HomeMy WebLinkAboutCOM 0465.000 1998-2000Stephen K. Yamashiro
Mayor
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L gg William G. Davis
'Managing Director
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Henry Cho
'99 SEP 30 PM Depatt rmgng Director
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25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553
KONA: 75-5706 Kuakini Highway, Suite 103 • Ka➢ua-Kona, Hawaii 96740
(808)329-5226 • Fax(808)326-5663
September 30, 1999
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
Change of Zone Application (REZ 99-018)
Applicant: Tsugio and Asako Miyamoto
Request: A -3a to FA -la
Tax Map Key: 2-2-48:14 and 91
As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the
County Council's consideration and action is the Planning Commission's letter and enclosures
regarding the above -referenced request.
,,-3mc ely, ,-
L
t' Stephen K. Yamashiro
Mayor
LMiyamOl.MAY
Enclosures
cc: Planning Department
/3i 11 13 9
Comm. No. T ( S
File No. Z'N G /H
Ref. To; P C_
Ref. Date
Stephen K. Yamashiro
MaYOr
,_SEP 3 0 1999
daixn#g of �Wva i
PLANNING COMMISSION
25 Aupuni street, Room 109 • Hilo, Hawaii 967214252
(BOB) %1-8288 • Fax (808) %1-9615
Honorable James Y. Arakaki, Chairman
and Members of the County Council
County of Hawaii
25 Aupuni Street
Hilo, HI 96720
Dear Chairman Arakaki and Members:
Change of Zone Application (REZ 99-018)
Applicant: Tsugio and Asako Miyamoto
Request: A -3a to FA -la
Tax Map Key: 2-2-48:14 and 91
The Planning Commission, after a duly held public hearing on September 17, 1999, voted to
recommend for your approval the proposed legislative bill to change the district classification
for approximately 6.204 acres of land from Agricultural (A -3a) to Family Agricultural
(FA -la). The property is located in Panaewa Farm Lots on the north side of Makalika Street
immediately adjacent to (east) Nani Mau Gardens, Waiakea, South Hilo, Hawaii.
The Commission concurs with the following Planning Director's reasons for recommending
favorable consideration of the change of zone:
In order to consider any area for any type of zoning designation, the applicable
goals, policies, and standards of the General Plan must be adequately addressed. It is
only through such a comprehensive policy analysis approach that evaluations and
decisions can be made to better time and stage developments to achieve quality growth
determined by the General Plan and related planning documents. The implications of
these evaluations and decisions must also be considered as they may have an impact on
other similar areas in the County.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 2
The proposed Change of Zone from an Agricultural (A -3a) to a Family
Agricultural (FA -la) zoned district would conform to the following goals, policies and
standards of the Land Use and Agriculture Elements of the General Plan:
* Designate and allocate land uses in appropriate proportions and mix and in
keeping with the social, cultural and physical environments of the County.
* Zone urban- and rural -types of uses in areas with ease of access to community
services and employment centers and with adequate public utilities and
facilities.
* The County shall encourage the development and maintenance of communities
meeting the needs of its residents in balance with the physical and social
environment.
* Zoning requests shall be reviewed with respect to the General Plan designation,
district goals, regional plans, State Land Use District, compatibility with
adjacent zoned uses, availability of public services and utilities, access, and
public need.
* Rural -style residential -agricultural developments, such as new small-scale rural
communities or extensions of existing rural communities, shall be encouraged in
appropriate locations.
The Land Use Pattern Allocation Guide (LUPAG) Map component of the
General Plan is a representation of the document's goals, policies, standards and
courses of action 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 land use pattern for areas
within the County. The proposed change of zone request conforms to the LUPAG
Map, which designates the area for Low Density Urban Development. This
designation refers to single family residential in character, ancillary community and
public uses and convenience type commercial uses. The requested Family Agricultural
(FA -la) designation would allow for residential, agricultural and related use of the
subject property in a manner which would not be contrary to the uses permitted within
the area designated Low Density Urban. The subject properties are situated within the
State Land Use Agricultural District. As such, only farm dwellings will be allowed on
the subject properties. The applicants' proposal to develop agricultural lots is
consistent with the requirements of Chapter 205, Hawaii Revised Statutes, otherwise
known as the State Land Use Law. A condition will be included to require the
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 3
applicants to comply with the requirements of the State Land Use Law. The proposed
zone change would promote a low density residential -agricultural development as well
as provide opportunities for small-scale agricultural activities which would be
compatible with the surrounding area.
The Land Study Bureau's Overall Master Productivity Rating is "E" or "Very
Poor." The applicants intend to develop the subject properties into six (6) lots ranging
in size from approximately to 1.001 to 1.083 acres in size. The already established
mix of agricultural and residential uses in the area provides a opportunity for small
scale farmers to utilize the land in the most productive way. Also, while the result
would be the creation of lots for residential purposes, the proposal would still be in
keeping with the General Plan LUPAG Map for Low Density Urban Development.
The properties are located in close proximity to schools, commercial areas,
employment centers and public safety services. Access to the subject property is from
the Hawaii Belt Highway to Makalika Street, a County maintained roadway with a
pavement width of approximately 18 feet with 5 -foot wide grass shoulders within a
50 -foot right-of-way. A secondary access is available from Railroad Avenue. As this
request for a change of zone is to a FA -1 zoning designation, and to be consistent with
the existing surroundings, roadway improvements will not be included as a condition of
approval. According to the Department of Water Supply, water can be made available
from an existing 6 -inch waterline along Makalika Street fronting the properties. A
condition will be included that the zoning will be effective when the required water
commitment payment is submitted to the Department of Water Supply. All other
essential utilities and services are or will be made available to the sites. The properties
have no severe topographic or geologic problems which cannot be properly rectified or
which would render the land unusable for the proposed residential -agricultural use.
The properties are currently being used for residential and agricultural purposes, and is
improved upon. Therefore, it is not anticipated that endangered or threatened
candidate species of flora or fauna nor significant archaeological sites are located on the
subject property.
