within the site. According to a letter from the State Historic Preservation Division (SHPD) no archeological inventory survey (AIS) has been completed for the site. One (1) historic property, SIHP Site #50-10-35-30767 (Hilo Iron Works Building), is located within the project area. However, SHPD states that the historic building has been subjected to numerous renovations and alterations since its construction in 1919, the most recent of which was conducted in 2002 for interior alterations. Based on this information, SHPD's Ch. 6E determination was no historic properties will be affected by the proposed rezone, and as such the HRS 6E historic preservation review process is ended. 20. Public Access: There is no known public access to the mountain, shoreline or Wailoa River that traverses through the project site. 21. Traffic: According to the applicant, a Traffic Impact Analysis Report (TIAR) for the proposed rezone application was concluded on June 19, 2019 and prepared by an agent for the applicant. AM and PM Peak Hour traffic counts were taken in April 2019 at the Hilo Iron Works driveway and two other intersections. The total trips in and out of the driveway were 15 vehicles in the AM Peak Hour and 27 vehicles in the PM Peak Hour. It was determined that these trips do not significantly affect traffic on surrounding streets. The stop-controlled driveway for Hilo Iron Works experiences minor delays for the "left in" movement during AM and PM peak hours for existing conditions. Delays for this movement are not expected to get significantly worse in the future. The report concludes that if some unused space within the project site is utilized in the future and more than 18 -5- vehicles per hour are generated in the AM peak hour or 32 vehicles per hour are generated in the PM peak hour, additional analysis of the site traffic impacts should be performed. However, the study indicates that a traffic increase of 1% per year from 2020 to 2035 would necessitate those additional traffic reviews and studies. It should be noted that the Hawai`i County Dept. of Public Works-Traffic Division had no comments or concerns with the traffic study. PUBLIC UTILITIES AND SERVICES 22. Access: The project site proposes to use the existing driveway that leads to Kamehameha Avenue from the project site. Although the segment of Kamehameha Avenue fronting the project site is under the jurisdiction of the County of Hawai'i, it is part of the National Highway System and therefore must employ State roadway design standards which are managed by the State Dept. of Transportation. Currently all vehicles and vehicular traffic access the project site via the existing entrance from Kamehameha Avenue. Since this site is surrounded on two sides by a river, and the remaining side by a State-owned parcel, there are no other access options for this site. 23. Water: Water to the project site is already being provided by the County Department of Water Supply (DWS). There is an existing 6-inch and 12-inch waterline fronting the project site along Kamehameha Avenue and according to the applicant there is one (1) water mater servicing the existing parcels on site. According to DWS, water can be made available from the existing 6-inch and 12-inch waterline within Kamehameha Avenue which both front the subject parcel but may require additional meters to accommodate the new parcels. The DWS did request that the applicant submit estimated maximum daily water usage calculations for each new parcel, for review and approval. Additionally, the DWS stated that the 12-inch waterline within Kamehameha Avenue is adequate to provide the required 2,000 gallons per minute flow for fire protection, as per the Department's Water System Standards but that the location of the fire hydrant was not sufficient and may need to be relocated or a new hydrant installed. 24. Wastewater: Based on the Hawai`i County sewer network map an existing gravity main is located adjacent to the project site, however, according to the County Dept. of Environmental Management (DEM)- Wastewater Division, the project may require connection of existing and/or proposed structures to the public sewer in accordance with -6- Section 21-5 of the Hawai`i County Code. Additionally, DEM states they may require a sewer study to determine of{sic} connection is adequate for proposed development. 25. Solid Waste: According to the applicant, ' solid waste will be handled through commercial haulers who will continue to dispose of the refuse at the authorized County landfill. 26. Essential Utilities and Services: As this property is within an existing urban area, it already has access to several services, including police, fire, and related services. Electric, telephone and internet are available to the site. AGENCIES' COMMENTS 27. Department of Public Works - Engineering: (Planning Department Exhibit 5 — February 25, 2020 Memo). 28. Department of Water Supply: (Planning Department Exhibit 6 —February 26, 2020 Letter) 29. Department of Environmental Management: (Planning Department Exhibit 7 — February 10,2020 Memo) 30. State Department of Transportation: (Planning Department Exhibit 8 — February 18,2020 Letter) 31. State Historic Preservation Division (SHPD): (Planning Department Exhibit 9 — February 2, 2020 Letter) AGENCIES AND ORGANIZATIONS—NO COMMENT 32. DLNR — Land Division & Engineering Division; Fire Department; Police Department; Department of Public Works—Traffic. AGENCIES AND ORGANIZATIONS -NO RESPONSE 33. COH—Parks and Rec; State Dept. of Health. PUBLIC COMMENTS 34. To date no public comments have been submitted to the Planning Department. -7- ZONING § 25-5-128 Section 25-5-128. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the CV district, except for construction of one single-family dwelling and any accessory buildings per lot. (b) Exceptions to the regulations for the CV district regarding heights, building site areas, building site average widths and yards, may be approved by the commission within a planned unit development. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2005, ord 05-155, sec 15; am 2015, ord 15-33, sec 4.) Division 13. MCX, Industrial-Commercial Mixed Districts. Section 25-5-130. Purpose and applicability. • The purpose of the MCX (industrial-commercial mixed use) district is to allow mixing of some industrial uses with commercial uses. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy environments. This district is intended to promote and maintain a viable mix of light industrial and commercial uses. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-131. Designation of MCX districts. Each MCX (industrial-commercial mixed use) district shall be designated by the symbol"MCX" followed by a number which indicates the minimum land area, in number of thousands of square feet, required for each building site. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-132. Permitted uses. (a) The following uses shall be permitted in the MCX district: (1) Agricultural products processing, minor. (2) Amusement and recreation facilities, indoor. (3) Art galleries, museums. (4) Art studios. (5) Automobile sales and rentals. (6) Automobile service stations. (7) Bars, nightclubs and cabarets. (8) Broadcasting stations. (9) Business services. (10) Car washing. (11) Catering establishments. (12) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. Ca (13) Churches, temples and synagogues. _C �C C • ° K CL W 25-111 § 25-5-132 HAWAI`I COUNTY CODE (14) Cleaning plants using only nonflammable hydrocarbons in a sealed unit as the cleaning agent. (15) Commercial parking lots and garages. (16) Community buildings, as permitted under section 25-4-11. (17) Convenience stores. (18) Crematoriums, funeral homes, funeral services, and mortuaries. (19) Data processing facilities. (20) Display rooms for products sold elsewhere. (21) Equipment sales and rental yards. (22) Farmers markets. (23) Financial institutions. (24) Food manufacturing and processing. (25) Home improvement centers. (26) Ice storage and dispensing facilities. (27) Kennels in sound-attenuated buildings. (28) Laboratories, medical and research. (29) Laundries. (30) Manufacturing, processing and packaging establishments, light. (31) Medical clinics. (32) Meeting facilities. (33) Model homes. (34) Motion picture and television production studios. (35) Offices. (36) Personal services. (37) Photographic processing. (38) Photography studios. (39) Plant nurseries. (40) Public uses and structures, as permitted under section 25-4-11. (41) Publishing plants for newspapers, books and magazines, printing shops, cartographing, and duplicating processes such as blueprinting or photostating shops. (42) Repair establishments, minor. (43) Restaurants. (44) Retail establishments. (45) Sales and service of machinery used in agricultural production. (46) Schools, business. (47) Schools, photography, art, music and dance. (48) Schools, vocational. (49) Self-storage facilities. (50) Telecommunications antennas, as permitted under section 25-4-12. (51) Temporary real estate offices; as permitted under section 25-4-8. (52) Theaters. (53) Utility substations, as permitted under section 25-4-11. (54) Veterinary establishments in sound-attenuated buildings. 25-112 ZONING § 25-5-132 (55) Warehousing. (56) Wholesaling and distribution operations. (b) In addition to those uses permitted under subsection (a) above, the following uses may be permitted in the MCX district, provided that a use permit is issued for each use: (1) Major outdoor amusement and recreation facilities. (2) Schools. (3) Yacht harbors and boating facilities. (c) Buildings and uses normally considered directly accessory to the uses permitted in this section shall also be permitted in the MCX district. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2003, ord 03-113, sec 1; am 2011, ord 11-26, sec 3; am 2012, ord 12-28, sec 15.) Section 25-5-133. Height limit. The height limit in the MCX district shall be forty-five feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-134. Minimum building site area. The minimum building site area in the MCX district shall be twenty thousand square feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-135. Minimum building site average width. Each building site in the MCX district shall have a minimum building site average width of ninety feet. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-136. Minimum yards. The minimum yards in the MCX district shall be as follows: (1) Front yards, twenty feet; and (2) Side and rear yards, none, except where the adjoining building site is in an RS, RD, RM or RCX district. Where the side or rear property line adjoins the side or rear yard of a building site in an RS, RD, RM or RCX zoned district, there shall be a side or rear yard which conforms to the side or rear yard requirements for dwelling use of the adjoining district. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-137. Landscaping of yards. (a) All front yards in the MCX district shall be landscaped, except for necessary access drives and walkways. (b) Any required side or rear yard in the MCX district adjoining a building site in an RS, RD, RM or RCX district, shall be landscaped with a screening hedge not less than forty-two inches in height, within five feet of the property line, except for necessary drives and walkways. (1996, ord 96-160, sec 2; ratified April 6, 1999.) 25-113 § 25-5-138 HAWAII COUNTY CODE Section 25-5-138. Other regulations. (a) Plan approval shall be required for all new structures and additions to existing structures in the MCX district. (b) Exceptions to the regulations for the MCX district regarding heights, building site areas, building site average widths and yards, may be approved by the commission within a planned unit development. (1996, ord 96-160, sec 2; ratified April 6, 1999; am 2015, ord 15-33, sec 4.) Division 14. ML,Limited Industrial Districts. Section 25-5-140. Purpose and applicability. The ML(limited industrial) district applies to areas for business and industrial uses which are generally in support of but not necessarily compatible with those permissible activities and uses in other commercial districts. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-141. Designation of ML districts. Each ML (limited industrial) district shall be designated by the symbol"ML" followed by a number which indicates the minimum land area, in thousands of square feet, required for each building site. (1996, ord 96-160, sec 2; ratified April 6, 1999.) Section 25-5-142. Permitted uses. (a) The following uses shall be permitted in the ML district: (1) Agricultural products processing, minor. (2) Airfields, heliports and private landing strips. (3) Animal hospitals. (4) Animal quarantine stations. (5) Aquaculture activities. (6) Automobile and truck storage facilities. (7) Automobile and truck sales and rentals. (8) Automobile service stations. (9) Bakeries. (10) Bars. (11) Broadcasting stations. (12) Car washing. (13) Carpentry, hardwood products and furniture manufacturing and storage establishments. (14) Catering establishments. (15) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (16) Churches, temples and synagogues. (17) Cleaning and dyeing plants. 25-114 - C NGE OF ZONE APPLICATION COUNTY OF HAWAII -' PLANNING DEPARTMENT -� (Typ- . egibly print the requested information) z co APPLICANT:Martin Anderson D•clar. ion • To :t Norman Abraham Piianaia . ' st&Ka,: o Properties LLC APPLICANT'S SIGNAT ' "PM Z DATE: 7 LII ADDRESS: 1266 Ka Ola I - a Avenue,Hilo,HI 96 '0 LIST APPLICANT'S INTEREST IF NOT OWNER: /441"eiJe' LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Ver„ aW144 ak6. ( Fresi 4e4) PHONE:(Bus.) (808) 935-9766 (Res.) (Fa,) LANDOWNER(S):Martin Anderson De nation . Trust,Norman Abrah. ala e .Liv:Trust&Kapoho Properties LLC �_ 4 LANDOWNERSIGNATURES r `rte �, 3 �� DATE: / . ` (May be by e •r) LANDOWNER(S) ADDRESS: 1266 Kamehameha Avenue,Hilo,HI 96720 REQUEST: OPEN TO MCX- (Existing zoning) (Proposed Zoning) TAX MAP KEY: 2-2-001: 024, 030, 034, 019, 008, 017 &018 STREET ADDRESS OF PROPERTY: 1266 Kamehameha Avenue,Hilo,HI 96720 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 3.29 acres AGENT: Garth Yamanaka, Yamanaka Enterprises Inc., Property Manager ADDRESS: 1266 Kamehameha Avenue Hilo,HI 96720 ,�.; _ 11 ® �1 TELEPHONE:(Bus.) (808)935-9766 (Res.) (Fax) (808) 969-1783 Please indicate to whom original correspondence and copies should be sent. C ORIGINAL: Garth Yamanaka COPIES: Yamanaka Enterprises Inc. 0 • December 5,2019 County of Hawaii Planning Department Aupuni Center 101 Pauahi Street,Suite 3 Hilo, HI 96720 Re: Change of Zone Application,Attachment(Commercial, RM, Resort& Industrial) 1. If your request is approved,do you intend to subdivide the subject land in accordance with the approved change of zone? No 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? The intent would be to list the property for sell. However,there is difficulty in selling a property of this type and so it is possible that the property may not sell for some time. The change of zone will allow for the property be more economically stable and allow for greater re-investment into the property. e. Other(please state) We have listed the property for sale recently but have come upon issues due to having an OPEN zone. It creates uncertainty on what uses will be approved and creates hardship economically due to limited to no financing available. f. N/A 3. N/A 4. N/A 5. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? No 6. Are there any buildings on the subject area? Yes If so,what kind? The subject site includes the following parcels: TMK# Land Size(sf) Building Size(sf) a. (3)2-2-001-024 26,354 13,664 b. (3)2-2-001-030 51,400 32,888 c. (3)2-2-001-019 17,206 5,000 d. (3)2-2-001-008 16,248 0 e. (3)2-2-001-017 9,609 9,494 • a f. (3)2-2-001-018 17,068 6,736 g. (3)2-2-001-034 5,314 1,488 Total: 143,199 sf 69,270 sf Or 3.29 acres What do you intend to do with those buildings if your request is approved? There are no immediate plans to do anything with the buildings upon possible approval. The intent is to allow for more certainty when trying to lease to potential tenants and to allow for financing to be more readily available. This will create economic stability for the site which will then allow us to better maintain the current improvements. 7. . Is the subject land currently being used for any agricultural activity? No 8. To your knowledge,has there been any flooding and/or drainage problem on the subject area? There is no knowledge of any flooding due to heavy rains. Flooding did occur during the most recent tsunamis that hit Hilo in 1960. The Hilo Iron Works site is located within Zone VE, Coastal flood zone with velocity hazard (wave action);BFE determined. The site is subject to inundation by the 1%annual chance flood and mandatory flood insurance purchase applies. 