Based on the foregoing, approval of the Change of Zone request from A -3a to
FA -la would result in an appropriate land use pattern that will further the necessity,
convenience and welfare of the general public.
For your favorable consideration, an amendment to Section 25-8-33, the City of Hilo Zone
Map, of the County Zoning Code is transmitted.
Honorable James Y. Arakaki, Chairman
and Members of the County Council
Page 4
We are enclosing a copy of the application and a copy of the staff background for your
information.
Sincerely,
Leonard S. Tanaka, Chairman
Planning Commission
LMiyam0IPC
Enclosures
cc: Steven S. C. Lim, Esq.
Lillian M. Kamigaki, et al.
Department of Public Works
Department of Water Supply
Kazu Hayashida, Director/DOT-Highways, Honolulu
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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, BY CHANGING THE DISTRICT CLASSIFICATION FROM
AGRICULTURAL (A -3a) TO FAMILY AGRICULTURAL (FA -1a) AT WAIAKEA, SOUTH HILO, HAWAII
PREPARED BY : PLANNING DEPARTMENT
COUNTY OF HAWAII
TMK : 2-2-48:14 & 91
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SEPT. 7, 1999
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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, BY CHANGING THE DISTRICT CLASSIFICATION FROM
AGRICULTURAL (A -3a) TO FAMILY AGRICULTURAL (FA -1a) AT WAIAKEA, SOUTH HILO, HAWAII
PREPARED BY : PLANNING DEPARTMENT
COUNTY OF HAWAII
TMK : 2-2-48:14 & 91
LAM1O11 H
SEPT. 7, 1999
Wiyam0l.pkf -9/2/99
TSUGIO AND ASAKO MIYAMOTO
CHANGE OF ZONE APPLICATION ( F . 99-018)
TSUGIO & ASAKO MIYAMOTO are requesting a Change of Zone by changing the
district classification from Agricultural (A -3a) to Family Agricultural (FA -la) for
approximately 6.187 acres of land. The property is located in Panaewa Farm Lots on the
north side of Makalika Street immediately adjacent to (east) Nani Mau Gardens, Waiakea,
South Hilo, Hawaii, TMK: 2-2-48:14 & 91.
1. Landowner Authorization: The landowner of the subject property is Tsugio and
Asako Miyamoto.
2. Applicant Identification: By letter dated August 6, 1999, the applicant has requested
an amendment to the identification of the applicants from Tsugio and Asako Miyamoto
to Lillian M. Kamigaki, Michael M. Miyamoto and Florence Miyamoto Simms,
Trustees of the Tsugio Miyamoto and Asako A. Miyamoto Irrevocable Trust.
APPLICANT'S REQUEST
3. Request: The applicant is requesting a change of zone from Agricultural (A -3a) to
Family Agricultural (FA -la) to develop a six (6) lot family -agricultural subdivision,
with lots ranging in size from 1.001 to 1.083 acres.
4. Plans Submitted: The proposed plan shows two parcels, one (Parcel 14)
approximately 3.102 acres, and the other (Parcel 91) approximately 3.085 acres in size.
These parcels are proposed to be subdivided into six lots. The site plan shows the
following existing structures:
Parcel 91: (1) An approximately 1,752 square foot one-story single family
dwelling constructed in 1986, a 520 square foot carport, cesspool and
paved driveway.
(2) An approximately 1,116 square foot one-story ohana dwelling
constructed in 1991, a 420 square foot carport, cesspool and paved
driveway.
Parcel 14: (3) An approximately 1,116 square foot carport, a 600 square foot hot
house, 144 square foot open garage, a 500 square foot concrete slab,
cesspool, chain link perimeter fencing, and partially paved driveway.
5. Supportive Information: (See Exhibit A - Applicant's Change of Zone application)
STATE AND COUNTY PLANS
6. SLU: Agricultural.
7. General Plan Consistency: Land Use and Agricultural Elements goals and policies.
8. General Plan LUPAG Map: Low Density Urban. This designation refers to single
family residential in character, ancillary community and public uses and convenience
type commercial uses.
9. County Zoning: Agricultural 3 -acres (A -3a).
10. FA -la Zoning: According to the Hawaii County Zoning Code, the FA (Family
Agricultural) district provides for a blend of small-scale agricultural operations
associated with residential activities and may be charaterized by farm estates, small
acreage farms, or subsistence lots. The FA district is intended to be in areas
designated as being within the State Land Use Agricultural district, where public
services and infrastructure are appropriate to support the very low density residential
needs of a rural community and where substantial number of parcels are less than five
acres in size, and where a mix of uses will not conflict with or be detrimental to
existing agricultural uses in the surrounding areas. As such, the requested FA -la
zoning conforms to the requirements of the Zoning Code. The height limit in the FA
district is 35 feet for residential structures.
11. Hilo Community Development Plan: The Hilo CDP adopted by Resolution in 1975
by the Planning Commission recommended that the area be maintained as
A-10a/Alternate Residential Expansion.
12. SMA: The subject properties are not within the Special Management Area boundary.
-2-
DESCRIPTION OF PROPERTY AND SURROUNDING AREA
13. Subject Property: The subject properties are located on Makalika Street, adjacent to
and east of Nani Mau Gardens. Parcels 14 and 91 are each approximately 3 acres in
size and relatively level. There is a single family dwelling and ohana dwelling on
Parcel 91, and a garage, carport and hot house on Parcel 14.
14. Rezoning No. 453: A change of zone from A -10a to A -3a was approved by Ordinance
No. 83 36 effective October 26, 1983. Both Parcels 14 and 91 were part of this change
of zone.
15. Ohana Dwelling Permit: Ohana Dwelling Permit (OD 90-97) for a second dwelling
on Parcel 91 was approved by the Planning Director on June 14, 1990. The ohana
dwelling permit was approved prior to the State Land Use Commission's Declaratory
Order of December 4, 1994 which allowed only farm dwellings within the State Land
Use Agricultural district. Therefore, there is no farm dwelling notice or agreement on
file for the subject property.
16. Subdivision No. 5195: Final Subdivision Approval was granted on December 18,
1984 for a 5 -lot subdivision on approximately 27.8 acres on the corner of Makalika
Street and Railroad Avenue. The proposed Lot 2-A (Parcel 91) and Lot 2-B (Parcel
14) were created from the subdivision of this property. The two subject properties
were not a part of Subdivision No. 5192-A, as stated in the application.
17. FIRM: Zone "X", or area determined to be outside the 500 -year flood plain.
18. ALISH: Other Important Agricultural Land. This designation refers to lands other
than prime or unique agricultural land that is also of statewide or local importance for
agricultural use.
19. USDA Natural Resources Conservation Service's Soil Survey Report: Papai Series
(rPAE), which consists of well -drained, thin, extremely stony organic soils over
fragmental A'a lava. Permeability is rapid, runoff is slow and erosion hazard is slight.
These soils are primarily in woodland.
20. Land Study Bureau Soil Rating: "E" or Very Poor.
-3-
21. Floral/Fauna and Archaeological Resources: Since the properties have already been
disturbed, the likelihood of any endangered flora and fauna or archaeological features
are remote.
22. Surrounding Zoning/Land Uses: Lands to the north and west are zoned Agricultural
(A -la), site of Nam Mau Gardens. Lands to the east are zoned Agricultural (A -3a) and
include single family dwellings and vacant lots. To the south across Makalika Street
are lands zoned Agricultural (A -3a), with mixed residential and agricultural uses.
PUBLIC FACILITIES AND SERVICES
23. Access: Access to the properties is from the Hawaii Belt Highway to Makalika Street,
a County roadway with a pavement width of approximately 18 feet with 5 -foot wide
grass shoulders within a 50 -foot right-of-way. A secondary access is available from
Railroad Avenue.
24. Water: According to the Department of Water Supply, water can be made available
from an existing 6 -inch waterline along Makalika Street fronting the properties.
25. Wastewater: Wastewater from the existing single-family and ohana dwellings are
disposed of via on-site cesspools. Under the proposed subdivision plan, wastewater is
proposed to be managed by private septic systems installed by individual lot owners in
compliance with all applicable State and County regulations.
26. Other Essential Utilities and Services: Electricity, telephone, and other services can
be made available to the site.
AGENCIES' COMMENTS
27. Police Department (August 9, 1999 Memo):
"Staff has reviewed the above -referenced application and has no comments or
objections to offer at this time."
28. Real Property Tax Office (August 9, 1999 Memo):
"Property is receiving agricultural use value.
"Possible rollback taxes.
"Real Property taxes are paid through December 31, 1999 for both."
0
29. State Department of Health (August 5, 1999 Memo):
"The Health Department found no environmental health concerns with regulatory
implications in the submittals."
30. Department of Transportation - Honolulu (August 25, 1999 Memo):
"The proposed change of zone and subsequent subdivision is not anticipated to have a
significant impact on our State highway facilities."
31. State Land Use Commission (August 12, 1999 Letter):
"We have reviewed the application for the REZ 99-018/Tsugio and Asako Miyamoto to
request a zoning change from Agricultural 3 -acre (A -3a) to Family Agricultural 1 -acre
(FA -la) for TMK: 2-2-48: 14 & 91. We concur that the project area is in the Sate
Land Use Agricultural District, and that FA -la is consistent with the minimum lot size
allowed in the State Land Use Agricultural District as provided for by §205-5, Hawaii
Revised Statutes."
32. Department of Public Works: (See Exhibit B - August 18, 1999 Memo)
33. Department of Water Supply: (See Exhibit C - August 31, 1999 Memo)
34. Fire Department, DLNR Land Division - Honolulu, DLNR Historic Preservation
Division, DLNR Land Management, Department of Transportation Hilo,
Department of Agriculture, Natural Resources Soil Conservation Services
35. The department has not received any public comments or objections on the
request.
-5-
APPLICATION FOR CHANGE OF ZONE
Waiakea, District of South Hilo, Hawaii
TMK: (3) 2-2-48:14 and 91
Prepared for:
Tsugio and Asako Miyamoto
Prepared by:
Steven S. C. Lim
Carlsmith Ball
121 Waianuenue Avenue
Hilo, Hawaii 96720
Telephone: (808) 935-6644
July, 1999
EXHIBIT
A
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT: Tsudio and Asako Miyamoto
APPLICANT'S SIGNATURE: See authorization letter DATE:
ADDRESS: 551 Makalika Street, Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Bus.) (Res.) 959-7595 (Fax)
LANDOWNER(S): Tsucrio and Asako Miyamoto
LANDOWNER SIGNATURE(S): See authorization letter DATE:
(May be by lana)
LANDOWNERS) ADDRESS: 551 Makalika Street, Hilo, HI 96720
REQUEST: Agricultural 3 -acre (A-3erb Family -Agricultural 1 -acre (FA -la)
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: (3) 2-2-48:14 and 91
STREET ADDRESS OF PROPERTY: 551 and 589 Makalika Streets
Lot 2-A-ICI.009 acres
A
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: Lot 2-A-2 (1.001 acres)
Lot 2-A-3 (1.083 acres)
AGENT: Steven S. C. Lim, Carlsmith Ball Lot 2-A-4 (1.083 acres)
Lot 2-A-5 (1.0Od acres
121 Waianuenue Avenue, Hilo, HI 96720 Lot 2-A-6 (1.011 acres
TELEPHONE: (Bus.) 935!16644 (Res.
(Fax) 935-7975
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Tsugio & Asako Miyamoto COPIES: Steven S.C. Lim
(See Instructions on Reverse Side)
FEE OWNER'S LETTER OF AUTHORIZATION
Tax Map Key Nos: (3) 2-2-48:14 and 91
Panaewa Famrs Lots, Unit I
Waiakea, District of South Hilo
Island, County and State of Hawaii
The undersigned is the fee owner of the real property above -identified,
and hereby authorizes Carlsmith Ball, to apply for, execute and process any and all
County, State and federal governmental permit applications, and to participate in
proceedings related to said real property.