9. Do you think that the roads leading to the subject area needs improvements?No,The Hilo Iron Works site has an exit and entrance on Kamehameha Avenue. Kamehameha Avenue is a paved four-lane,urban principal arterial,oriented in the east-west direction. Kamehameha Avenue is one of the primary east-west corridors between downtown Hilo and the Keaukaha residential neighborhood. The posted speed limit is 35 miles per hour(mph). It has dedicated left turn lanes at major intersections.The estimated width is 80'. A traffic impact analysis report was conducted on June 19,2019 and prepared by SSFM International (attached). The report states"Yamanaka Enterprises Inc plans to keep the existing building and existing businesses,which would keep traffic levels essentially unchanged".. 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? The change of zone request will not change the type of improvements that exist at the Hilo Iron Works. There are no plans to expand the building envelope or increase the density. Therefore there will be no change in the subject area or need for assistance and/or improvements. a. Schools No b. Roads No c. Sewer No d. Drainage No e. Police Protection No f. Fire Protection No g. Recreational Facilities No h. Other No 11. Have you performed any historic sites study and/or survey of the subject area? No historic site studies have been performed. A site map has been developed(attached). Signature: Sr Address: 1266 Kamehameh"venue, Hilo, HI 96720 Telephone: (808)936-9766 1/'(76 Date: COUNTY ENVIRONMENTAL REPORT FOR COUNTY REZONING REQUEST (Open to MCX-20) MARTIN ANDERSON DECLARATION OF TRUST NORMAN ABRAHAM PIIANAIA REVOCABLE LIVING TRUST KAPOHO PROPERTIES LLC HILO IRON WORKS, SOUTH HILO, HAWAI'I TAX MAP KEY: (3) 2-2-001:024 , 030, 034, 019, 008, 017 & 018 I. INTRODUCTION Martin Anderson Declaration of Trust, Norman Abraham Piianaia Revocable Living Trust & Kapoho Properties LLC ("applicants") currently owns the site known as the Hilo Iron Works. The Hilo Iron Works site collectively sits on 3.29 acres of land ("Site"), identified by TMK: 2-2-001: 024, 030, 034, 019, 008, 017 & 018. Existing improvements include 69,270 sq. ft. of office, and warehouse space ("Space"). Existing TMK info: TMK# Land Size(sf) Building Size (sf) Year Built (3)2-2-001-024 26,354 13,664 1919 (3)2-2-001-030 51,400 32,888 1919 (3)2-2-001-019 17,206 5,000 1960 (3)2-2-001-008 16,248 0 (3)2-2-001-017 , 9,609 9,494 1919 (3)2-2-001-018 17,068 6,736 1919 (3)2-2-001-034 5,314 1,488 1919 Total: 143,199 sf 69,270 sf Or 3.29 acres TMK# Land Building Tax Assessment Tax (3)2-2-001-024 $304,400 $111,700 $416,100 $4,452 (3)2-2-001-030 $595,200 $474,900 - $1,070,100 $11,450 (3)2-2-001-019 $198,700 $137,700 $336,400 $3,599 (3)2-2-001-008 $187,700 $0 $187,700 $2,008 (3)2-2-001-017 $111,000 $390,700 $501,700 $5,368 (3)2-2-001-018 $197,100 $42,100 $239,200 $2,559 (3)2-2-001-034 $61,400 $18,900 $80,300 $859 Total: $1,959,900 $1,175,000 $3,134,900 $30,295 1 The Hilo Iron Works currently has 15 tenants and 95 employees that are based at the site. FfRt flour-Securer (Office Use) / ma Construction(Office uon(OffiUse) dint Floor-WAS'(Office} MtilcnoU Franca a Onign(MaooClawing.Off ie,Retail) Toshiba Service.(Offie a wmylane} / hi raumatru(Of1ke.Protezionat services) Ai/Freight spodar.tmus lit(Wae °T} ` Second Floor-3T Cleaning(Office tri.) co send FToer-[MOS(Offx«) rmalala Enavytus tie.(Office%e) • aooterman(Office ice) Lisa K naneshlro tar(Office,Professional Senior.) r_. KAMEHAMEHA 'AVENUE l • L— .ti'''. - r��.. _.._. '�, -^ _+ate"— -�.,y- \sr.r vim.i.�`=a --1.� L. tt, \ ��\�11 11 1 �� y. yt (\ ms`s �___ •, �' i !IceA LOr ., f1i* .T iiit,:)S !eras*LT�f:',.r I i.1 y ;,,, � d I \`\,t �r wade. f r 1R I ',., I , iiIf il hi' .1 i (. ,road SOF /f'...:.. Trio Nero tot . ,+j --j:' `' ....... l / 4e Ts/ravine construction•peereharur l 1 Pooterran-lfrreho.net _ •- ..,__i L. . -_ 1 j�,9 -. alurfrn Auto-thinhia64 Perish) yr s I l i Oh. o..�.. d: , ...,.,• 1 TV-s.u \•...\•• ( r,.:...3;�K LOTA-2 Frrnal i• u�...or 1.� 4'f•` I aemAn "..-..... -.-L0tA.7 i ArboFtcsmkes•Ow _.� 1 I i otlst♦e y --' h•J`"�.Pia sFF -.r II. PROJECT LOCATION As noted above, the requested area consists of 3.29 acres and is located along Bayfront Hwy and abuts the Wailoa Recreational State Park. s t s r w A •r. ..1'1 " r 1 - L. c: siket 2 l ij h I " I I /-r4 = N:ntba County Club <37 r---�ytTo7t m?Pa J 1 27 r /6 1 �-,-� -"-^- , 19 _AYEj1AME !HWY .1'4 P 1 ----------___ -' + t6 4 -:.a.PT m-- L. tais_P1,1:5007 I -- 3-2-1-31 ! 3s I--1 III. PROJECT DESCRIPTION A. Property Land Use History The Amended Urban Renewal Plan (URP) outlined permitted uses of the Hilo Iron Works site in the aftermath of the 1960 tsunami that devastated the Kaiko'o area. The "Limited Industrial" uses permitted under the URP (and subsequently expanded in the Hawaii Redevelopment Agency's Declaratory Order dated December 12, 1988) were intended as "interim" uses for a term of 35 years, or until such time that adequate control measures could be implemented to mitigate the effects of future tsunami. No mitigation infrastructure has been put into place and the 35-year term of the URP has expired. Upon the expiration of the URP, the permitted uses for Hilo Iron Works has reverted to those of the property's current OPEN zoning designation. While HCC 25-5-162, which lists the permitted uses for the OPEN zoning district, does not reflect the current uses occupying the Hilo Iron Works site, the Zoning Code does conditionally permit nonconforming uses under HCC 25-1-5 and 25-4-61(a). B. Project Concept and Components Given the long-standing and continued presence of uses on the property, the ownership of the Hilo Iron Works site would like to request a change of zone to allow for conforming use that is also consistent with the historical use of the site. Existing improvements over the 7 parcels include 69,270 sf of warehouse and office space. Concrete sidewalks, gutters and fire hydrants are located on the Kamehameha Avenue frontage. In conjunction with this rezoning application, the applicant has no plans to expand the structure or make any substantial improvements to the 3 structure. If anything, only interior renovations are contemplated to accommodate future uses. However, any future planned uses and their configuration within the structure is not known at this time. To reiterate, no significant improvements are being contemplated in tandem with this rezoning application. The rezoning is merely designed to allow for conforming use of the existing structure. Should there be improvements to the site other than to the interior of the existing structure, the appropriate SMA Assessment will be submitted for review. Thus, the SMA component of this application is limited only to the legitimization (if necessary) of the existing uses of the Space. C. Project Timetable and Cost There are no plans to expand the building envelope of the space. All units/lots/floor area are existing. If required for any additional uses within the structure, the applicant intends to secure the required permits, such as Plan Approval and building permit. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land Use boundary amendment is required to accommodate the proposed MCX-20 zoning request. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the site Industrial. As such, a General Plan amendment to the LUPAG map would not be required. Relative to the Industrial designation, the 2005 General Plan notes the following "The MCX district allows a mix of some industrial uses with commercial uses. The following areas are identified for industrial — commercial mixed uses: Keaau (Gateway Center); Hawaiian Paradise Park; Hilo Iron Works;Waiakea House lots; Kona Industrial Subdivision and the adjacent area to the north: and Honokohau (south of the existing Kaloko Industrial Subdivision). C. Hilo Community Development Plan 4 The Hilo CDP was adopted by the Planning Commission in 1975 over 25 years ago and intended to further define the General Plan and. provide short and middle range implementation strategies of the General Plan. Since the adoption of the Hilo CDP, there have been significant land developments in the City of Hilo, including the shopping complexes in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the University complexes and commercial/industrial uses along the southern portion of the Waiakea Houselots area. These developments render many of the CDP land use concepts obsolete. Although the document was reviewed by the County Council, the CDP was never adopted by ordinance. Given the somewhat obsolete planning assumptions reflected in the 1975 CDP, the governing document is the GP LUPAG map. Likewise, the County Charter requires all change of zones to be consistent with the designation in the General Plan. In this case, the GP LUPAG designation is"industrial, and thus, the requested MCX zoning would be consistent with that designation. D. County Zoning The County zoning of the requested area is OPEN. If the subject request were approved, all related land use and development codes such as Plan Approval, parking, landscaping, fire, ADA, and the like would be complied with by the applicant. E. Other Permitting Considerations The site is located within the County Special Management Area (SMA). As noted,earlier, no improvements are being contemplated in tandem with this rezoning application. The rezoning is merely designed to allow for conforming use of the existing structure. Should there be improvements to the site other than to the interior of the existing structure, the appropriate SMA Assessment will be submitted for review. Thus, the SMA component of this application is limited only to the legitimization (if necessary) of the existing uses of the Space. V. ENVIRONMENTAL CONSIDERATIONS A. General Description 5 The 3.29-acre sitethe iseasirregular Avenue along tern in shape. It fronts to Kamehameha boundary at about 490' of frontage. 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Bi v t - { t 5 `A 3 z.-=- .i .I' t !z^ 'Sy c, s s ry h 9 `i..rA�i': A4 zfh Ya,? 'x d✓':11 ➢ 1- '��' � M ,i ; '};x 1 ,1 xJ{s a /SIN.-.4-�°,r°°�k 4/r 1 +aMela '� Y^, '• a w'' r., '` "4ws, r•1`«..,..,u;,A� __!:..,:rav,zz'".2. �^+k�+:. .�., M uow+.• i.a To the West of the site is a 1.89-acre parcel owned by the State of Hawaii. To the South, the site is adjacent the Wailoa river. To the East, the site is adjacent the Wailoa river. To the Northeast is a 3,069- sf parcel of land owned by the State of Hawaii. To the North, the site is adjacent Kamehameha Avenue. The site is estimated to be just under 500 feet from the coastline. All land abutting the subject site are zoned OPEN. B. Climate, Soil and Topography 6 According to the Hawaii Statewide GIS program (Hawaii State Office of Planning) the three closest rain gauges in this area report an average annual rainfall between 127.7 to 137.8 inches. The average daily temperature ranges from a minimum of 66 degrees to 81 degrees Fahrenheit. Wind patterns are generally easterly during the day and westerly during the evenings. According to the US Department of Agricultural Soil Conservation Service, the site is classified to be Opihikao Series (2-20% Slope). This very shallow, organic soil is partially used for farming and pasture. The soil has a very high-water holding capacity. Fast permeability in organic top 3 inches, but slow permeability below due to pahoehoe lava bedrock. Susceptible to runoff due to poor drainage. Soil is moist for majority of the year. • ' Under the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system, the site is classified as "Urban". C. Natural Hazards 1. Drainage The Federal Flood Insurance Rate Map (FIRM) identifies the Site to be within Zone VE — Coastal flood with velocity hazard (wave action) with the base elevation determined. In the event improvements are contemplated, the appropriate SMA and related permits will be secured. The existing improvements already includes approved drywells to address the added level of impervious surface resulting from the improvements and its parking area. With the existing on-site drainage improvements, all potential drainage and/or flooding issues have already been reasonably addressed and mitigated. 2. Tsunami Hazard The site is within the Civil Defense's Tsunami Evacuation Zone. Appropriate signage and related internal warning system will be provided to guests and employees of the site, like other establishments within the evacuation zone. Thus, with the Civil Defense warning system plus the internal protocols, reasonable measures for protection will be in place. 7 3. Volcanic and Earthquake Hazards According to the United States Geological Survey maps, the project site is located within Lava Flow Hazard Zone 3, on a scale of ascending risks 9 to 1. The entire City of Hilo falls in the Zone 3 category. There is very little that can be done to protect structures and improvements on the site from lava flows. Relative to protection of life, however, this would be achieved through the evacuation routes and warning systems provided by the County Civil Defense agency. Such notices will be prominently placed within office building. The Building Code designates the entire island of Hawaii Earthquake Zone "D" and contains certain structural requirements to address the relative seismic hazard. While no new structures are being contemplated for this application, in the event new structures and/or improvements are made, they would have to comply with this standard. D. Floral Resources Although there was no professional survey conducted of the floral resources of the site, the applicant does not believe that rare or endangered floral resources are likely to be found within or proximate to the subject site. Minimal landscaping was introduced in conjunction with the development of the space. These include palm trees and porticarpas trees for landscape buffering. E. Faunal Resources As with the description of the site's floral resources, no professional faunal survey was done of the subject area. In historical times, the site was used industrially. The area has thus been considerably disturbed. Nonetheless, the faunal resources should be somewhat typical of other developed areas. One may thus find bird species such as the Spotted Dove, Japanese White-eye, House Finch, Common Myna, various types of goose, various types of ducks and the like. Domestic animals such as cats, and other animals like rats and mongoose are also common. None of these are endangered animals. As such, it is unlikely that the development of this property would cause any adverse faunal impacts. 8 I • F. Historic/Cultural/Archaeological Resources Because of the developed state of the subject site, no commissioned archaeological survey of the site was made for the Hilo Iron Works. There are no known traditional and customary native Hawaiian rights that are exercised in the area. G. Valued Cultural Resources The recent Hawaii State Supreme Court's "PASH" and "Ka Pa'akai O Ka'Aina"decisions require decision-makers to consider a project's impact to native Hawaiian gathering and fishing rights. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site and the impact of this project to these resources and practices. In this situation, the subject site is not adjacent to the shoreline. Furthermore, there are no known endemic or threatened plants on the site. The applicant notes that since owning this property, it has not observed any native Hawaiians gathering plants within or proximate to the subject site. As such, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. Nonetheless, if legitimate claims are made, the applicant will make the appropriate access accommodations. Based on the above, it does not appear that the project would have any potential adverse impacts relating to native Hawaiian cultural and historical resources and/or practices. H. Water and Coastal Resources The subject site is not a coastal property; however, it is located adjacent the Wailoa River State Recreation Area. As such, there is the understandable issue of runoff and sedimentation associated with the construction and operation of the project. The construction of buildings, parking areas, and other impermeable surfaces could also have a potential long-term impact. However, in this instance, the site is already developed, and, for the purpose of this application, no additional external improvements are being planned. When initially developed, matters of drainage and inadvertent runoff into the ground was addressed. In the event additional structures or external improvements are proposed, they will be required to seek appropriate land use (SMA) permit and construction permits. 9 • I. Noise, Air Quality, and Dust The existing background ambient noise level in this area is mainly traffic along Kamehameha Avenue. All adjacent properties to the site are vacant parcels and therefore, noise— be it from future construction activity - emanating from the subject site should have minimal disturbances to adjoining properties. Notwithstanding potential future construction-related noise impacts, work will be limited to daylight hours and on weekdays. Contractors will also be required to comply with established State Department of Health guidelines and standards relating to noise and emission controls. The proposed rezoning should not generate any direct air quality impacts. As the project itself is not expected to have uses that generate adverse air pollutants, the only discernible air quality impact would be associated with vehicular traffic to and from the site. Higher EPA standards for vehicular air emissions and the prevailing trade winds helps to mitigate these issues. The parking area within the project site has been paved with an all- weather, dust free surface. Landscaping already exists. Considering the rezoning is to create conforming rather than a non- conforming use this should not create any additional impact for noise, air quality, and dust then what already exists. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, the views of the coast and Mauna Kea and Mauna Loa Mountains are indirectly referenced. From a viewplane perspective, the subject site is situated between the Wailoa Recreational State Park and Kamehameha Avenue. Hilo Bay is visible from the site, however, considering the vacant parcels surround the area, along with the level topography, the site is not considered to interfere with the coastal view. The site has vacant parcels between it and the coast. Therefore, it will io not have an affect on views of Mauna Kea and Mauna Loa. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The site is over 250' from the nearest improved property which is the storage shed at the Wailoa Boat Harbor to the south of the site. The State of Hawaii Division of Aquatics Resources (DAR) has an improved lot approximately 300' west of the site in which research is conducted. In the past DAR has used the Hilo Iron Works for accessory office use and research use. Because of its relative physical isolation, the requested zoning should have little or no impact to the general land use patterns in this area. B. Economic Impacts Considering the rezoning is to create conforming rather than a non- conforming use this will create more economic stability for the site. As it works now, a non-conforming use needs to be approved by the Planning Director. This discretion creates uncertainty for the landowner as the Planning Director is an appointed position that could change at any time. Due to the uncertainty, this leads to impacts for financing and on acquiring tenants which are both integral to maintaining commercial and industrial properties. The impact can be seen in the incomplete revitalization of the site. Portions of the site need repair but without the ability to finance or to attract a tenant to invest in the property it creates a difficult situation for the landowner. By approving the rezoning of the property, it will take the uncertainty out of the picture. Tenants would now have more confidence planning/investing in a site that the use is no longer in question. More confidence would also expand the demand from available tenants: which would allow the landowner to find the highest & best use for the site. The highest and best use is the foundation which market values rests. VII. INFRASTRUCTURE CONSIDERATIONS • 11 A. Road and Traffic A traffic impact analysis report was conducted on June 19, 2019 and prepared by SSFM International (attached). The report states "Yamanaka Enterprises Inc plans to keep the existing building and existing businesses, which would keep traffic levels essentially unchanged". B. Water Water to the site is already being provided by the County Department of Water Supply. There is a 6-inch waterline fronting to parcel 30. Currently 1 water meter services the site. Due to the subject site having 7 parcels, a water meter for each parcel is available. No additional water service is being requested for this rezoning. C. Wastewater According to the Hawaii County sewer network map a gravity main is located adjacent the site and the site is currently connected to sewer. D. Solid Waste As is the current practice today, solid waste will be handled by commercial haulers who will dispose of the refuse at the authorized county landfill. As no further land clearing or improvements are needed for this project, there should be little, or no significant issues associated with construction and/or vegetative waste. E. Other Government Services As this area is already part of an urban area, it already has access to several services. All the required police, fire, and related services are available. Police protective services are provided from the Hilo station, less than 1.0 miles Southwest from the subject area. The Central Fire station is located approximately 1.0 miles West of the site. The Waiakea Fire Station is located approximately 0.90 miles East of the site. Fire hydrants are located on site. The Hilo Medical Center is located about two (2) miles from the subject site. This facility is one of five (5) licensed hospitals on the island. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. As the project may indirectly generate a school demand, it should be noted that the site is proximate to several schools, such as Ha'aheo Hilo Union, and 12 Kapiolani elementary schools; and the Hilo High and Intermediate School complex. There are also numerous public parks in this general area. Thus, no extension of government services would be required, and existing facilities should be enough to accommodate the demand expected from this project F. Other Utilities All other utilities such as telephone and electrical services are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Long-Term Productivity The short-term use of the site would be the same as the current use. The rezoning is merely designed to allow for conforming use of the existing structure. This project should not result in any significantly adverse short or long- term impacts that cannot be properly mitigated. There will be direct economic benefits resulting from the site being utilized at its highest and best use. Because of its location, this project will be more reasonably accessible to the immediate neighborhoods, as well as the East Hawai'i region. The required infrastructure already exists and if additional improvements are required, they can and will be implemented by the applicant. B. Irreversible and Irretrievable Commitment of Resources The area of the requested rezoning has already been extensively disturbed. As such, the commitment of natural or other resources (such as archaeological, botanical, and avifauna!) would not appear to be significant. C., Mitigative Measures The intended use of the site will not be changed as the rezoning is merely designed to allow for conforming use of the existing structure. As noted earlier, all on-site drainage system, landscaping, water, and wastewater improvements already are in place. 13 If anyinadvertent cultural or archaeological discoveries are made 9 during any phase of this rezoning process the owners will complete the work required. D. Alternatives to the Proposed Project 1. No Rezoning Under the status quo alternative, the site would remain in its current underdeveloped state. Under this scenario, the site would not be utilized to its highest and best use, as envisioned by the General Plan and the commercial growth of the general area. 2. Evaluation of Alternatives Leaving the property in its current state would not maximize the existing site and its infrastructure based on the existing OPEN zone. The leads to diminished tax revenues and fewer services to the public. In view of the aforementioned, the alternative would not be more prudent and beneficial than the requested MCX zoning alternative. IX. REGULATORY ANALYSIS - County and State Land Use Policies A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. A broad-brush interpretation of the LUPAG map suggests that the subject area is part of the Industrial. It is a designation that allows the requested MCX zoning. Accordingly, this request would be consistent with the LUPAG map. B. General Plan Policies 14 The requested zoning would be consistent with the pertinent goals, policies, and standards of the Land Use and Economic Elements of the General Plan. 1. Land Use Element (industrial & Commercial) a. Goals: The stated goals are: • (Industrial) Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural, and physical environments of the County. • (Industrial) Promote and encourage the rehabilitation of industrial areas that are serviced by basic community facilities and utilities. • (Commercial) Provide for commercial developments that maximize convenience to users. • (Commercial) Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. b. Policies: The stated policies are: • (Industrial) Industrial-commercial_mixed-use districts shall be provided in appropriate locations. • (Industrial) Locate industrial areas convenient to transportation facilities and provide a variety of industrial zoned districts and lot sizes, depending on the needs of the industries and the communities. • (Commercial) Distribution of commercial areas shall meet the demands of neighborhood, community and regional needs. c. Standards: The stated standards are: • (Industrial) Industrial development shall maintain or improve the • quality of the present environment. • (Industrial) Topography of industrial land shall be reasonably level. 15 • (Industrial) Industrial development shall be conveniently located to its labor resource. d. Courses of Action (— South Hilo): • (Industrial) Industrial-commercial mixed-use districts may be provided at appropriate locations. • (Commercial) Appropriately located commercial zoned lands shall be allocated as the need arises. DISCUSSION While implementing the Industrial designation of the General Plan LUPAG map, the request would also be consistent with the goals, policies, and standards. The site will not have any adverse environmental impacts in the form of floral and faunal resources. Further, no known archaeological and cultural concerns exist that cannot be mitigated in a reasonable manner. All the required infrastructure is available. 2. Economic Element a. Goals: The stated pertinent goals are: • Strive for diversity and stability in the economic system. • Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural and social environment. • Strive for diversification of the economy by strengthening existing industries and attracting new endeavors. • Strive for an economic climate that provides its residents an opportunity for choice of occupation. b. Policies: The stated pertinent policies are: 16 • Identify the needs of the business community and take actions that are necessary to improve the business climate. • The land, water, air, sea, and people shall be considered as essential resources for present and future generations and should be protected and enhanced through the use of economic incentives. • Identify and encourage primary industries that are consistent with the social, physical, and economic goals of the residents of the County. • Promote a distinctive identity for the island of Hawaii to enable government, business and travel industries to promote the County of Hawaii as an entity unique within the State of Hawaii. • Encourage the health/wellness industry. • Encourage new industries that provide favorable benefit-cost relationships to the people of the County. Benefit-cost relationships include more than fiscal considerations. Discussion 1965: Section C-2-a-(2) of the Amended Urban Renewal Plan (1965): "The land uses permitted in the open areas shall be limited to Limited Commercial and Limited Industrial, as specifically designated and shown on the Land Use Map." A review of the Land Use Map, clearly indicates that the entire area occupied by Hilo Iron Works is designated as limited industrial. Limited Industrial Uses: "The only industrial uses permitted within the Project Area shall be the Honolulu Iron Works operations and the commercial fishing and related activities and operations such as storage, auction, ice plant, moorage, boat drydock, service and repair, commercial fishing suppliers. Certain incidental commercial uses such as seafood restaurant, sport fishing suppliers and other such "fisherman's wharf"type activities and uses shall be permitted within the fishing industry area, and equipment sales, display and merchandising activities shall be permitted within the Honolulu Iron Works industrial area". 17 The Owner Development Agreement [section 4(b)] by and between the Hawaii Redevelopment Agency and Theo H. Davies & Co. predecessor in interest, Ward Foods, Inc., further indicates that the Land Use Map should be consulted to determine the uses of the area. 1975: The 1975 Hilo Community Development Plan (CDP) lists 6 recommendations for allocating industrial land: - Availability of large, relatively flat and developable land which has expansion potential for industrial use beyond the period of this plan, but which does not encroach appreciably on agriculturally suitable lands or into areas which are more suitable for other urban uses. - Accessibility to port facilities for import and export of fuel and. materials. - Accessibility to the airport for shipment of goods. - Good road access to living areas or employees and to the commercial and financial facilities of Hilo - Availability, at economic cost, of utility systems— electrical power, water supply and sewerage. - Compatibility with nearby land uses, with any noxious industrial uses buffered from residential and other urban activities. The Hilo Iron Works site meets all 6 recommendations. 1983: Letter dated 05/04/1983 from Chris Yuen (Deputy Corporation Counsel) to Laurence Capellas (Manager Hawaii Redevelopment Agency) "The original Urban Renewal Plan for Kaiko'o prepared after the 1960 tsunami has the HIW within the "Open" area. HIW was a "Temporary Non-conforming Use." Under the original plan, HIW could either: (1) accept the condemnation award from HRA and relocate, (2) continue as a temporary nonconforming use. Option (1) was very unattractive to HIW because of high relocation costs. Option (2) was also unacceptable because, as a temporary nonconforming use, HIW would not be allowed to carry out the substantial renovations necessary to modernize their operations. HIW, therefore, asked to be deleted from the Plan or have the Plan amended. 18 HRA was sympathetic to HIW's problems, and the Plan was amended to its present language in order to accommodate HIW. It is clear that the intent of the Amended Plan was to allow HIW to continue its industrial operations as they existed in 1965. Some modernization and renovation are allowed, but the operations should be of substantially the same type as existing in the mid 1960's. 2005: The 2005 County of Hawaii General Plan (GP) included an amendment that changed the GP designation for the site from Open to Industrial. It further states in the Industrial Introduction and Analysis that "The MCX district allows a mix of some industrial uses with commercial uses. The following areas are identified for industrial-commercial uses: Keaau (Gateway Center); Hawaiian Paradise Park; Hilo Iron Works; Waiakea Houselots; Kona Industrial Subdivision and the adjacent area to the north; and Honokohau (south of the existing Kaloko Industrial Subdivision)." It further states in section 14.4.2 Goals (a) Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural, and physical environments of the County (b) Promote and encourage the rehabilitation of industrial areas that are services by basic community facilities and utilities and in the South Hilo area, section 14.4.5.2.2 Courses of Action (e) Industrial- commercial mixed use districts may be provided at appropriate locations. Much of this has been covered above. Nonetheless, to amplify on it, because of its location, the project should complement and strengthen the Downtown portion of the City of Hilo. Its location is ideal to service the surrounding and particularly the City of Hilo. Its location is also very accessible to the community workforce. Relatedly, all required infrastructures are there or, if not, will be proportionately provided by the applicant without taxing government's servicing ability. As the plan is to utilizethe existing site, there are no on-site environmental or cultural constraints. 