A photostatic or facsimile copy of this executed authorization shall also
be considered as effective and valid as the original.
TSUGIO MIYAMOTO REVOCABLE
LIVING TRUST
By
TSUGIO MIYAMOTO, Trustee
ASAKO AWKI MIYAMOTO
REVOCABLE LIVING TRUST
By )'7�
ASAKO MIYANYOTO, Trustee
Subscribed and sworn to before me tMs
2'� day of %byte— /4999.
Notary
My con6riission expires: l D
APPLICATION FOR CHANGE OF ZONE
BACKGROUND and COUNTYENVIRONMENTAL REPORT
Applicants: Tsugio and Asako Miyamoto
Tax Map Key Nos.: (3) 2-2-48:14 and 91
Waiakea, District of South Hilo
Island and County of Hawaii
PROPOSED DEVELOPMENT
1.1 Ownership
Ownership of TMK: (3) 2-2-48:14, Lot 2-B, is held by Tsugio Miyamoto, Trustee of
the Tsugio Miyamoto Revocable Living Trust, dated July 9, 1992, as to an undivided
one-half interest, and by Asako Miyamoto, Trustee of the Asako Araki Miyamoto
Trust, dated July 9, 1992, as to an undivided one-half interest, via Warranty Deed to
Trust, dated July 9, 1992, and recorded in the Bureau of Conveyances of the State of
Hawaii, on July 27, 1992, as Document No. 92-120149 (see Exhibit 5 -Warranty
Deed).
Ownership of TMK: (3) 2-2-48:91, Lot 2-13, is held by Tsugio Miyamoto, Trustee of
the Tsugio Miyamoto Revocable Living Trust, dated July 9, 1992, as to an undivided
one-half interest, and by Asako Miyamoto, Trustee of the Asako Araki Miyamoto
Trust, dated July 9, 1992, as to an undivided one-half interest, via Warranty Deed to
Trust, dated July 9, 1992, and recorded in the Bureau of Conveyances of the State of
Hawaii, on July 27, 1992, as Document No. 92-120149 (see Exhibit 5 -Warranty
Deed).
1.2 General Site Description
Both Properties are located north of the Makalika-Awa Street intersection, with a
frontage along Makalika Street, and east of the Nani Mau Gardens. The Properties are
also known to area residents as the Miyamoto Tree Farm.
Parcel 14 is a rectangular -shaped, basically flat, improved parcel of approximately
3.102 acres, bordered by Makalika Street along its southern boundary, and
rural/agricultural and residential houselots zoned A -I a, A -3a and A -10a along its
northern, western and eastern boundaries. Site improvements on this parcel consists of
an approximately 1,400 sq. ft. open garage, a 600 sq. ft. hot house, a 760 sq. ft. open
Background and County Environmental Report Page 1
Application for Change of Zone
Tsugio & Asako Miyamoto
garage, a 500 sq. ft. concrete slab, cesspool, chain link perimeter fencing, and partially
paved driveway. The remaining portion of the parcel consists of an established fruit
tree orchard of navel orange, banana, macadamia nut trees, lichee, persimmon, and
Christmas trees. The parcel is more particularly described as Lot 2-13 of the Miyamoto
Subdivision, Unit I, being a portion of Grant 13,030 to Tsugio and Asako Miyamoto,
and is situated at 589 Makalika Street, Panaewa Farm Lots, Waiakea, District of South
Hilo, Island and County of Hawaii (see Exhibit 1 -Site Plan, Exhibit 2 -Location Map,
Exhibit 3 -Tax Map, and Exhibit 4 -Site Photographs).
Parcel 91 is a rectangular -shaped, relatively flat, improved parcel of approximately
3.102 acres, bordered by Makalika Street along its southern boundary, and
rural/agricultural and residential houselots zoned A -la, A -3a and A -10a along its
northern, western and eastern boundaries. Site improvements include a single-family
dwelling and ohana dwelling. The first building built in 1986, consists of a
3 -bedroom, 3 -bath single -story dwelling of approximately 1,752 sq. ft. main living
area, together with a 520 sq. ft. open garage and storage area, a 192 sq. ft. enclosed
patio, cesspool and paved driveway. The ohana building built in 1991 under Ohana
Dwelling Permit No. 90-97, consists of a 3 -bedroom, 1 1/2 -bath single-family
dwelling of approximately 1,116 sq. ft. main living area, together with a 360 sq. ft.
open garage, a 60 sq. ft. storage area, cesspool, and gravel driveway. The parcel is
more particularly described as Lot 2-A of the Miyamoto Subdivision, Unit I, being a
portion of Grant 13,030 to Tsugio and Asako Miyamoto, and is situated at 551
Makalika Street, Panaewa Farm Lots, Waiakea, District of South Hilo, Island and
County of Hawaii (see Exhibit 1 -Site Plan, Exhibit 2 -Location Map, Exhibit 3 -Tax
Map, and Exhibit 4 -Site Photographs).
1.3 Statement of Objectives
The Applicants are seeking a Change of Zone for parcels 14 and 91 from Agricultural
3 -acre (A -3a) designation to Family -Agricultural 1 -acre (FA -la) designation to
develop a family -agricultural subdivision, for a total of six (6) lots as follows:
Lot 2-A-1
1.009 acres
Lot 2-A-2
1.001 acres
Lot 2-A-3
1.083 acres
Lot 2-A-4
1.083 acres
Lot 2-A-5
1.001 acres
Lot 2-A-6
1.011 acres
Background and County Environmental Report Page 2
Application for Change of Zone
Tsugio & Asako Miyamoto
All proposed lots will access onto Makalika Street. A 30 -foot wide road and utility
casement is proposed over Lots 2-A-1 and 2-A-6. Lots 2-A-3 and 2-A-4 are proposed
flag lots. Lots 2-A-2 and 2-A-5 will access from the T -end of the cul-de-sac (see
Exhibit 1 -Site Plan).