3. Other Elements 19 There are other pertinent policies that are applicable to this project. Solar and/or photovoltaic systems may be implemented in the future. Maintaining and improving the quality of the environment is important to the success of this project. The General Plan identifies five (5) areas of environmental concerns - air pollution, water quality, soil pollution, solid waste disposal, and noise pollution. As proposed, the project would not be violative of any of those objectives. Aside from vehicular transmission, air pollution associated with the project should be negligible. If necessary, a solid waste management plan could be prepared, although the current management system would continue: This is to re-cyte those items that could be re-cyled and having other trash disposed off at authorized County landfills by commercial haulers. The site is fairly isolated and thus, any noise impact to surrounding areas would be negligible, if at all. The drainage system has been designed and constructed in a manner that minimizes the volume of surface runoff generated by this development. Relative to historic sites, there are none. Being fully disturbed and within an urban environment, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. The General Plan also emphasizes that developments be mindful of an area's natural beauty. In this situation, the Center has been developed in a manner where it blends with the existing terrain and enhances the natural environment through the introduction of landscaping; building heights; color schemes, and the like. There will be little impact to public facilities. The roadway and related infrastructure system —such as water- to the project site already exist. Likewise, schools and other public facilities are also located proximate to the site, most of them being less than one (1) mile away. C. Hilo Community Development Plan ("CDP") 20 This has been somewhat covered in section above. However, it bears repeating that the Hilo CDP has been rendered obsolete by virtue of its age (40+ years ago) and the significant land developments in the City of Hilo, including the shopping complexes in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the University complexes and commercial/industrial uses along the southern portion of the Waiakea Houselots area. Given the somewhat obsolete planning assumptions reflected in the 1975 CDP, the governing document is the GP LUPAG map. Likewise, the County Charter requires all change of zones to be consistent with the designation in the General Plan. In this case, the GP LUPAG designation is Industrial, and thus, the requested MCX-20 zoning would be consistent with that designation. D. Zoning If the request were approved, the site — and the space -would have continued use as an office and limited industrial warehouse space. The structure and associated improvements were developed consistent with the County Zoning Code. No variances from the Code were needed. E. Special Management Area Objectives To reiterate, no significant improvements are being contemplated in tandem with this rezoning application. The rezoning is merely designed to allow for conforming use of the existing structure. Should there be improvements to the site other than to the interior of the existing structure, the appropriate SMA Assessment will be submitted for review. Thus, the SMA component of this application is limited only to the legitimization (if necessary) of the existing uses of the Space. According to public information available at the Planning Department. The following records indicate when the SMA was exempt: 1. Final Plan Approval dated 09/04/1996 for Building Alteration/Replace Existing Awning. 2. Building Permit (011630) application dated 11/07/2001 for tenant improvement from retail to office unit— demo existing walls. 3. Special Management Area Assessment Application dated 10/27/2004 for proposed installation of framing and siding for a portion of the existing structure. 21 , A 1 ,fr ‘11: 11 91 . 11,111000. , 7 1.47":.4,,E";* 101Siillis --1 SITE 1IA ._ ,. . Ho. 401111, 14* 4, ---ferfoken4 -• _ i -71 H - I % ,e• „. .... ,. 1 A‘"LiE illik,ffaAt' k* ..v...,4- , I # Po, Ie.\ iiii .a. Ikb., 1 VI 'JO • at W • ...". rm. --, 4tv.....4,14 _ iripolIr . , t mi 44 vo,1000* t-,40 . i i 8 Ns • x 111 ,.6. `6. • '7;" fri* lipip mil 0 z . 41111& • %. (It,* .046* ..1,- 100;;;;°:„. 0, 4:;••••, 40 gii 4000040_.ik iv -1 - lik m MANI i . #AIMPF.;.A, 400$V,' A Ord\I•tli 0,11.0., .-1--44. 410%. 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I % LOTA-4 -r,, i• SUBJECT i O CHANGES • F / r' 17,066SaF7 • 418 /,,, Sept. 23,2019 /./� ,1I .: �Ir e.� aaa Iii r4, / \ :., °w°w �°; %g AP a• LOT A-7 • s/ \ NNI:; — aaa 'T ; 6a7sAem /,+ u e�x SITE MAP • � , • _ - INTO LOTS A 1 TO A 7,INCLUSIVE J•/ . ..I LOTA-2 o� —E —"'— /",./ ., 8 - Being Portions of Royal Patent 4475 �'/ .---:-.....------1---- I I aaaSAaa I • '-. .} �� Land Commission Award 7713,Apana 16 to V.Kamamalu _. ��- • I I N A •;,q, b -4 •\`1 - Grant 11,646 to Thea H.Davies&Company,Limited •�,�„ i-p - A .•••:'-':'•:` - tdle - - Grant 11,910 to Honolulu Iron Works Company • ,•- --- r m•3s wa+ _ - - And Grant 10,024 to Honolulu iron Works Company 77.41' i2651, —88.32 eye^" Situated at Plopio and Wa(akea,South Hilo d�NM same •'"' - - Isiand of Hawaii,Hawaii - cavemen/n/A-1.(far access and utElypuryosas)4Fseta ngLot A-1 17,623 Sq.Fl. .WAILCA EasemantA,7(Tar seregsand o50rp es) La A-2 7,574 Sq.FL _ . Easemad'A•3'(104.wlda far access and atlaypapnsea)ufsengLet A-1 1,976 Sq.Ft - •• - .. Easement Ad'(10-ft use nanoaeasand ufifq'pmposea)efrectin9 t.tlr2 450 Sq.Ft .. .. -. Easement.A-5'(IO tOda fraraz¢end tally purposes)affaryngLotA3 632 Sq.FL .. . . Easement Ad'(101t Oda far Beads and Only poposss)alfa4ingtatA4 2,252 Sq.Ft EasemadA-7•(lwtled.raracaaaand Way pulpssaa)mraewgLatas 763 Sq.FL- - - .APPLICANTS:. . - - EasrmazR'Ad'(&t wide for access and utility purposes)affecting LotA-6 610 Sq.Ft' .. ' .. .. . . Eaaamed'A-9'(6-&aids far access end u60Npaposes)affaoln9 Lot A4 324 Sq.FL - ',1Capolw P105015ea.Ino.Wean Andaman • ., .- Eeaemad•A-10°(12-4,wide for moue aid ut0ypmp0s0s)060017713 Lot A-8 1270 Sq.Ft and Namara Kande That Eastman/A-11•(Far aces.and unEypunposes)SBectn0L0t 12.4 ..41 Sq-FL 125E Kamehemela Ava. . . . ' Heq,Hawaii 96720 NOTES: _ - 1.a 65ssO aw,tdm awEamoa3& yTnm,25S53 S6Ga4•luwl' - s.Aama sr&dn Zane vetoad daaramran(roaarmfmodswmvandll•heMecd hwva 066012r - CRAWi1C SCItLE a96efemd ealSSxdalmm'nad)as da3ssafari an Ne eInaxeda Sal Nap.Cmmn�t • - .INABA ENGIN._,_ 0. C: Panel Nunder15510 a660C(Vappeotadt Sepk1Mr16.1966)calla et Denudated of .. - fa ,d _.1w- 273 Walanuenua Ave. PnGsWodq CcudyotHosat tat PanedMtn1_4 talo,Hama = ali� , ,-Hawaii 9e720 3.AO sryar e�ahe,lw,9e tramm®edtn.vera aveaasle map byeinsnanti ana PP.d. �.. _ ... _ =(IN FEET) .. . _ mmam•1ame1 _ -rcmmw.1511xawaaw TAX MAP KEY:3NON.2-2-01:00 17,i8,19 24&30 _ aneP,•maon 1'47 a 7,1 !- oN Pc ANNINe DEP 1 WiR 2,1 2021 22 DRAFT Hilo iron Works Tax Map Key 3-2-2-1-8, 17; 18 19, 24, 30, and 34 Traffic Impact Analysis Report Hilo, Island of Hawai'i June 19, 2019 - Prepared for Yamanaka Enterprises, Inc. Prepared by . . Internaticnat. 140635 Hilo Iron Works SSFM International Table of Content's I. PROJECT DESCRIPTION 1 II. EXISTING CONDITIONS 4 A. Geometric Configuration 4 1. Land Use 4 • 2. Roadway Configuration 4 B. Volumes 6 1, Vehicular Volume 6 2. Bus Transit Volumes 6 3. Pedestrian and Bicycle Volumes 9 C. Level of Service 11 1. Methodology 11 2. Intersection Level of Service Results 12 III. FUTURE CONDITIONS 14 A. Surrounding Area Conditions 14 1. Kuawa Street New Sports Field Development 14 2. Keaukaha Residential Lots Rehabilitation and Infill New Construction 14 B. Volumes 14 1. Background Growth 14 2. Project Related Volumes 14 3. Future Peak Hour Volumes 15 C. Future Level of Service 17 1. Intersection LOS Results for Future 2035 conditions 17 2. Mitigation 18 IV. SUMMARY 19 V. REFERENCES 20 • Hilo iron Works SSW International List of Figures Figure 1: Project Location Map 2 Figure 2: Existing Site Plan 3 Figure 3: Existing(2019)Lane Configurations 5 Figure 4: Kamehameha Avenue (Pauahi Street to Bishop Street), 24-hour Volume Distribution (2016) 7 Figure 5:Existing (2019) Peak Hour Volumes.. 8 Figure.6:Conceptual Shared Use Path Plans 10 Figure 7: Future(2035)Peak Hour Volumes 16 List of Tables Table 1: Roadway Traffic Volumes 6 Table 2: LOS Criteria for Unsignalized Intersections 11 Table 3: LOS Criteria for Signalized Intersections 12 Table 4:Existing(2019) Intersection Levels of Service 13 Table 5: Existing 2019 Vehicle Trips at Hilo Iron Works driveway 15 Table 6:Future Projected 2035 Vehicle Trips at Hilo Iron Works driveway 15 Table 7:Future 2035 Intersection Level of Service 17 List of Appendices Appendix A—24-Hour and Peak Period Traffic Counts Appendix B—Bus Route Schedule and Map Appendix C—Analysis Reports Existing(2019)Conditions Appendix D—Analysis Reports Future(2035)Conditions ii Hilo Iron Works SSFM International I. PROJECT DESCRIPTION Hilo Iron Works is located on Kamehameha Avenue just west of the Wailioa River crossing in Hilo on the island of Hawaii.The property has 7 parcels with Tax Map Keys 3-2-2-1-8, 17, 18, 19, 24, 30 and 34. The parcels are currently zoned Open and have the following uses: Office, Manufacturing, Baseyard, Warehousing,School Dance Studio, Car Repair,and Clinical Psychologist.Yamanaka Enterprises, Inc. (YEI) owns Hilo Iron Works, and is submitting an SMA application requesting to rezone their 7 parcels of land from Open District to Industrial-Commercial Mixed District (MCX). YEI is not planning ;any new construction on the site. YEI plans to keep the existing buildings and existing businesses, which would keep traffic levels essentially unchanged. However, some unused warehouse space may be utilized in future and potentially one or more restaurants or other new businesses could locate on the site within existing buildings. The project location, along with the TIAR study intersections, are shown in Figure 1. Hilo Iron Works' existing site plan is shown in Figure 2. 1 x • .-a-: 4,-- c, fi a . ,..,., -Tt,;'..".„.:.„.„....._:;,'',:!-: • '.'.-',1,..,' 7---1/4•t ,.. '',:il - ''',''''t%' ','•:•;t7:-,..1•7.,-. ., ••.!:ir ' '''r ''''' ''''•,." -,..14 If-It -.i-,--.-..:, . -- -.,-.-_-":.:;=, . .....4,_... - ...,...:-..- : . _.. .4.4 . , . .. . , )4104 t High- (-4y- .,.... - --- ' „. - • - 'I $ , '• 14.13,41°' "_,'•:;t:.'.'' t • ,-, . • Tt C . .... 1' .....,... -...1: -0 .---,,,,,t- o -. . . .. M r•,-) ^ . •* I— I -•- . I O I ..: , el . 01 eP 1 :'.. 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'.., _tA. )(I 1.A1 4-------77-7 , ' -,:. . ,Aci „.v- i'Yi i4;,i,.4 ""-; :211.2.!;SO. rr. :4 .11 - -.- “.”.• -r- 0 I.t-1..... .7 ' .., r:!..4 . ,..... . . , . if 1 .„,_ ,,,,, „..,w,lae.t i., ,.4.42.4.40 4.;'.•;?'""'Z''';•'1{;;%'''.', ra,s4 t"'_! 6,R.A:47",„ ta,c,.:11' , „,r0 ::' 4%k:2)74;214P; „ . ,,,,, ,--L. - 4.4.54 5,. • I''- •,- • ' 7 "..,,,' ' %A' • ,,,,-.4fr <IL- zz-.;,6,,-,.i,,.-:...;I,::E-:.T,..,,:,.,,i,,,-,.,--,.'.,.,.*-f.,"4......,,.,,,'V:..-,r,--...'..,,..,.,;,.-.,.y"A.4,-,,',',T-`«i•-les...rz-....:.t,."*1..1..:.,.11...,..---.T.4*:-•-•,4.4;1o'4-.141'.:.-:-,1•3 f.,„.4.-'t.,,„.!.\'...ftr.,!.it=t.=:.i12",ii!,, '- PiA7,7.2523.517-„,.-, n,J. ''-"4-444,;1:-4`4 :.". -"„.1 %,!, 7 z `, ,,",,.'-.•' ..'*$:".. ,- - " .,.1. ...„..,,4 :,.....• r1445:',....45?.,....,:;,./,,-...... .::,140: i t" lel .4- Z Figure 2:Existing Site Pian . Hilo Iron Works TIAR-Hilo,Hawaii 0 internationat z sz , . , Hilo Iron Works SSFM International II. EXISTING CONDITIONS A. Geometric Configuration 1. Land Use Currently,the property is zoned Open District(0).Yamanaka Enterprise, Inc. is requesting to re-zone the parcel to Industrial-Commercial Mixed District(MCX).As per the Hawaii County Code 1983(2016 Edition, as Amended), "the objective of Open District is to protect investments which have been or shall be made in reliance upon the retention of such open type use, to buffer an otherwise incompatible land use or district,to preserve a valuable scenic vista or an area of historical significance,or to protect and preserve submerged land,fishing, ponds and lakes. The intent of this district is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing nonindustrial uses to unsafe and unhealthy environments." MCX zoning promotes a viable mix of light industrial and commercial uses. 2. Roadway Configuration a) Kamehameha Avenue The existing Hilo Iron Works property has an exit and entrance driveway on Kamehameha Avenue and the same access is proposed for future land use. Kamehameha Avenue is a four-lane,urban principal arterial, oriented in the east-west direction. Kamehameha Avenue is one of the primary east-west corridors between downtown Hilo and the Keaukaha residential neighborhood. It starts from Kalanianaole Avenue in the east and ends at Waianuenue Avenue inthe west.The posted speed limit is 35 miles per hour(mph). It has dedicated left turn lanes at major intersections. The study intersections include the following: 1. Kamehameha Avenue and Pauahi Street a. A four-leg signalized intersection with dedicated left turning lanes for all approaches. 2. Kamehameha Avenue and Hilo Iron Works Driveway a. A three-leg unsignalized (stop controlled) intersection with a dedicated left turning lane for westbound approach. 3. Kamehameha Avenue and Lihiwai Street a. A four-leg signalized intersection with dedicated left turning lanes for all approaches. Existing(2019) lane configurations and traffic controls at the study intersections are shown in Figure 3. 4 x O: N 0 \``ifs/ N 11 Pauahi St Lihiwai St all c w X { 4_______ { � 24141,-Clitil Q ''1._..11163 – Kamehameha i Avenue �" T /A ,) 1,4e Avenue ui Lo 1 j r __--'—! �} !r o cc Pauahi St Driveway Nianono St e al 0 PROJECT SITE j 111 I I teens -71 (s ) Signalized Intersection Unsignalized intersection -14- Stop Sign Figure 3:Existing(2019)Lane Configuration 9 0 Hilo Iran WorksT!AR-Hilo,Hawaii i n t e r n a t i o n a tJ Hilo Iron Works SSFM International B. Volumes 1. Vehicular Volume a) Roadway Traffic Volumes Average daily traffic (ADT) and peak hour volumes along Kamehameha Avenue in the vicinity of the property are shown in Table 1,The ADT is based on Hawaii DOT traffic counts included in Historical Traffic Station Maps,2016. Table 1:Roadway Traffic Volumes Roadwayr. Lacat c n„ 2016 ADT 2016'Peak Hour AM 1,516 vph Kamehameha Between Pauahi Street and Bishop 22 500 (781 EB/735 WB) Avenue Street PM 1,961 vph (986 EB/975 WB) Source:Historical Traffic Station Maps(HOOT) The 24-hour traffic volume distribution along Kamehameha Avenue (see Figure 4) for 2016 ADT at the traffic count stations shows an AM peak in the traffic,with a steady climb in volumes until the PM peak hour where the daily peak is evident. Directional split is almost 50/50 throughout the day. Detailed 24- hour counts are included in Appendix A. Along Kamehameha Avenue, during the morning peak hour of 7:30- 8:30 AM, there are approximately 781 vehicles per hour (vph) travelling eastbound and 735 vph travelling westbound for a total of 1,516 vph. During the afternoon peak hour of 4:00 — 5:00 PM, there are approximately 986 vph travelling eastbound and 975 travelling westbound for a total of 1,961 vph. b) Intersection Peak Hour Volumes Intersection turning movement traffic counts were taken at the three study intersections during the peak periods: 1) Kamehameha Avenue and Pauahi Street, 2) Kamehameha Avenue and Hilo Iron Works Driveway, and 3) Kamehameha Avenue and Lihiwai Street. Counts were collected on Wednesday, April 10, 2019 and Thursday, April 11, 2019 and included tabulation of passenger vehicles, heavy trucks, pedestrians, and bicycles. The Existing (2019) peak hour volumes are shown in Figure 5. Detailed peak period counts are included in Appendix A. 2. Bus Transit Volumes The County of Hawaii's transit system (Hele-on Bus)has an Intra Hilo—Keaukaha bus route that travels along Kamehameha Avenue in the vicinity of property, but there are no bus stops on Kamehameha Avenue.The closest bus stops to the proposed project site are located at Aupuni Center in Hilo, 0.7 mile away from study area. Figure 1 shows the route in the project area. The buses operate between 7:30 AM to 4:50 PM, Monday to Saturday. Appendix B includes the detailed bus route schedule and map for the routes. 6 ...-^. x Zi- c . — -, to o JO. .. . CU 0 -il .• 3 2500 • • • , t.". m - . 1 . = —Total 1 . 3 1 • , • ro --•..-West Bound cl) . D‘ ,... 2000 • - m I —.--East Sound = I . c , , fD . . Aryl Peak Hour ; • 7!30-2!.30 Atyl 1 , c i 11) F PM Peak Hour I 1500 rs - 4:00-5:00 PIV1 ul 'Z' I .-t. rD . rt 7. r+ 1 c/a .• 0 . C7, ro •-•.1 F.". =' 1000 ,--- = i o ......•';....." - N. , 13 ...— 1. 7- ,...... 4.- et, I (D 1 N 4- • "* , 1 500 ' 4'... .. , is•J I 4* •,4 , 1' IN ... 0 f F %N...., %.....• < i ......4. ....... . . , a7 7 ,...,. ,..?. , 0. e. -,. (9. kg. / / ,7 7. ' 0., VP. LI-. 