Under the above-described subdivision plan, the existing single-family and ohana
dwellings and related improvements would be retained and situated on the following
lots:
Lot 2-A-1 Single -story, 3 -bedroom, 3 -bath single-family dwelling of
approximately 1,752 sq. ft. main living area, together with a 520 sq. ft.
open garage and storage area, 192 sq. ft. enclosed patio, cesspool and
paved driveway (see Exhibit 1 -Site Plan).
Lot 2-A-2 Single -story, 3 -bedroom, 1 1/2 -bath ohana dwelling of approximately
1,116 sq. ft. main living area, together with a 360 sq. ft. open garage,
60 sq. ft. storage area, cesspool, and gravel driveway (see Exhibit 1 -Site
Plan).
Lot 2-A-6 Approximately 1,400 sq. ft. open garage, a 600 sq. ft. hot house, a 760
sq. ft. open garage, a 500 sq. ft. concrete slab, cesspool, chain link
perimeter fencing, and partially paved driveway.
Parcels 14 and 91 were part of a change of zone (REZ 453) action in 1983, and two
phase subdivision (Sub. No. 5195, approved on December 18, 1984, and Sub. No.
5195-A, approved on January 28, 1985).
2. RELATIONSHIP TO LAND USE PLANS, POLICIES AND CONTROLS
2.1 STATE PLAN
The Hawaii State Plan consists of goals, objectives, policies and priority directions to
guide the future long-range development of the State. The proposed rezoning
conforms with the applicable policies discussed below.
Background and County Environmental Report Page 3
Application for Change of Zone
Tsugio & Asako Miyamoto
State Goal
Section 226-4, HRS sets forth three components to this plan:
(1) To achieve a strong, viable economy, characterized by stability, diversity, and growth, that enables
the fulfillment of the needs and expectations of Hawaii's present and future generations;
(2) To achieve a desired physical environment, characterized by beauty, cleanliness, quiet, stable
natural systems, and uniqueness, that enhances the mental and physical well-being of the people;
(3) To achieve physical, social, and economic well-being, for individuals and families in Hawaii, that
nourishes a sense of community responsibility, of caring, and of participation in community life.
Discussion: The Hawaii State Plan encourages choice and mobility that insure that
individuals and groups attain self-reliance and self-determination. Approval of the
requested rezoning should satisfy all of the foregoing objectives, by fulfilling an
increasing demand for housing for present and future generations of Hawaii residents,
thereby increasing the real property tax base in the South Hilo district.
Objectives and policies for the economy -- agriculture
Objectives:
Growth and development of diversified agriculture throughout the State.
An agricultural industry that continues to constitute a dynamic and essential component of
Hawaii's strategic, economic, and social well-being.
Policies:
Assure the availability of agricultural suitable lands with adequate water to accommodate present
and future needs.
Increase the attractiveness and opportunities for an agricultural education and livelihood.
Expand Hawaii's agricultural based by promoting growth and development of flowers, tropical
fruits and plants, livestock, feed grains, forestry, food crops, aquaculture and other potential
enterprises.
Discussion: The Hawaii State Plan, Economy -Agriculture encourages the growth and
development of diversified agriculture throughout the State by making available
agricultural suitable lands with adequate water to accommodate present and future
needs. Approval of the requested rezoning should satisfy the foregoing economic
Background and County Environmental Report Page 4
Application for Change of Zone
Tsugio & Asako Miyamoto
objectives and policies relating to agriculture, by utilizing developable lands and
providing opportunities for small-scale family -agricultural activities.
Objectives and policies for socio -cultural advancement — housing
Objective:
• The orderly development of residential areas sensitive to community needs and other land uses.
Policies:
Promote design and location of housing developments taking into account the physical setting,
accessibility to public facilities and services, and other concerns of existing communities and
surrounding areas.
Facilitate the use of available vacant, developable, and underutilized urban lands for housing
Discussion: The Hawaii State Plan, Socio -Cultural Advancement -Housing,
encourages the orderly development of residential areas sensitive to community needs
and other land use and the promotion of housing developments taking into account the
physical setting, accessibility to public facilities and services, and other concerns of
existing communities and surrounding areas. Approval of the requested rezoning
should satisfy the foregoing socio -cultural objective and policies relating to housing,
by promoting development for housing by utilizing developable lands for housing for
the continually growing South Hilo District within close proximity to public facilities
and services located in Hilo.
2.2 State Land Use Law
The State Land Use Law provides for the classification of all lands within the State
into one of four land use districts: Urban, Rural, Agricultural or Conservation. The
Properties are situated in the State Land Use Agricultural District.
Pursuant to Section 25-5-60 of the Hawaii County Code, the Family -Agricultural (FA)
district is intended to be in areas designated as being within the State Land Use
Agricultural District, where public services and infrastructure are appropriate to
support the very low density residential needs of a rural community and where
substantial number of parcels are less than five acres in size, and where a mix of uses
will not conflict with or be detrimental to existing agricultural uses in the surrounding
area. The proposed family -agricultural subdivision is located within the State Land
Use Agricultural District, and will be improved small-scale lots of 1 -acre size, with
Background and County Environmental Report Page 5
Application for Change of Zone
Tsugio & Asako Miyamoto
residential/farm dwelling and accessory uses, which use is not contrary to the purposes
of the State Land Use Law designation for the Properties.
2.3 Hawaii County General Plan
The General Plan provides for the long-range comprehensive development and
balanced growth within the County, and includes the Land Use Pattern Allocation
Guide ("LUPAG") Map which designates land utilization for the County. The
LUPAG map designates the Properties as Low Density Urban. The Low Density
Urban designation allows for single-family residential in character, ancillary
community and public uses, and convenience type commercial uses. The proposed
rezoning would be consistent with the goals, policies and standards of several
functional areas or elements of the General Plan as follows:
Economic Element:
Goals:
• Provide residents with opportunities to improve their quality of life.
• Economic development and improvement shall be in balance with the physical and social
environments of the island of Hawaii.
• The County of Hawaii shall strive for diversity and stability in its economic system.
• The County shall provide an economic environment which allows new, expanded, or improved
economic opportunities that are compatible with the County's natural and social environment.
Policies:
The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified
agriculture, through the protection of important agricultural lands capital improvements and other
program, and continued cooperation with appropriate State and Federal agencies.
The County of Hawaii shall strive for an economic climate which provides its residents an
opportunity for choice of occupation.
The County of Hawaii shall strive for diversification of its economy by strengthening existing
industries and attracting new endeavors.
Standard:
• The island of Hawaii should be developed into a unique scientific and cultural model. The island
should become a model of living where economic gains are in balance with social and physical
Background and County Environmental Report Page 6
Application for Change of Zone
Tsugio & Asako Miyamoto
amenities, Development should be reviewed on the basis of total impact on the residents of the
County, not only in terms of immediate short run economic benefits.
Discussion: The requested rezoning would foster the above-cited economic goals,
policies and standard of the Hawaii County General Plan by allowing for small-scale
farming on lots 1 -acre in size, thereby making diversified agriculture a feasible
endeavor for the young family or resident with limited income. The requested
rezoning complements adjacent property owner, Toyama Gardens Hawaii, Inc., dba
Nani Mau Gardens, Inc., who obtained approval of approximately 37.247 acres from
Agricultural 10 -acres (A-IOa) designation to Agricultural 1 -acre (A -1a) designation in
1995, and would help to retain the overall rural ambience of the Panaewa Farm Lots,
thereby promoting the County's economic goals in harmony with its social and
physical environments.
Land Use Element:
Goals:
• Designate and allocate land uses in appropriate proportions and mix and in keeping with the
social, cultural, and physical environments of the County.
• Protect and encourage the intensive utilization of the County's important agricultural lands.
Policies:
Zone urban- and rural -types of uses in areas with ease of access to community services and
employment centers and with adequate public utilities and facilities.
Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by
basic community facilities and utilities.
Allocate appropriate requested zoning in accordance with the existing or projected needs of
neighborhood, community, region and County.
Standard:
• Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional
plans, State Land Use District, compatibility with adjacent zoned uses, availability of public
services and utilities, access, and public need.
Discussion: The proposed rezoning into smaller one -acre parcels would encourage
more intensive utilization of the County's agricultural lands. While the soils on the
Properties are classified as `B" or "very poor", under the ALISH map system, the
lands support orchard crops such as navel orange, banana, macadamia nut trees, lichee,
Background and County Environmental Report Page 7
Application for Change of Zone
Tsugio & Asako Miyamoto
persimmon, and Christmas trees. The proposed rezoning would also allocate land uses
in keeping with the Properties' LUPAG designation for "Low Density Urban
Development" and the General Plan goal "for land uses in appropriate proportions and
mix" by expanding the availability of one -acre parcels for both agricultural and related
residential uses. The proposed rezoning would also be compatible with the
above-cited standard, given the Properties' ready access to public services and utilities,
and its proximity to government, commercial complexes and employment centers in
Hilo.
Land Use — Agriculture
Goals:
Rural -style residential -agricultural developments, such as new small-scale rural communities or
extensions of existing rural communities, shall be encouraged in appropriate locations.
• Assist in the further development of diversified agriculture in the district.
• Identify, protect and maintain important agricultural lands on the island of Hawaii.
Policies:
• Zoning shall protect and maintain important agricultural lands from urban encroachment. New
approaches to preserve important agricultural land shall be implemented by the County.
• Agricultural land shall be used as one form of open space or as green belt.
• The compatibility of agricultural and non-agricultural uses should be carefully reviewed and
where appropriate, buffers required.
• Rural -style residential -agricultural developments, such as new small-scale rural communities or
extensions of existing rural communities, shall be encouraged in appropriate locations.
Discussion: The proposed family -agricultural subdivision would provide
opportunities for diversified family -agricultural activities, while continuing to
maintain the rural character of the community and rural lifestyle, within proximity to
city limits. Cultivation of macadamia nut trees, navel orange, avocado, lichee, banana,
Christmas trees, ornamental plants and guava are viable options on the proposed lots.
Panaewa has many small-scale, developing, experimental and independent growers
and gardeners. Many one- to ten -acre lots in Panaewa are increasingly being
developed for family -agricultural uses, such as floraculture and nursery stock,
macadamia nut trees, Christmas Trees and tropical fruit tree orchards, such as lichee
and avocado. The relatively low-cost of many of these lots, provide opportunities for
Background and County Environmental Report Page 8
Application for Change of Zone
Tsugio & Asako Miyamoto
successful intensive farming although the soil quality is marginal. The proposed
rezoning would complement the aforementioned goal and policies by allowing for the
development of family -agricultural activities such as small-scale farming, making
diversified agriculture a feasible endeavor for the young family or resident with
limited income. The proposed rezoning would also be an expansion of the existing
rural Panaewa community and would be in keeping with the "rural -style residential
agricultural developments" cited above, since the requested Family -Agricultural 1 -acre
(FA -1a) designation allows construction of one single-family dwelling or one farm
dwelling per 1 -acre lot.
2.4 HAWAII COUNTY ZONING AND SUBDIVISION
The existing County zoning designations for the Properties are Agricultural 3 -acre
(A -3a).
Under Section 25-5-60, Hawaii County Code, the Family -Agricultural (FA) district
provides for a blend of small-scale agricultural operations associated with residential
activities and which may be characterized by farm estates, small acreage farms, or
subsistence lots. The FA district is intended to be in areas designated as being within
the State Land Use Agricultural District, where public services and infrastructure are
appropriate to support the very low density residential needs of a rural community
where substantial number of parcels are less than five acres in size, and where a mix of
uses will not conflict with or be detrimental to existing agricultural uses in the
surrounding area.
The proposed rezoning would meet this criterion as the Properties are located within
the rural Panaewa Farm Lots community with low density agriculturally based
residential uses and is located outside of Hilo's city limits. In addition, the proposed
family -agricultural subdivision is located within the State Land Use Agricultural
District, and existing public services and infrastructure are appropriate to support the
very low density residential needs of the rural Panaewa community.