6'.. •-s: d'.. .P. .? ' (D, I C-)- '0 '0 -0 -0 -0 -0 '0 '0 0 0' '''. ‘-'• *0 S.:0 '0 '0 -0 '0 -0 '0 '0 C'''' '' •0,-, 0 0 0 a o 0 0 o z...) ,a ,a,, -0 o a a a 0 a a 0 a 0 0.- in Ity. 47 4-1 '17 4 `4,' 1-, 4.7 4.7 ""-.7 14,.. 14, 4„ 4-, '1, •--," ',-, -4., 4 47 'I, •,..., •.?,,, ri, • r+ I CS Id) • 'it C i..--- ". i• Figure 4:Kainehameha Ave nue(Pduahi Street to Bishop Street),24-Hour Volume Distribution(20161 0 Z .----- 't F:'M i n;4..r.:.1 a t , --• Z ......- HO°Iran Works TIAR-HIM Hawaii NI , 1 3 0 to 1— — 0-1 _ 0 _ o . o • x 0 N o a k Pauahi Street A Lihiwai Street ,, ;n I T in w m 192(290) e39(22) c ) I c 4 487(590) 4--.•—, .918(1098) j 4— -_624(670) rtr i , 188(185). (6) #� `r r"`63(68)) V, i +L Kameriame ola x .4 AvenuKamehameha (s ) l u} _. __ .._....... i S" E7,' eY 7/.4 (1291)939--�"^�' i (27)s i ( i )3 i �� (lss)sa o�v (641)465 ; �� (717)518 �, O (95)71 a ci ag' c 1 )441)332 V o fl0 �? fi — w Driveway '13 Pauahi Street lir x' PROJECT SITE Manono Street 2 0 L e C o C 9 (D H 'mmLenend Peak Hour Volumes r^ #(#) AM(PM) (s) Signalized Intersection r v - ) Unsignalized Intersection $- Stop Sign. tn (veh/hr) j Figure 5:Existing(2019)Peek Hour Volumes Ittlo Iron Works TIAR-Hilo,Hawaii n t e r n a t i a n i a. a 0 Hilo Iron Works - SSFM International 3. Pedestrian and Bicycle Volumes Kamehameha Avenue has paved sidewalks along both sides of the road. Hilo Bayfront Trials, Inc. is planning to build a shared use pathway throughout the Bayfront area,and ultimately out to Hilo Harbor. As a part of this program they have built a shared use path along Bishop Street and Mooheau Park. The future plans aim to provide much needed connectivity to downtown Hilo and around the bayfront soccer fields.The Hilo Iron Works study area can be easily accessed by pedestrians and bicycles from the shared use paths along the bayfront area (see Figure 6). Only minor pedestrian and bike activity was observed at the study intersections during the peak hours.A total of 6 pedestrians and 1 bicycle were observed at the intersection of Kamehameha Avenue and Pauahi Street during the AM peak hour and 19 pedestrians and 8 bicycles during the PM peak hour. At the Kamehameha Avenue and Lihiwai Street intersection, 6 pedestrians and 5 bicycles were counted during the AM peak hour,and 9 pedestrians and 1 bicycles were counted during the PM peak hour. 9 -,- I ,.. V,I\ .f? ' litotOr , 0 . .....0 - . A 0 -, Ln 1. .." - • bake NW It 4 Nog -----"'\,,,, \ (1 KA.Wau laaDuk 1 ,..RAI t.• , 1 -n , 4 Utlattisv Fa' • . (") .- • Duet k •1 e- c 0 utru,,,in , I 6arcteas irtiotas emnr • 1111 -,- , o . --.. .,;., },z ..,-, 4% ...., . - P M - 1 bal. Pro* e' n lit•is 14 _ oft jo rD0 *#- -0 . --- AIME 1.,[xt.m..., CD a _ e.1. C ISO co Mos ,, l °m waft ' Project Location Pt (Al 1 oPoem. eat° Ciik Stitt ' ' WA Itareletal 0 = ViTart SI4 , 0 - t ,I00,-: -*.t,'t- (1) Will Pin MOM CD •Ps' r ...-klial I ;lb'''' baillilitift a. v knaliel.0 ---41 ....itt-t,10,... OXIiii C ,.: limarill ' (11 ' ----- col • ....., IMIIIIIS NM 4.* iltiblir . . tort I c 4-....,,, , OXON , - , ' "°'''''''' .-. t I arifiEWOf Ifirra ,116,,, ' * it flitreftilm :' it *VW glom +bootorawir rodswirturei ,..,,., -o -- 4,4k. fatn baits* 07 , ,...... .1.:', lailiftilleam IWO 0 egoticarlart i.,,,-- im -'., .,‘,-..4"'-kt o ,.,,'‘,7:-.,--,,,,i,17-.,1,., __\ ,,•k-,-;,..., -;*"'„--t,..l''Fr'll( (1) ELF,:iietrYU '''''' —I WW1... Prat Urnt.1,5 e . d;vane:it all .,g' Nor ,..) -T, Plwect ate,1 .S• 'rt7 Figure 6:Conceptual Shared Use Path Plan CI .-.. Hilo Iron Works TIAR-Hilo,Hawaiim intern d t Jna,. Ce --. Hilo Iron Works SSFM International C. Level of Service 1. Methodology Level of service (LOS) is an operational analysis rating system used in traffic engineering to measure the effectiveness of roadway operating conditions.There are six LOS ranging from A to F.LOS A is defined as being the least interrupted flow conditions with little or no delays,whereas LOS F is defined as conditions where extreme delays exist. Guidelines ;from the Statewide Uniform Design Manual for Streets and Highways (HDOT, 1980)and A Policy on Geometric Design of Highways and Streets(AASHTO, 2011)state that an appropriate peak hour LOS for an urban arterial is LOS C or D. Intersection LOS and delay were determined for the AM and PM peak hours using Synchro 19 traffic analysis software and analyzed using HCM 6th Edition (TRB, 2016) methodologies. As stated in the Highway Capacity Manual (HCM) 6th Edition (TRB, 2016), LOS for a two-way stop controlled (TWSC)intersection is determined by the measured control delay(see Table 2)and is defined for each minor movement, not for the intersection as a whole. Vehicles traveling along the major,free- flow road, of a TWSC intersection, proceed through with minimal delay or no delay at all.Those vehicles approaching the intersection along the minor movement are controlled by a stop sign and thus experience delay attributable to the volume of vehicles passing along the free-flow road and the gaps available. Table 2:LOS Criteria for Unsignalized Intersections '`, u'erag'$ ortt'rol Delay y ' LC,&:,1 v/c RatioE Ragb ig 54,77444-Aw 4b..>jtc9q 5 10.0 A F >10 and 515 B F >15 and 5525 C F >25 and 535 D F >35 and 550 E F >50 F F. (Source:HCM 6th(TRB, 2016)) The LOS analysis for signalized intersections is based on average total vehicle delay based on the methodologies of the HCM 6th (TRB, 2016), as shown in Table 3. High numbers of vehicles passing the intersection,long cycle lengths, inappropriate signal phasing,or poor signal progression can result in long delays,and consequently poor LOS. Another measure of intersection delay is the volume to capacity(v/c)ratio.This is the ratio of the volume of traffic utilizing the intersection compared to the maximum volume of vehicles that can be accommodated by the intersection during a specific period of time. A v/c ratio under 0.85 means the intersection is operating under capacity and excessive delays are not experienced. An intersection is operating near its capacity when v/c ratios range from 0.85 to 0.95. Unstable flows are expected when the v/c ratio is between 0.95 and 1.0. Any v/c ratio greater than or equal to 1.0 indicates that the intersection is operating at or above capacity which results in a LOS F.A traffic movement can have a poor 11 Hilo Iron Works SSFM International LOS but low v/c which suggests that the traffic volumes along that movement are low but have to wait a long time to make the movement. This is common for low volume protected turn movements or side streets that have to wait through a long cycle length for their split to come up. HCM 6th (TRB, 2016)doesn't support the turning movement analysis with shared lanes that allow through and turning movements. Hence HCM 2000 methodology is followed in places where HCM 6th doesn't support the lane configurations. Table 3:LOS Criteria far Signalized Intersections s , f. 7 rLOSby v�cW'`I i;AvArageyControl} 14'5 w tRie r "m 4 i «tip �� 5_10.Q A F >10 and 520 B F >20 and 535 C F >35 and 55.55 D F >55 and 580 E F >80 F F (Source:HCM 6th(TRB,2016)) • 2. Intersection Level of Service Results Existing intersection and movement LOS and average delay(in seconds per vehicle)were determined for the AM and.PM weekday peak hours.Both signal controlled intersections resulted in appropriate overall LOS D or better during the AM and PM peak hours, except for Lihiwai in the PM peak hour (LOS E). Eastbound right volume at Kamehameha Avenue and Lihiwai Street is over capacity with v/c of 1.11 during PM peak hour, resulting in LOS F for that movement. At the unsignalized intersection of Kamehameha • Avenue and the Hilo Iron Works Driveway,all approaches resulted in appropriate LOS of D or better during both peak hours except the northbound approach, which resulted in LOS E during PM peak hour. The Levels of Service for all the movements are shown in Table 4. Detailed reports are provided in Appendix C. • 12 Hilo Iron Works SSFM International Table 4: Existing(2019) Intersection Levels of Service Intersection Control AM PM Type Approach Movement Delay v/c LOS Delay v/c LOS i (5) (S) Kamehameha Street and Pauahi Street 33.20 1 0.60 C 41.50 0.74 D > °0L 26.70 0.03 C 26.20 0.23 C 0 7) Eastbound - _ 0 TR ( 34.50 0.60 C 42.60 0.87 0 m L 25.80 0.67 C 35.40 0.78 0 2 Westbound --- -- o -__.._ .._ TR 26.70 0.63 C 31.20 0.76 C 0 ^' L 30.00 0.07 C 34.50 0.27 C u Northbound T Signal 31.60 +0.19 C 38.50 0.48 W D z R , 22.50 0.19 C 59.700.75 E i L 48.50 0.80 0 49.90 : 0.80 D Southbound T 45.60 0.78 0 47.70 i 0.77 D R 29.80 0.00 C 31.50 i 0.01 C Kamehameha Street and Hilo Iron Works Driveway Westbound L 10.60 0.01 B 12.70 0.01 B - - Stop Northbound IR 33.20 0.05 D 44.20 0.17 E Kamehameha Street and Lihiwai Street 34.10 - C 45.60 - E o 1 28.30 0.42 C 36.20 0.71 D 1:10 Eastbound T 33.30 0.63 C 37.30 0.80 D ti R 55.80 0.90 E 113.20 1.11 F L 27.20 0.31 C 28.80 0.41 C vs 2 Westbound T 38.80 0.80 D 41.60 0.83 0 = Signal R 27.80 0.03 C 28.00 0.06 C L 12,70 0.33 B 24.90 0.66 C Northbound - R 13.10 0.12 B 17.20 0.21 B L 1 14.80 0.02 B 15.20 0,08 B Southbound R 17.80 0.23 B 22.30 0.42 C 13 • I ' Hilo Iron Works SSFM International Ill. FUTURE CONDITIONS A. Surrounding Area Conditions Following are the developments or construction projects proposed in the surrounding area of the property. None of the following projects are expected to have significant impact on the roadway geometries or traffic volumes at the study intersections. 1. Kuawa Street New Sports Field Development The County of Hawai'I,Department of Parks and Recreation,is proposing to develop two new recreation multi-use fields and associated improvements on an approximately eight-acre undeveloped parcel.It will be located in the southeast corner of Kamehameha Avenue, Lihiwai Street and Manono Street. It is anticipated that the largest traffic impact on the area will result from trips generated during a Saturday mid-day as a result of multiple sporting events. Phase 1 of the project is expected to be built by end of 2015 and subsequent improvements are anticipated to be constructed by the year 2020. Although there are higher traffic volumes along Kamehameha Avenue during the weekday peak hours, it was assumed that most of the trips from the sports fields will be on weekends,and they will not have much of an effect on the weekday peak hour roadway and intersection operations. 2. Keaukaha Residential Lots Rehabilitation and Infill New Construction The Department of Hawaiian Home Lands is proposing to construct single family-dwellings on vacant lots in Keaukaha. They are also proposing rehabilitation (repairing, repainting and reroofing) of existing homes. .The individual projects within the site are expected to commence by summer 2016 and will last over 5 to 10 years, as long as funds and eligible applicants are available.The current status of the project is unknown. However, this project is not anticipated to have a significant impacts on the roadway and intersections in the vicinity of the property. This is based on research completed on May 315` 2019 at the State of Hawaii Office of Environmental Quality Control(OEQC)website and the Statewide Transportation Improvements Program (STIP). B. Volumes 1. Background Growth The area surrounding the project within Hilo is experiencing modest growth. Federal-Aid Highways 2035 Transportation Plan for the District of Hawaii (July, 2014)estimates an increase of vehicular trips in and out of South Hilo at a rate of 1% per year from 2020 to 2035. It also predicted growth in population and social economic factors. Although no major developments are anticipated in the vicinity of Hilo Iron Works,a background growth rate of 1%per year was used in the analysis to account for additional traffic at the study intersections.The Future volumes are forecasted for the year 2035 to be aligned with Federal- Aid Highways 2035 Transportation Plan. 2. Project Related Volumes The property has only one access driveway. It accommodates both entering and exiting traffic and is 14 Hilo Iron Works SSFM International located on Kamehameha Avenue. The existing vehicle trips generated by Hilo Iron Works were counted in April 2019 at the intersection of Kamehameha Avenue and the Hilo Iron Works driveway and are presented in Table 5. Table 5: Existing 2019 Vehicle Trips at Hilo Iron Works driveway Peak Hour IN OUT Total AM 9 6 15 PM 10 17 27 No new development has been proposed within the property,hence no significant changes in vehicle trips are anticipated. It is estimated that Future trips will consist of the existing vehicle trips plus added trips assuming a growth factor of 1%per year.The forecasted future vehicle trips are presented in Table 6. Table 6:Future Projected 2035 Vehicle Trips at Hilo Iron Works driveway `Peak Hour 'IN OUT " .Total, AM 11 7 18 PM 12 20 32 3. Future Peak Hour Volumes Future Peak Hour Volumes were forecasted by using a growth rate of 1% per year added to the existing peak hour volumes. The expected volumes for future conditions in 2035 are shown in Figure 7. 15 Z Cr N 0 0 EDo h Pauahi Street Lihiwai Street " w ,,_ 225 (339) o $ 11(26) as 3/4„) i 570 690 4---_1068(1285) = 4--- ( J A.} C }... ._730(784} v ~ /' 220(220) 7(7) / �F 74(80) .41.—Kamehameha +L U S Karo nameha cAvenue ^ $ i kit,',:., J T 4t (1510)2094 --- ! —-/ t N (27)6 -/ (/4 (5)4 ) /'� 1183)98 NJ (641)544 3 (839)606 —4 n, �„ w (95)83 +'' �\ © n°i w i, N (516)388 'D' ;� o cn --, .Ir 8p~` - v — W N +�.i m a3 L Driveway u4 a Pauahi Street _ 0 PROJECT SITE Manono Street c C 0 E 3 ft) til tn in T Legend Peak Hour Volumes �;;�� U(tt) AM(PM) g Signalized Intersection to Unsignalized Intersection -*- Stop Sign 3 (veh/hr) ro Figure 7:Future(2035)Peak Hour Volumes F CI° ' o Hilo iron Works TlAR-Hilo,Hawaii I n t e r n a t l a n a I 4 , Nilo Iron Works SSFM International C. Future Level of Service 1. Intersection LOS Results for Future 2035 conditions Table 7: Future 2035 Intersection Level of Service Intersection Control AM PM Type Approach Movement . Delay(s) v/c LOS Delay(s) v/c LOS Kamehameha Street and Pauahi 40.20 0.72 0 59.90 0.92 E oStreet o L 29.20 0.05 C 31.80 0.26 C -8 Eastbound ------ - - TR 40.40 0.76 D 71.80 0.99 E L 42.80 0.84 D 32.80 0.63 C o Westbound -- o TR J 31.00 0.72 C 30.50 0.73 C 0 nl 1 35.80 0.10 D 51.20 0.41 D 2Signal Northbound T 38.30 0.26 0 64.30 0.74 E R 42.00 0.14 D 95.90 0.97 F L 53.20 0.81 0 79.00 0.91 E Southbound T 50.20 0.78 D 74.20 0.89 E R 29.80 0.00 C 39.00 0.01 D Kamehameha Street and Driveway Westbound L 11.50 0.01 8 14.60 0.02 8 Stop Northbound LR 50.30 0.09 F 79.50 0.32 F Kamehameha Street and Lihiwai a Street 37.40 - D 68.20 - E m o L - 28.40 0.50 C 75.00 0.94 E o Eastbound T 33.40 0.68 C 49.60 0.93 0 4. ii' T R 66.90 0.96 E 188.80 1.31 F L 26.80 0.37 C 31.40 0.53 C i.c Westbound T 42.10 0.86 D 57.30 0.96 E u _.; Signal __. R 26.70 0.03 C 28.00 0.07 C L ; 16.00 0.43 B 39.30 0.85 D Northbound --- __ R 15.00 0.14 8 18.10 0.25 B L I 16.00 0.02 B 16.10 0.10 B Southbound R f 20.00 0.28 C 25.20 0.52 C 17 Hilo Iron Works SSFM International While the LOS does worsen somewhat,the lower LOS is due to the background growth in traffic volumes, which would be expected to increase about 17%during the study time span with a 1%annual growth rate. Detailed reports are provided in Appendix D. The total peak hour trips (in and out) generated by the Hilo Iron Works site are expected to be under 18 trips in the AM and 32 trips in the PM in 2035.These numbers are small, and are not expected to have a significant impact on the surrounding street network. For reference, some agencies use 50 or 100 trips per peak hour as a basis to trigger a Traffic Impact Analysis Report. If the owner adds or opens any new businesses that would generate more than about 32 total trips in the AM peak hour or 18 total trips in the PM peak hour,their effect on traffic would need to be reassessed as an addendum to this report. 2. Mitigation Since there is little to no effect on surrounding streets due to the traffic activity at Hilo Iron Works, it is not anticipated that mitigation will be needed. 