2.5 HILO COMMUNITY DEVELOPMENT PLAN
The Hilo Community Development Plan (CDP) adopted by the Hawaii County
Planning Commission, by Resolution No. 1, on May 21, 1975, is the Commission's
official document to guide all of its decision within the Hilo Urban area. The zoning
guide map of the CDP for the Panaewa (Planning Area Number 17) area, designates
the Properties as "Alternate Residential Expansion." The proposed rezoning would be
Background and County Environmental Report Page 9
Application for Change of Zone
Tsugio & Asako Miyamoto
consistent with the agricultural and residential land use considerations in determining
future agricultural and residential boundaries of the CDP as follows:
Agricultural.
• Areas of existing agricultural use.
• Location of the state agricultural district.
• Providing opportunity for both small scale and large scale agricultural operations.
• Areas of low urban suitability.
• Use of agricultural zones for "large lot development", e.g., one acre, single-family residential.
Single -Family Residential:
• Provision of more than ample land for residential development in addition to the projected
requirement so that there is a choice available to developers and home purchasers, and especially
as a means to curtail the rising cost of housing.
• Location of existing residential areas.
• Land slopes, soil conditions, and drainage suitable for residential development.
• Location and condition of existing and planned streets and roads, sewers, water, etc.
• Location of existing and planned commercial and employment centers and schools and other
public facilities.
Discussion: The proposed rezoning conforms with and is not contrary to the CDP
which supports opportunities for small scale family -agricultural operations thereby
making diversified family -agricultural activities a feasible endeavor for the young
family or resident with limited income. In addition, the Properties are currently in
existing agricultural orchard use, are located in the State Agricultural District, are
designated Low Density Urban by the LUPAG map, have sufficient streets and roads
and water, is located within close proximity to commercial and employment centers,
and other public facilities in Hilo, and its topographical features are well-suited for the
proposed development of residential and agricultural activities (see Exhibit 6 -Hilo
Community Development Plan Master Plan Map.)
Background and County Environmental Report Page 10
Application for Change of Zone
Tsugio & Asako Miyamoto
2.6 COASTAL ZONE MANAGEMENT AND SPECIAL MANAGEMENT AREA
The Properties are not located within the Special Management Area (SMA) of the
County of Hawaii.
3. ENVIRONMENTAL SETTING, IMPACTS & MITIGATION MEASURES
3.1 PHYSICAL CHARACTERISTICS/ENVIRONMENTAL SETTING
3.1.1 Climate
Settin Located on the wetter windward side of the island, the mean annual rainfall is
about 90" to 150". Relative humidity is generally stable and mean annual temperature
is about 72°F to 74°F. Wind patterns are diurnal --dominant easterly tradewinds
prevail during the day, while in the evening cooler westerly winds sweep down the
slopes of Mauna Loa. Seasonal changes are mild and fairly uniform.
Impacts and Mitigation None. The proposed action will not alter the microclimate of
the region.
3.1.2 Topograpby and Soils
Settin The Properties are situated at the 200 -foot elevation, and are basically flat
with an average grade of zero to 5% with pahoehoe lava outcrops. The soils in this
general area are classified as the Papai extremely stony muck (rPAE) series,
characterized by a surface layer comprised of well -drained, thin, extremely stony
organic soils over fragmental A'a lava. Permeability is rapid, runoff is slow, and
erosion hazard is slight. Papai soils are usually used for woodland, with small areas
used for pasture, orchards and truck crops. Its overall productivity rating for
agricultural use is rated as "E", or "Very Poor", by the Land Study Bureau. The State
Department of Agriculture's Lands of Important to the State of Hawaii (ALISH) map
classifies the Properties as "Other Important Agricultural Lands." This category
includes lands other than "Prime" or "Unique" Agricultural Land.
Impacts and Mitigation None. Because of these topographical features, the land is
well-suited for the development of family -agricultural activities. Compliance with the
County requirements would further ensure minimal erosion and sedimentation impacts
during future development.
Background and County Environmental Report Page 11
Application for Change of Zone
3.1.3 Natural Hazards
Setting
Tsugio & Asako Miyamoto
Flood and Coastal Hazards. The Waiakea-Uka Flood Control Project which was
designed and constructed to Federal Emergency Management Agency (FEMA)
standards to manage floodwaters in the area is situated approximately 2,200 feet
northwest of the Properties. The U. S. Corps of Engineers Flood Insurance Rate Map
(FIRM) designates the Properties in "Zone X," or outside the 500 -year flood plain, in
an area of minimal flooding. The Properties are also located outside the County of
Hawaii Civil Defense Agency's Tsunami Evacuation Zone.
Volcanic and Earthquake Hazards. According to the United States Geological
Survey maps, the Properties are located within Lava Flow Hazard Zone 3, on a scale
of ascending risk 9 to 1. Zone 3 areas include other areas on Mauna Loa in which the
hazard is graditionally lower than in Zone 2 in which lava flows have covered about
15 to 20% of Zone 3 on Mauna Loa during the past 750 years. The Building Code
designates the entire island of Hawaii in Earthquake Zone 3 and contains certain
structural requirements to address the relative seismic hazards.
Impacts and Mitigation. The Properties are not within any flood or tsunami hazards
zone. The Building Code requirements mitigate potential earthquake hazards.
3.1.4 Air and Noise Quality
Setting
Air. The air quality in the South Hilo district is largely affected by air pollutants from
natural rather than vehicular sources. The most predominant source of natural
pollutants is from the Kilauea volcano's east rift eruption located southwest of
Panaewa. Emissions from the ongoing eruption can be seen as a volcanic haze which
intermittently blankets the area. Vehicular exhaust is a lesser source of air pollutants.
Noise. Noise in the general area is associated with vehicular sources within the
subdivision. Noise generated by additional traffic within the proposed 1 -acre
family -agricultural lots should be minimal.
Background and County Environmental Report Page 12
Application for Change of Zone
Tsugio & Asako Miyamoto
Impacts and Mitigation The proposed rezoning will not alter the air and noise
qualities of the region. Fugitive dust specifically arising from future development can
be mitigated by observance of standard industry practices for air quality management.