18 Hilo Iron Works SSFM International IV. SUMMARY Hilo Iron Works, owned by Yamanaka Enterprises, Inc., is located on Kamehameha Avenue just west of the Wailoa River crossing in Hilo on the island of Hawaii. The property has 7 parcels with varying office, retail and manufacturing land uses. The parcels are currently zoned Open. Construction of any new buildings is not planned.Yamanaka Enterprises,Inc.is submitting an SMA application requesting to rezone their 7 parcels of land from Open District to Industrial-Commercial Mixed District(MCX).YEI plans to keep the existing buildings and existing businesses,which would keep traffic levels essentially unchanged. AM and PM Peak Hour Traffic counts were taken in April 2019 at the Hilo Iron Works driveway and 2 other intersections. The total trips in and out of the driveway were 15 vehicles in the AM peak hour and 27 vehicles in the PM peak hour. These trips do not significantly affect the traffic on surrounding streets. Assuming the traffic using Hilo Iron Works increases at 1%per year through the year 2035,the total trips will be 18 vehicles in the AM peak hour and 32 vehicles in the PM peak hour. Again,these volumes are not expected to significantly affect the traffic on surrounding streets. An analysis of the nearby intersections of Kamehameha Street with Pauahi Street and Kamehameha Street with Lihiwai Street found that, in 2019, operations during the AM peak hour were acceptable at both intersections(overall intersection LOS D).Operations during the PM peak hour were acceptable at Pauahi Street (overall intersection LOS D), but slightly lower(overall intersection LOS E) at Lihiwai Street. Using forecasted volumes for 2035, it is estimated that both intersections will have acceptable operations (overall intersection LOS D) in the AM peak hour, but that both will have longer delays in the PM peak hour:overall intersection LOS E. The lower LOS are due to the assumed increase in background traffic of 1%per year and not the Hilo iron Works traffic. The stop controlled driveway for Hilo Iron Works experiences minor delays for the'left in'movement(LOS B) during AM and PM peak hours for existing conditions. Delays for this movement are not expected to get significantly worse in the future. The peak hour 'out' movements have an average delay of 30-45 seconds in 2019.In 2035, it is expected that the delays for'out' movements will be longer, averaging 50- 80 seconds during the PM peak hour, as background traffic increases,and fewer gaps will be available. Some unused warehouse space within the Hilo Iron Works property may be utilized in the future and potentially one or more restaurants or other new businesses could locate on the site within existing buildings. if this occurs, and more than 18 veh/hr are generated in the AM peak hour or 32 veh/hr are generated in the PM peak hour, additional analysis should be performed. 19 Hilo Iron Works SSFM International V. REFERENCES American Association of State Highway and Transportation Officials.A Policy on Geometric Design of Highways and Streets, 2011. Institute of Transportation Engineers. Trip Generation, 10th Edition:An ITE Informational Report, September,2017. Office of Environmental Quality Control.EA and EIS Online Library, Accessed May 2019. <http://oegc.doh.hawaii.gov/default.aspx>. State of Hawaii, Department of Transportation.Federal-Aid Functional Classification Update:Policy and Procedures,December,2012. State of Hawaii,Department of Transportation. Historical Traffic Station Maps, 2016. State of Hawaii, Department of Transportation.Statewide Uniform Design Manual for Streets and Highways, 1980. Transportation Research Board, National Research Council.Highway Capacity Manual,Washington, D.C., 6th Edition. 20 As SOE L� if.. 4.(4011,4411 1111110011,1PrElEivo, 6 I s. 1 — /(I�( a ;1^",.. ■®gyp+ _ ��r KAMEHAMEHA /VENUE ' "-'Tt� - ^�® -rm.:4., _ LOCATION MAP • .I xamsone �y . �„ :ss DER/Same..— ,...:1-71. ' Ia .}R �' TM• .. v I hoAn ,f _ I s —u. F t ti ADVANCE DRAWING 1��1 '��' �7,�� PROPOSED CONSOLIDATION/RESUBDIVISION 3-I I1 I '.CRS 3 w„ : •-•'d f/ For Proposed Change of Zone-OPEN to MCX-20 e1 : CR 1, 26.6,77 Sar. �" ,/,"„/,or September 18, 2020 —111--j- u.so3 CRS 2 ::1. v q `...._ -- t.ao7 Acs Il y s4A5`n ' d`, , .-; alt k__ I��� 3...r� _.� �- - ��°,""` SITE MAP \I - ._ LOT 0.2 r j INTO LOTS A-1 TO A-7.INCLUSIVE ke I ats�tm �� 9- Solna Potions W Royal Patent M]5 St$e0 / TG Land GomMulon Awa771 3,Apana 181a V.Kaman.. I I / Grant 11,6113 to Theod H.Coues 6 Company,landed jr.... Y i Q• Grant 11.010 to Honolulu Ian Wort m Copany ' a Z a. And Grant 10.024 to Honolulu Iron Works Company wawa- J.Z�. v Sltuaied at Plopa ad Walaaea,SouN Hilo Island al Hewell,Hewell wrb= ,rm.i mmoLL'et.a n,m as.ft WA/LOA TAW 54.11. M•MA.a..nem end meple.).<.aalawr aM Sq.fa Omer M•ryoa.0.am ad.pt9pepoorna laM 450 a.6 Dirmnrhe a owl pops.p•poaat.M a50 as Ft 1 .111r011...krammdubp.aal.....aleM 2.150 Sq.it Mont", ®r1.1. I.. 2.M APPLICANTS: Aa'laa.laama a,tWw r. ea•rano.tm. a Pe AeA. • ol1141.WC.MM.t..aos.u1�mpml.w IH 07.50 A,en.m .aMp..m.l<.ale.t2.wM .10 an.Ft Faeonr.11 No ma WalFpm.M.aa.la 12A 41 Sp.fl. NOTES: Ws'MA WM Io me M.am.keg +v+ra+oN co no Wa n,�a�M..+a OMPIIIC SCALE 1 . ....... .a......sr....r.ra...M..a.o........ f...! rm,HmY TAXMAP KM>b EM.24.01:1!.17,1e,10,24020 A� m DacuSign Envelope ID 0919CDE0-1D37-49EC-BCA0-2FEA87B90IAD Jana-rry )l)11 Jeffrey W.Dar ri OW, Deputy Planning tire(for County of I+awaii Phrnning 1)rylartnu nt 101 Street,Suite 3 Hilo, HI 96710 808-961-8158 Re: Rezoning of TMK:(3)2-2-001:024,030,034,019,008,017&018 to MCX-20 Dear Mr. Darrow, Pursuant to our discussions regarding the rezoning of the Hilo Iron Works property referenced above to MCX-20. As part of the rezoning application, the owners of the properties agree to record a cross- easement for parcels 017&019 due to a driveway overhang(please see below picture). ti • .. , ..nr .•; la's`' ,_.. ,.,,>..,,,,,.,,,W, Ii 1 I } 4,1442' a . �.. , , t 'o IF' (`v,' ▪ ME• C ® x ®. tui 90x' 8 DocuSign Envelope ID 0919CDEO-1D37-49EC-BCAO-2FEA•9769O1AD The owners of the properties wilt also agree to reconsolidate and subdivide based on the attached site map for each tat to be a minimum of 20,000 sf in sire. 5 ;icoroIv. Garth Yamanaka Property Manager Yamanaka Enterprises Inc. 1266 Kar sehameha Avenue Hilo, HI 96720 Martin Anderson Declaration of trust ,--^DO6tiSlyl,ptl by. 1V 3t44. PI�;.k-F.S NonitariAffnitYarnif Itianaia Rev.Liv.Trust opt ropertles LLC�� I— __ ' ( ' ~' • ' / •• ~"(f...!. ' � ' ' i ! • = 1 1 . � \ • ) ^ . 4 ^^kit frnivt.'IA .°.I,/ / ^ .""���"• -- , - - ' ' ' ADVANCE DRAWING 11^ .! . ./ -~..=~.����������E 4~�^'� �[ •� �° ~°' ' . ` � .4 / aysww' | ` ' • ' ~! 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K O z U W Ym €J PLANNING DEPT DEPARTMENT OF PUBLIC WORKS EB?5 2021 PW-o o COUNTY OF HAWAII Ran) HAND DELPVERE HILO, HAWAII DATE: February 25, 2021 Weefftendadeaft TO: Zendo Kern, Planning Director FROM: Department of Public Works, Engineering Division SUBJECT: CHANGE OF ZONE APPLICATION (REZ 21-000243) Request: Open to MX-20 Applicant: Martin Anderson Declaration Trust, Norman Abraham Piianaia Revocable Living Trust and Kapoho Properties, LLC TMK: 2-2-001:008, 017, 018, 019, 024, 030 and 034 We have reviewed the subject request forwarded by your memo dated January 27, 2021 and offer the following comments for your consideration: All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage plan may be required by the Plan Approval process in accordance with Section 25-2-72(3) of the Hawaii County Code. The subject parcel, is in an area designated as Flood Zone VE on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Flood Zone VE is the Special Flood Hazard Area inundated by the 100-year coastal flood (1% chance of occurring in any given year) with velocity hazard (wave action). All construction within Flood Zone VE shall comply with the requirements of Hawaii County Code, Chapter 27, Floodplain Management. { a4) All earthwork and grading activities shall comply with the requirements of Hawaii County CI Code, Chapter 10, Erosion and Sedimentary Control. t The properties front Kamehameha Avenue which is under the jurisdiction of the State of .E -5 Hawaii, Department of Transportation. D X w Questions may be referred to Robyn Matsumoto at 961-8924. SCANNED FEB 2 6 2021 J J +i ;191 i49; ,, DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII w 345 KEKUANAO`A STREET, SUITE 20 • HILO, HAWAII 96720 TELEPHONE (808)961-8050 • FAX(808)961-8657 February 26, 2021 COH PLANNING DEF TO: Mr. Zendo Kern, Director PER 96 2.091 PO:( Planning Department REIM HAND DELI FRE FROM: Keith K. Okamoto, Manager—Chief Engineer SUBJECT: Change of Zone Application (REZ 21-000243) Applicant—Martin Anderson Declaration Trust,Norman Abraham Piianaia Revocable Living Trust and Kapoho Properties, LLC Request—Open to MCX-20 Tax Map Key 2-2-001:008, 017, 018, 019, 024,030 and 034 We have reviewed the subject application and have the following comments and conditions. Water can be made available from an existing 6-inch and 12-inch waterline within Kamehameha Avenue which both front the subject parcel in accordance with the Department's existing water availability conditions, which are subject to change without notice. The Department requests that the applicant submit estimated maximum daily water usage calculations for each parcel, for review and approval. The water usage calculations shall be prepared by a professional engineer licensed in the State of Hawai`i and should include the estimated peak flow in gallons per minute (GPM) and the total estimated maximum daily water usage in gallons per day, including all irrigation/landscaping use. Upon receipt of the water usage calculations above, the Department will make a determination as to the water commitment deposit amount and prevailing facilities charge (subject to change) to be paid, if necessary. Based on the water demand calculations,the Department will determine the appropriate , service lateral and meter size required for each parcel. £. The proposed use will require the installation of a reduced pressure type backflow prevention assembly, within five (5) feet of the meter on private property. If a larger or additional meter is C required, a backflow prevention assembly will also be required for the that meter. The installation of •E the backflow prevention assemblies must be inspected and approved by the Department before the C •we„ commencement/continuation of water service. X Please be informed that the existing 12-inch waterline within Kamehameha Avenue is adequate to provide the required 2,000 gallons per minute flow for fire protection, as per the Department's Water System Standards. ,_._....,_.._.._.._..,.,_... AN MI 204 . . . Nater, Our Most Precious resourceource. . . �a Wai Kane. . . .-_ 3 The Department of Water Supply is an Equal Opportunity provider and employer. Mr. Zendo Kern, Director Page 2 February 26, 2021 Should there be any questions,please contact Mr. Troy Samura of our Water Resources and Planning Branch at 961-8070, extension 255. Sincerely yours, Keith K. Okamoto, P.E. Manager—Chief Engineer TS:dfg copy—Yamanaka Enterprises Inc. Mitchell D.Roth `� �_. yIJ' Ramzi I.Mansour •Mayor ,;,R�`:t"��i/ Director Lee E.Lord Brenda D. lokepa-Moses . N Managing Director Deputy Director •County of Hawai'i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Kekuanao`a Street,Suite 41• Hilo, Hawai'i 96720 Ph:(808)961-8083• Fax:(808)961-8086 CJH P Ammo SEP Email: cohdem@hawaiicounty.gov 19 2021 P ;2° FEB3 Y� St- i i3 1'fi°1 MEMORANDUM RFCT 6 -_5 II SERE TO: Zendo Kern, Director Planning Department FROM: Ramzi I. Mansour, Director C ' Department of Environmental Management DATE:. February 10, 2021 SUBJECT: Change of Zone Application(REZ 21-000243) Request: Open to MCX-20 Applicant: Martin Anderson Declaration Trust,Norman Abraham Piianaia Revocable Living Trust and Kapoho Properties, LLC Tax Map Key: (3) 2-2-001:008, 017, 018, 019, 024, 030 and 034 The Solid Waste Division has reviewed the subject application and offers the following comments and/or recommendations (contact the Solid Waste Division for details): (X) No comments. ( ) Commercial operations, State and Federal agencies, religious entities and non-profit organization may not use transfer stations for disposal. ( ) Aggregates and any other construction/demolition waste should be responsibly reused to its fullest extent. .�.; ( ) Ample and equal room should be provided for rubbish and recycling. ( . ) Green waste may be transported to the green waste sites located at the West Hawaii Organics Facility and East Hawai`i Organics Facility, or other suitable diversion programs. ,, • ( ) Construction and demolition waste is prohibited at all County Transfer Stations. c ( ) Submit Solid Waste Management Plan in accordance with attached guidelines. g :- ( ) Existing Solid Waste Management Plan is to be followed. Provide update to the department on current status. ( ) Other: SCANNED _ 3 6 County of Hawaii is an Equal Opportunity Provider and Employer 1,061 OP Ramzi I. Mansour, Director February 10, 2021 Page 2 The Wastewater Division has reviewed the subject application and offers the following comments and/or recommendations (contact the Wastewater Division for details): ( ) No comments. (X) Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawai`i County Code. ( ) Require Council Resolution to approve sewer extension in accordance with Section 21- 26.1 of the Hawai`i County Code. Complete Sewer Extension Application. ( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 of the Hawai`i County Code. ( ) Check or line out as applicable: [ ] If required by the Director of the Department of Environmental Management("Director of DEM"), [ ] applicant shall conduct a sewer study in accordance with the then applicable wastewater system design standards prior to approval to connect to the County sewer system. Applicant shall provide such sewer line or other facility improvements as the Director of DEM may reasonably require, which the sewer study may indicate are advisable for mitigation of impacts of the proposed project. Contact Wastewater Division Chief for details. (X) Other: May require a sewer study to determine of connection is adequate for proposed development. RM:pls DAVID Y.IGE 46 o•s JADE T.BUTAY GOVERNOR a� �9.pa,�� DIRECTOR • Deputy Directors LYNN A.S.ARAKI-REGAN DEREK J.CHOW ROSS M.HIGASHI EDWIN H.SNIFFEN STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION STP 21-008 869 PUNCHBOWL STREET STP 8.3123 HONOLULU, HAWAII 96813-5097 February 18, 2021 COi d PLANNING NNiNG DE FFR 9E1 2091 P1,12: Mr. Zendo Kern RFC'D 1W i4A Director Planning Department County of Hawaii 101 Pauahi Street, Suite 3 Hilo,Hawaii 96720 Attention: Mr. Alex Roy Dear Mr. Kern: Subject: Change of Zone Application (REZ 21-000243) Hilo Iron Works South Hilo, Hawaii Tax Map Key: (3) 2-2-001:008, 017, 018, 019, 024, 030 and 034 Thank you for your letter dated January 27, 2021 requesting review of the subject Change of Zone application. The State of Hawaii Department of Transportation (HDOT) has reviewed the subject application and understands the current owners of the project site is seeking the change of zone to allow the existing uses of the site to continue operation and conform with the proper zoning code. The project site is accessed via Kamehameha Avenue (State Route 19). A short segment of Kamehameha Avenue which fronts the site is under County Jurisdiction. HDOT has the following comments: Airports Division(HDOT-A) 0 1. The proposed rezone site is approximately 0.83 miles from the end of Runway 8 at Hilo E International Airport(ITO). The developed site directly underlies the main runway . approach flight track. All projects within 5 miles from Hawaii State airports are advised D < to read the Technical Assistance Memorandum (TAM) for guidance with development LLA and activities that may require further review and permits. The TAM can be viewed at this link: http://files.hawaii.gov/dbedt/op/docs/TAM-FAA-DOT-Airports_08-01- 2016.pdf. The TAM provides a comprehensive list of Federal Aviation Administration adv s.4CANNED circulars and HDOT guidance and requirements for developments close to State it', Fe 2 6 2021 J I 401-00 Mr.Zendo Kern STP 8.3123 February 18, 2021 Page 2 2. The HDOT-A recommends that the project be coordinated with HDOT-A District Assistant Manager, Mr. Steven Santiago, to ensure compliance with existing regulations. Highways Division(HDOT-HWY) 1. The project proposes to use the existing driveway on Kamehameha Avenue. Although the segment fronting the site is under County jurisdiction,the State roadway design standards are applicable because it is part of the National Highway System. Verify with the HDOT-HWY Hawaii District Engineer that the existing driveway meets current standards for the type and volume of anticipated traffic. 2. The application refers to a Traffic Impact Analysis Report dated June 19, 2019 which was prepared by SSFM; however, it was not attached to the application. Please provide a copy of the report to the HDOT-HWY Hawaii District Engineer when discussing the driveway standards. If there are any questions, please contact Mr. Blayne Nikaido of the HDOT Statewide Transportation Planning Office at(808) 831-7979 or via email at blayne.h.nikaido@hawaii.gov. Sincerely JADE T. BUTAY Director of Transportation KtC '11 143 DAVID Y.IGE - SUZANNE D.CASE N GOVERNOR OF - .(E,.....�. .4 BOARD OF LAND AND NAOTURAL RESOURCES HAWAII '�P{y 1939 COMMISSION ON WATER RESOURCE MANAGEMENT - s ROBERT K.NIASUDA 4 ` FIRST DEPUTY o � d and l *A- pE Nato ,y5 a:1tif3 P.KALEO IOR-WA WATER AQUATIC RESOURCES y i► ',n� `n v",'-r••"•••^^^,�1-" BOADNG AND OCEAN RECREATION ,. p '�] �„ +_ 'Ua• •L'= t BUREAU OF CONVEYANCES COMMISSION ON WATER RESOURCE MANAGEMENT - CONSERVATION AND COASTAL LANDS 11 CONSERVATION AND RESOURCES ENFORCEMENT STATE OF HAWAII ENGINEERING AND ES FORTRY AND WILDLIFE stateorNa`d°(% DEPARTMENT OF LAND AND NATURAL RESOURCES HISTORIC PRESERVATION KAROOLAWE ISLAND RESERVE COMMISSION LAND STATE HISTORIC PRESERVATION DIVISION STATE PARKS KAKUHIHEWA BUILDING 601 KAMOKILA BLVD.,STE 555 KAPOLEI,HI 96707 February 2,2020 IN REPLY REFER TO: Zendo Kern,Planning Director Project No.2021PR00042 County of Hawaii Doc.No.:2102JG02 101 Pauahi Street, Suite 3 Archaeology Hilo,HI 96720 planning(,hawaiicounty.gov " PLANNING EP FEB 5 2021 AM$:3 Dear Mr.Kern: RECO BY ENA SUBJECT: Chapter 6E-42 Historic Preservation Review— Proposed Rezone for the Hilo Ironworks Property from 0 to MCX Waiakea Ahupua`a,Hilo District,Island of Hawai`i TMK: (3)2-2-001:008,017,018,019,024,030,and 034 This letter provides the State Historic Preservation Division's (SHPD)review of the subject change of zone permit application. The SHPD received the subject submittal on January 13, 2021. It included a Change of Zone application, a County Environmental Report for County Rezoning Request document, a project location map, a set of advanced drawings/map of the site, a consolidation and re-subdivision map, a list of descriptions (Al through All inclusive lots and easements)of the proposed re-subdivided parcels, a list of the parcels organized by TMK and current landowner(s), real property tax clearance documents associated with the subject parcels, a draft Traffic Impact Analysis report, a historical background of the Hilo Ironworks document, and aerial photo of the subject parcels, and related correspondence (Nathan Gaddis [Banyan Drive Hawai`i Redevelopment Agency] and Michael Yee [County of Hawaii Planning Department]; and Michael Yee and Garth Yamanaka [Yamanaka Enterprises, Inc.]).The applicants,the Martin Anderson Declaration of Trust,and the Norman Abraham Piianaia Rev.Liv.Trust &Kapoho Properties LLC (landowners), propose the rezoning of the parcels comprising together 3.29 acres from Open(0)to Industrial-Commercial Mixed Use(MCX).The proposed project area would be the combined parcels. Project Description The applicants propose to rezone the subject parcels to allow for the conforming of the land/building uses to be consistent with the historical use of the overall site. The applicants have no immediate plans based on the current {� application to make any exterior or interior alterations or improvements to the property. Future alterations may £ . include interior renovation;however,no such plans are proposed for the current submittal. 0\ ® `� ' Findings A review of SHPD records indicates that no archaeological inventory survey(AIS)has been conducted within any Oing of the subject parcels. One (1) historic property, State Inventory of Historic Places (SHIP) Site# 50-10-35-30767e (Hilo Iron Works Building)is located within parcel TMK: (3)2-2-001:017. SIHP Site#50-10-35-30767 has been c subject to numerous renovations and alterations since its construction in 1919, the most recent of which was 0 conducted in 2002(Permit No.020157;interior alteration). LU Determination Based on current information, SHPD's determination is no historic properties affected for the proposed project. Pursuant to HAR §13-284-7(e), when the SHPD agrees that the action will not affect any significant historic properties, this is the SHPD's written concurrence and historic preservation review ends. Thes o c.,T preservation review process is ended.The permit issuance process may proceed. �J 1l�ED 1‘111-4-1';\ V- Zendo Kern 02/02/2021 Page 2 SHPD requests the opportunity to review future permits for the subject parcels.. Attach to permit: If historic properties such as lava tube openings, concentrations of artifacts, structural remains or human skeletal remains are found during construction activities please cease work in the immediate vicinity of the find,protect the find from additional disturbance, and contact the State Historic Preservation Division at(808)933- 7651. Please contact Joshua Gastilo at (808) 933-7669 or at Joshua.gastilo(ahawaii.gov for any questions regarding this letter. Aloha, 4' I1 Yawi et Alan S.Downer,PhD Administrator,State Historic Preservation Division Deputy State Historic Preservation Officer cc: County of Hawaii Public Works,public works(aihawaiicounty.gov Alex Roy,Alex.Roy(aihawaiicounty.gov • _ r� RHIW REZ 3 2021 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION MARTIN ANDERSON DECLARATION OF TRUST,NORMAN ABRAHAM PI`IANAIA REV. LIV. TRUST,AND KAPOHO PROPERTIES,LLC CHANGE OF ZONE APPLICATION (REZ 21-000243) Upon careful review of the request against the guidelines for granting a Change of Zone, the Planning Director is recommending that a favorable recommendation for a Change of Zone from Open(0) to Industrial-Commercial Mixed Use-20,000 square feet (MCX-20) for 3.29 acres of land be forwarded to the County Council. Since this recommendation is made withoutthe benefit of public testimony, the Director reserves the right to modify and/or alter this position. This favorable recommendation is based on the following findings: The applicants are requesting a Change of Zone from an Open (0) zoning district to an Industrial-Commercial Mixed Use-20,000 square feet (MCX-20) zoning district for 3.29 acres of land that includes seven (7) separate parcels. In order to accommodate the rezone request to MCX-20 the applicants have proposed a consolidation and resubdivision from the existing 7 parcels into 4 separate parcels with the required 20,000 square feet of area. The proposed MCX-20 zoning designation would allow up to seven parcels, 20,000 square feet in size, but due to constraints from existing development that cross existing property lines, as well as setback and other development requirements, a maximum of four (4) parcels are being created. The project site (7 separate TMKs) is irregularly shaped and is accessed via Kamehameha Avenue along the northern boundary of the project site. It is currently developed with a number of large office-type or warehouse-type buildings including the historic Hilo Iron Works building. There are currently sixteen (16) different businesses either using the space for offices or for warehouse/storage, however, one (1) business (McDonnel Frame) utilizes the space for manufacturing. Existing paved parking areas, covered walkways and other appurtenances (small work sheds, storage) are also located within the project site. The project site is considered fully developed with little to no landscaping or lawn areas other than a grass area on the eastern-makai side of the project site. -1- The Change of Zone request from Open (0) to Industrial-Commercial Mixed-20,000 square feet (MCX-20) conforms to, among others, the goals, policies and standards of the General Plan Economic and Land Use Elements. 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 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 Change of Zone will conform to, among others, the goals, policies and standards of the Land Use and Economic Elements of the General Plan: Land Use Element (Industrial and Commercial) • (Industrial) Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural, and physical environments of the County • (Industrial) Promote and encourage the rehabilitation of industrial areas that are serviced by basic community facilities and utilities. • (Commercial) Provide for commercial developments that maximize convenience to users. • (Commercial) Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Economic Element • Provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's cultural, natural, and social environment. • Strive for diversification of the economy by strengthening existing industries and attracting new endeavors. • Strive for diversity and stability in the economic system. -2- Under Section C-2-a(2) of the Amended Urban Renewal Plan (1965), the entire area occupied by the Hilo Iron Works is designated as limited industrial. The Plan further states that "the only industrial uses permitted within the Project Area (i.e., Plan area) shall be the Honolulu [sic] Iron Works operations and the commercial fishing and related activities". In 1975 the Hilo Community Development Plan (CDP) listed six recommendations for allocating industrial land within the Hilo CDP boundaries: 1. Availability of large, relatively flat and developable land which has expansion potential for industrial use beyond the period of this plan, but which does not encroach appreciably on agricultural suitable lands or into areas which are suitable for other urban uses. 2. Accessibility to port facilities for import and export of fuel and materials. 3. Accessibility to the airport for the shipment of goods. 4. Good road access to living areas or employees and to the commercial and financial facilities of Hilo. 5. Availability, at economic cost, of utility systems. 6. Compatibility with nearby land uses, with any noxious industrial uses buffered from residential and other urban activities. The 2005 County of Hawai`i General Plan (GP) included an amendment that changed the GP designation for the Hilo Iron Works site from Open to Industrial; it should be noted that the GP identified the Hilo Iron Works site specifically as appropriate for industrial-commercial zoning and uses. In 2016 the Banyan Drive Hawai`i Redevelopment Agency (BDHRA) produced a concept plan for the Banyan Drive area which included the Hilo Iron Works site. That plan, which was vetted by both the public and private sectors and approved by the agency, identified the project site as "commercial/industrial". The requested change of zone conforms to the General Plan Land Use Pattern Allocation Guide (LUPAG) Mall. 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 -3- LUPAG Map establishes the basic urban and non-urban form for areas within the County. The subject area is designated Industrial (ind). The General Plan states the Industrial . designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, light industrial and industrial-commercial uses. The applicant's proposed rezone request to the Industrial-Commercial Mixed Use zoning district is consistent with the LUPAG "Industrial" zoning designation for the project site. The revision to the Zoning Code, completed in 1996, incorporated the concept of mixed-use zones to allow compatible commercial uses to mix with light industrial uses. Mixed use light industrial and commercial zones may include, but are not limited to, wholesale, retail, office uses and personal and business services which align with the current uses of the project site. Mixed use zones are appropriate in areas of economic transition, such as light industrial areas that are in demand as sites for commercial uses, and older residential areas needs as sites for more intensive development. The proposed change of zone would complement the existing land uses at the project site as well as the future development plans for Banyan Drive and Hilo Urban areas. The project site is bounded to the south and east by the Wailoa River which empties into Hilo Bay, crossing Kamehameha Avenue. To the west of the project site is a 1.89-acre parcel owned by the State of Hawai'i (Division of Aquatic Resources) that has been developed with buildings, parking, and fencing that is within the Urban State Land Use District and within the County of Hawai`i Open zoning district. West of the DAR facility is the Wailoa River State Park. The majority of the parcels surrounding the project site are within the State Land Use Urban District, are zoned "Open" within the County zoning district and designated as "Open" within the General Plan LUPAG map. The proposed request will result in a more appropriate land use pattern that will further the public necessity and convenience and the general welfare. When considering any request to change the zoning district of a property, the Director shall consider the purpose of the existing and proposed zoning district and the purpose of the Zoning Code and shall recommend a change in zoning only where it would result in a more appropriate land use pattern that will further the public necessity and convenience -4- and the general welfare. The predominant land use in this area is a mix of commercial, recreation, government, and both State and County parks. The site is over 250 feet from a storage shed located at the Wailoa Boat Harbor to the south of the site while the State Division of Aquatic Resources (DAR) uses an improved State-owned parcel west of the project site for research and other agency specific activities, such as a base yard. In the past DAR has utilized the Hilo Iron Works site for accessory office and research space similar to the United States Geological Survey (USGS) that currently rents three (3) areas for office and storage uses. For the purpose of promoting health, safety, or the general welfare of the County, the Zoning Code regulates and restricts the height, size of buildings, and other structures, the percentage of a building site that may be occupied, off-street parking, setbacks, size of yards, courts, and other open spaces, the density of population, and the location and use of buildings, structures, and land for trade, industry, residence, or other purposes. In considering the purposes of the Zoning Code in relation to the proposed request, the approval of the request will result in a higher density. If approved, the applicant could conduct improvements to the structures, and establish new commercial and industrial activities not permitted within the current Open zoning district. In considering the request in relation to the surrounding zoning, the request will result in an appropriate land use pattern. Based on the above information, the proposed request will result in a more appropriate land use pattern that will further the public necessity and convenience, and the general welfare of the County. The proposed request will not burden public agencies to provide utilities and services to the subject property. Access to the subject parcel is via an entrance off the County managed Kamehameha Avenue directly into the Hilo Iron Works site. As the entrance to the site is existing and well used there is no proposed changes or alterations to this ingress/egress. According to the State Department of Transportation there is adequate existing access, and that agency did not require any improvements or changes to the access during the application review. -5- Water to the project site is already being provided by the County Department of Water Supply (DWS). There is an existing 6-inch and 12-inch waterline fronting the project site along Kamehameha Avenue and according to the applicant there is one (1) water mater servicing the existing parcels on site. According to the Dept. of Water Supply, water can be made available from the existing 6-inch and 12-inch waterline within Kamehameha Avenue which both front the subject parcel but may require additional meters to accommodate the new parcels. The DWS did request that the applicant submit estimated maximum daily water usage calculations for each new parcel, for review and approval. Additionally, the DWS stated that the 12-inch waterline within Kamehameha Avenue is adequate to provide the required 2,000 gallons per minute flow for fire protection, as per the Department's Water System Standards but that the location of the fire hydrant was not sufficient and may need to be relocated or a new hydrant constructed. Based on the Hawai`i County sewer network map an existing gravity main is located adjacent to the project site, however, according to the County Dept. of Environmental Management (DEM) - Wastewater Division, the project may require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. Additionally, DEM states they may require a sewer study to determine of[sic] connection is adequate for proposed development. The FIRM map identifies the project site to be within Flood Zone VE which is currently denoted as "coastal areas with a 1% or greater chance of flooding and an additional hazard associated with storm waves." There is no proposed construction or development planned at this time, therefore conditions related to development related drainage or stormwater management have not been included. Future development requests and subsequent reviews may include those conditions for any future development. All other essential utilities and services are or can be made available to the site. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is located within the Special Management Area but is not considered a coastal property as it is over 500 feet from the nearest shoreline (Hilo Bay). While it is not a coastal property, it is adjacent to -6- the Wailoa River State Recreation Area, and as such the potential for harm to resources from development/construction runoff would be a concern. However, in this instance, the entire site is currently developed with parking areas, buildings and other associated structures and this proposed action does not include external improvements or changes to the existing development. There is no record of a designated public access that traverses the property. No valued cultural, historical, or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. In view of the Hawai`i State Supreme Court's "PASH" and "Ka Pa`akai 0 Ka'Aina" decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed in terms of the cultural, historical, and natural resources and the associated traditional and customary practices of the site: • Investigation of valued resources: No formal archaeological reconnaissance survey, oral history of kama`aina accounts of the area, historical survey of documentary records, or botanical study was included in the application. However, the site has been used as a commercial/industrial building (Hilo Iron Works) since its construction in 1919. • The valued cultural, historical, and natural resources found in the rezoning area: The property has been used for now over a century as the Hilo Iron Works facility which includes commercial and light industrial uses and activities. A Ch. 6E-42 review by the State Historic Preservation Division (SHPD) indicated that while the Hilo Iron Works building is historic and has a SIHP No., there have been numerous permitted modifications to the building over the years and as such determined that the proposed rezone project will have no affect on historic properties. • Possible adverse effect or impairment of valued resources: The Project site is almost entirely covered with development (e.g., buildings and paved parking) and includes only limited landscaping with non-native trees and a small grassy area. -7- Therefore, the proposed rezone project is not anticipated to influence or impact any valued resources. • Feasible actions to protect native Hawaiian rights: No gathering is taking place on the site, nor has any lineal descendant or native Hawaiian requested access to the site. Thus, to the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights; therefore, no action is necessary to protect these rights. Based on the above findings, approval of the Change of Zone request from Open (0) to Industrial-Commercial Mixed-20,000 square feet (MCX-20) would result in an appropriate land use pattern that will further the public necessity and convenience and the general welfare. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map) Article 8, Chapter 25 (Zoning) of the Hawai`i County Code 1983 (2016 Edition, as Amended) is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -8- _._ .. _ , . • , c - • _ .e........... ,„_,7.......... . _ COUNTY OF HAWAII k'•i.4 I. 'STATE_ _ _ OF` AWA1`/i, BILL NO. ORDINANCE NO. AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2016 EDITION,AS AMENDED), BY CHANGING THE DISTRICT CLASSIFICATION , FROM OPEN TO INDUSTRIAL-COMMERCIAL MIXED DISTRICTS-20,000 SQUARE FEET (MCX-20) AT PIOPIO, WAIAKEA, HAWAII, COVERED BY TAX MAP KEY: 2-2- 001:008, 017, 018, 019, 024, 030, AND 034. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawai`i County Code 1983 (2016 Edition, as amended) is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Piopio, Waiakea, Hawai`i, shall be Industrial-Commercial Mixed Districts—20,000 square feet (MCX-20): LOT 12-A Beginning at the northwest corner of this parcel of land,being the north corner of Lot 12 of Block"E" of the"PIOPIO SUBDIVISION" and on the south side of Kamehameha Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI",being 2,038.16 feet North and 8,777.16 feet East, and running by azimuths measured clockwise from True South: 1. 257° 12' 76.93 feet along Kamehameha Avenue; 2. Thence along the remainder of Parcel 14, along a curve to the right with a radius of 1,452.70 feet, the chord azimuth and distance being; 290° 10' 25" 35.14 feet; -1- 3.. 290° 52' 24.58 feet along the remainder of Parcel 14; 4. 21° 00' 39.58 feet along the Land of Waiakea; 5. 110° 52' 24.48 feet along Lot 12 of Block"E"of "PIOPIO SUBDIVISION"; 6. Thence along same, along a curve to the left with a radius of 1,413.11 feet, the chord azimuth and distance being; 108° 51' 16.5" 99.23 feet to the point of beginning and containing an area of 3,615 square feet, more or less. LOT A-1 Beginning at the northwest corner of this parcel of land,being the north corner of Baitfish and Fisheries Facility, Executive Order 3564 and on the south side of Kamehameha Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 1,952.56 feet North and 8,400.38 feet East, thence running by azimuths measured clockwise from True South: 1. 257° 12' 260.45 feet along Kamehameha Avenue; 2. 347° 12' 197.84 feet along Lot A-5 and Lot A-4; 3. 77° 12' 260.45 feet along Lot A-2; 4. 167° 12' 197.84 feet along Baitfish and Fisheries Facility, Executive Order 3564 to the point of beginning and containing an area of 51,527 Square Feet or 1.183 Acres, more or less. LOT A-2 Beginning at the northwest corner of this parcel of land,being the southwest corner of Lot A-1 and on the east side of the Baitfish and Fisheries Facility, Executive Order 3564, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 1,759.63 feet North and 8,444.21 feet East, thence running by azimuths measured clockwise from True South: 1. 257° 12' 260.45 feet along Lot A-1; -2 2. 347° 12' 37.00 feet along Lot A-4; 3. 9° 26' 26.36 feet along Lot A-3; 4. 347° 12' 44.64 feet along Lot A-3; Thence following along the north edge of Wailoa River for the next three (3) courses, the direct azimuths and distances between points being; 5. 77° 42' 139.51 feet; 6. 91° 20' 14.00 feet; 7. 91° 21' 100.44 feet; 8. 167° 12' 76.85 feet along Baitfish and Fisheries Facility, Executive Order 3564 to the point of beginning and containing an area of 0.605 Acre,more or less. LOT A-3 Beginning at the north corner of this parcel of land,being the southeast corner of Lot A-4 and being the west corner of Lot A-7, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 1,799.24 feet North and 8,785.54 feet East, thence running by azimuths measured clockwise from True South: 1. 347° 12' 55.09 feet along Lot A-7; Thence following along the north edge of Wailoa River, the direct azimuth and distance between points being; 2. 68° 30' 92.22 feet; 3. 167° 12' 44.64 feet along Lot A-2; 4. 189° 26' 26.36 feet along Lot A-2; -3- • 5. 257° 12' 81.18 feet along Lot A-4 to the point of beginning and containing an area of 0.122 Acre, more or less. LOT A-4 Beginning at the northwest corner of this parcel of land,being the south corner of Lot A-5 and on the east side of Lot A-1, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 1,935.85 feet North and 8,671.26 feet East, thence running by azimuths measured clockwise from True South: 1. 257° 12' 125.94 feet along Lot A-5; 2. 347° 12' 29.03 feet along Lot A-6; 3. 6° 16' 137.03 feet along Lot A-7; 4. 77° 12' 81.18 feet along Lot A-3; 5. 167° 12' 158.54 feet along Lot A-2 and Lot A-1 to the point of beginning and containing an area of 17,068 Square Feet, more or less. LOT A-5 Beginning at the north,corner of this parcel of land,being the northwest corner of Lot A-6 and on the south side of Kamehameha Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 2,038.16 feet North and 8,777.16 feet East, thence running by azimuths measured clockwise from True South: 1. 347° 12' 76.30 feet along Lot A-6; 2. 77° 12' 125.94 feet along Lot A-4; 3. 167° 12' 76.30 feet along Lot A-1; 4. 257° 12' 125.94 feet along Kamehameha Avenue to the point of beginning and containing an area of 9,609 Square Feet, more or less. -4- LOT A-6 Beginning at the northwest corner of this parcel of land,being the north corner of Lot A-5 and on the south side of Kamehameha Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 2,038.16 feet North and 8,777.16 feet East, thence running by azimuths measured clockwise from True South: Following along Lot 12-A, along a curve to the right with a radius of 1,413.11 feet, the chord azimuth and distance being; 1. 288° 51' 16.5" 99.23 feet; 2. 290° 52' 24.48 feet along Lot 12-A; 3. 290° 44' 52.46 feet; Thence following along the edge of Wailoa River, the direct azimuth and distance between points being; 4. 15° 30' 91.38 feet; 5. 110° 44' 126.26 feet along Lot A-7; 6. 167° 12' 105.33 feet along Lot A-4 and Lot A-5 to • the point of beginning and containing an area of 0.312 Acre, more or less. LOT A-7 Beginning at the north corner of this parcel of land,being the west corner of Lot A-6 and being the east corner of Lot A-4, the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALAI"being 1,935.44 feet North and 8,800.50 feet East, thence running by azimuths measured clockwise from True South: 1. 290° 44' 126.26 feet along Lot A-6; -5- Thence following along the edge of Wailoa River, the direct azimuths and distances between points for the next three (3) courses being: 2. 14° 16' 56.30 feet; 3. 38° 00' 85.04 feet; 4. 66° 35' 59.51 feet; 5. 167° 12' 55.09 feet along Lot A-3; 6. 186° 16' 137.03 feet along Lot A-4 to the point of beginning and containing an area of 0.373 Acre, more or less. All as shown on the map attached hereto,marked Exhibit "A" and by reference made a part hereof. SECTION 2. In accordance with Section 25-2-44, Hawai`i County Code 1983 (2016 Edition, as amended), the County Council finds the following conditions are: (1) Necessary to prevent circumstances which may be adverse to the public health, safety, and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. Severability. If any provision of this ordinance, or the application thereof to any person or circumstance, is held invalid, the invalidity does not affect other provisions or -6- applications of the ordinance which can begiven effect without the invalid provision or Pp application, and to this end the provisions of this ordinance are severable. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAI`I , Hawai`i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -7- _ N OPEN c~n OPEN OPEN LOT 12-A OPEN OPEN TO INDUSTRIAL- COMMERCIAL MIXED DISTRICTS- — LOT A-5 20,000 SOFT.(MCX-20) OPEN TO INDUSTRIAL- TOTAL AREA 3,615 SQ.FT. COMMERCIAL MIXED DISTRICTS- 20,000 SQ.FT.(MCX-20) TOTAL AREA 9,609 SQ.FT. 2,038.16'N BAYFRONT HWY. 8,777.16'E HALAL OPEN -4411 �.� • ENP. OPEN LOTA-6 AL- KAMENPM COMMERCIAL MIXED DISTRICTS- 1,952.56'NX-20) 8,400.38 E 1,935.85'N' ` 1935 44'N`r TOTAL AREA 0.312 ACRE 'HALAL" .8 67126:E `:.8 800.50• 'E' "HALAL" HALAL LOT A•1 OPEN TO INDUSTRIAL- 0 COMMERCIAL MIXED DISTRICTS- 20,000 SOFT.(MCX-20) TOTAL AREA 1.183 ACRES - - 0 1,799.24'N OPEN 8,785.54'E cd "HALAL" ' 8,444.21'E L07 A-7 OPEN HA1 f1 , OPEN TO INDUSTRIAL- _ COMMERCIAL MIXED DISTRICTS- 20,000 SQ.FT.(MCX-20) TOTAL AREA 0.373 ACRE KUAWA ST. LOT A-2 OPEN TO INDUSTRIAL- OPEN COMMERCIAL FTEC2DISTRICTS- R��e� (MX N1 \` a OPEN TOTAL AREA 0.605 ACRE LOT A-4 OPEN TO INDUSTRIAL- COMMERCIAL MIXED DISTRICTS- 20,000 SQ.FT.(MCX-20) LOT A-3 OPEN TOTAL AREA 17,068 SQ.FT. OPEN TO INDUSTRIAL- COMMERCIAL MIXED DISTRICTS- - 20,000 SQ.FT.(MCX-20) • TOTAL AREA 0.122 ACRE OPEN OPEN Feet 0 100 200 400 600 800 AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP)ARTICLE 8, CHAPTER•25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2016 EDITION,AS AMENDED), BY CHANGING THE DISTRICT CLASSIFICATION FROM OPEN TO INDUSTRIAL-COMMERCIAL MIXED DISTRICTS - 20,000 SQ. FT. (MCX-20) AT PIOPIO, WAIAKEA, HAWAII MAP PREPARED BY: COUNTY OF HAWAII, PLANNING DEPARTMENT TMK:(3)2-2-001:024,030,034,019,008,017&018 • DATE:March 2,2021 EXHIBIT "A" M.Anderson,N.Piianaia,&Kapoho Properties LLC Mao 1419 I ' • MARTIN ANDERSON DECLARATION OF TRUST, NORMAN ABRAHAM PI'IANAIA REV. LIV. TRUST, AND KAPONO KAPOHO PROPERTIES, LLC CHANGE OF ZONE APPLICATION (REZ-21-000243) CONDITIONS OF APPROVAL A. The applicant, its successors or assigns shall comply with all of the stated conditions of approval. B. Prior to the issuance of a water commitment by the Department of Water Supply (DWS), the applicant(s) shall submit the anticipated maximum daily water usage calculations as prepared by a professional engineer licensed in the State of Hawai'i to the DWS. A water commitment deposit shall be paid to the DWS within 180 days from the effective date of this ordinance in accordance with Rule 5 of the Department of Water Supply's Rules and Regulations. The applicant is responsible for maintaining valid water commitments to support the proposed use until such time that required water facilities charges are paid in full. C. In order to accommodate yard setbacks and minimum lot size requirements of the MCX- 20 zoning district, the applicant, its successors or assigns shall secure Final Subdivision approval to consolidate the seven (7) existing lots and re-subdivide into a maximum of four(4) new lots within two (2) years of the effective date of this ordinance. D. Prior to subdivision of any portion of the rezoned area, a Traffic Impact Analysis Report (TIAR) shall be submitted for review and approval by the State Department of Transportation. The applicants shall implement, when required by the Department of Transportation,.at no cost to the County, any transportation system improvements to Kamehameha Avenue that may be deemed necessary by the Department of Transportation. E. Access to Kamehameha Avenue and all driveway connections to County Streets shall conform to Chapter 22, County Streets of the Hawai`i County Code and follow State roadway design standards as required by the Department of Transportation. F. A drainage study of the project site, if required, shall be prepared for review and approval by the Department of Public Works, prior to submittal of plans for subdivision review. Drainage improvements, if required, shall be constructed in a manner meeting with the approval of the Department of Public Works prior to the issuance of Final Subdivision Approval. G. The applicant shall comply with Chapter 11-55, Water Pollution Control, Hawai'i Administrative Rules, Department of Health, which requires an NPDES permit for certain construction activity. H. As required by the Director of the Department of Environmental Management (DEM), the applicant, its successors, or assigns shall conduct a sewer study prior to connection to the County sewer system. The applicant shall provide sewer line or other facility improvements as the Director of DEM may reasonably require, which the sewer study may indicate are advisable for mitigation of impacts of the proposed project. I. Plan approval shall be required prior to the construction or installation of any new structure or development, or any addition to an existing structure or development according to Section 25-2-71(a) of the Zoning Code. J. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Article 1, Hawai`i County Code relating to the Affordable Housing Policy. This requirement shall be approved by the Administrator of the Office of Housing and Community Development K. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. L. The applicant, its successors and/or assigns shall comply with all applicable County, State and Federal codes, laws, rules, regulations, and requirements for the proposed development, including the Department of Public Works, Department of Water Supply and Department of Health. M. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be per fo r m e d within one year may be extended for up to one additional year). N. Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. MARTIN ANDERSON DECLARATION OF +� TRUST, NORMAN ABRAHAM PI ' IANAIA REV . LIV . TRUST, AND KAPOHO PROPERTIES , LLC APPLICATION R EZ 21 -000243 ,...\\\. pt) U E0 (1 L.L SKAQK .es r ,lt��1 �. ti3csifn; 0 a ��� Park and • � ��,: artlens East Nawai Auto, I— � _� 9 Center/East Har , ._ 11 ryV. :.a • U 0 #::-..--k:z.:::.1,:t4,,,i--.!ii:',,,,,,,,,,;(:',,,_ ''''''''.- - 'm=.wcuJfl-.n,A a? 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T1 -H h 1.: -H ... ..... ., - 73 R '.. ... „... , „, .. , 70 , 1 > i Z , .1. 1 n-, I,. .., ,-- 0 ,‘ :.b. o , 7C z .., ., M ., ,i > ' ---i , I , i > ,..„. 0 .,, z C) ?,.. 7C M 1 ,. > .1, M I ,, '4i•I' ;',ii.,:,.,1 t.,, . ,,, > 4, . ..,,,., ., . , * • , „, . , SITE PHOTOS e i 4 a . 1.1 -' ` -...:a 70 ,. 1 ' 111 i,1+, 1 *'s ' 1i ta g i" e rn as - • m .. Z I, r 4' O ; 4` O Z `r t � h, w A 4 2.";(‘‘'' O ,., (Z .. 'A .µms.... '''�'t#' I.l B'' .�f1iWw,, A M f , > G rn } SITE PHOTOS • O PLANNING DIRECTOR'S RECOMMENDATION z FORWARD A RECOMMENDATION O TO THE COUNTY COUNCIL FOR w (r) ..n ,.,,_ m �M��n 5^�`s.ym_.+*..,s�z_+a ..,esw � sa'� .=m�".� .,.,...,. ,..,^F.a........'�. ..:-. '.a,, '� �Lu-.+>,"-•` m . (udjp •