3.2 HISTORICAL/ARCHAEOLOGICAL RESOURCES
Setting The Properties are not among those listed as historic properties in the Hawaii
Register, and have not been determined to be eligible for inclusion in the National
Register of Historic Places.
Impacts and Mitigation None. Because the Properties have been previously
disturbed, any surface or subsurface archaeological remains are unlikely.
3.3 NATURAL RESOURCES
3.3.1 Flora/Fauna
Settin The Properties are improved parcels of land and are in active agricultural use,
such as navel orange, banana, persimmon, lichee, macadamia nut trees, and Christmas
trees. Mammal species which occur on the Properties include introduced animal
species, such as mongoose, mouse and rats. These are common species which are
found throughout the island. There are no known rare or endangered plant or animal
species on the Properties or in its immediate vicinity.
Impacts and Mitigation None. There are no known rare or endangered animal species
on the Properties or in its immediate vicinity. Native vegetation was likely removed
from the Properties no later than site work for the Panaewa Farm Lots Subdivision,
after which lands were planted with navel orange, banana, persimmon, lichee,
macadamia nut trees, and Christmas trees.
3.3.2 Scenic and Open Space Resources
Setting The Properties are not listed as a distinctive and identifiable land form
distinguished as landmarks or as having a frontyard vista of distinctive feature as
identified in the General Plan within the South Hilo District.
Impacts and Mitigation The proposed rezoning will not directly impact upon existing
vistas.
Background and County Environmental Report Page 13
Application for Change of Zone Tsugio & Asako Miyamoto
3.4 SOCIO-ECONOMIC RESOURCES
Settin The requested rezoning would designate and allocate land uses in appropriate
proportions and in balance with the social, cultural and physical environment of South
Hilo.
Impacts and Mitigation None, as the proposed rezoning meets land use plans, policies
and controls which support the designation and allocation of the Properties in
agricultural and very low density agriculturally -based residential use in keeping with
the social and cultural environment of the Panaewa area.
3.5 SURROUNDING AREAS
Settine
The surrounding land uses include the Panaewa House Lots subdivision to the south,
Hawaiian Homes Land to the east, and the remainder of Panaewa Farm Lots to the
west. These lands are either in agricultural uses or as established single-family
dwelling houselots zoned Ag -la, Ag -3a and A -10a along its northern, western and
eastern boundaries. The proposed rural -style residential -agricultural rezoning is
consistent with, and will be an extension of the existing rural agricultural and
residential uses of Panaewa Farm Lots in conformance with County zoning
regulations. Therefore, no adverse impacts to surrounding uses and properties are
anticipated because of the proposed development of the Properties.
Impacts and Mitigation None, as no adverse impacts to surrounding uses and
properties are anticipated because of the proposed development of the Properties.
4. INFRASTRUCTURE, PUBLIC FACILITIES AND SERVICES
4.1 Access
ettin Primary access to the Properties from Kanoelehua Avenue is via Makalika
Street, a County maintained roadway having a pavement width of 18 feet within a
50 -foot wide right-of-way. Railroad Avenue which has a pavement width of 20 feet
with 8 -foot wide paved shoulder within a 70 -foot wide right-of-way, provides
secondary access to the Properties. Adjacent landowner Nani Mau Gardens has
obtained an extension of time to complete the Makalika Street-Kanoelehua Avenue
intersection, a condition of approval for its arboretum operation.
Background and County Environmental Report Page 14
Application for Change of Zone
Tsugio & Asako Miyamoto
Impacts and Mitigation It is not anticipated that the proposed action will generate any
significant daily vehicular trip counts along Makalika Street which are generated by
subdivision residents.
4.2 Water System
Setting The Properties are serviced by an existing 12 -inch waterline located along
Railroad Avenue and a 6 -inch waterline located along Makalika Street. Both lots are
currently serviced by an existing 518" pipe.
Impacts and Mitigation None. An existing water system is available, and will be
sufficient to meet the needs of the family -agricultural lots.
4.3 Wastewater System
Setting The Properties are not serviced by a municipal system. Wastewater from the
existing single-family and ohana dwellings are disposed of via on-site cesspools. The
Properties are situated approximately 2,000 feet west of the 1,000 -foot radius of the
Panaewa Drinking Water Well site. Under the Applicants' proposed subdivision plan,
wastewater is proposed to be managed by private septic systems installed by
individual lot owners in compliance with all applicable State and County regulations.
Impacts and Mitigation None required as private septic systems will be installed by
individual lot owners in compliance with all applicable State and County regulations.
In addition, the Properties are unlikely to contaminate groundwater resources since the
Properties are not located along the lower coastal resource areas and is located
approximately 2,000 feet west of the Panaewa Drinking Water Well site.
4.4 Police and Fire Protection and Medical Services
Settin Protective and emergency services are provided by the County of Hawaii,
with the Hilo police headquarters, located on Kapiolani Street, approximately five
miles southeast from the Properties. The County Fire Department provides fire
protection services through the fire station headquarters located on Kinoole Street and
fire substation located on E. Kawailani Street, located approximately three miles
northwest (mauka) from the Properties. Medical, surgical, acute care and skilled
nursing facilities are available at Hilo Medical Center in Hilo.
Background and County Environmental Report Page 15
Application for Change of Zone
Tsugio & Asako Miyamoto
Imnacts and Mitigation None required as adequate police and fire protection and
medical services are available.
4.5 Utilities
ett'n Electrical power is available from the Hawaii Electric Light Co., Inc. and
telephone service from GTE Hawaiian Tel.
Imnacts and Mitigation None required since adequate utility services are available.
4.6 Park and Recreational Improvements and Facilities
Setting Malama Park, approximately 10.5 acres, is located at the intersection of E.
Mamaki and Awa Street, approximately one mile south from the Properties.
Impacts and Mitigation None required since adequate park and recreational
improvements and facilities are available.
4.7 Solid Waste Disposal Facilities
Settiniz Solid waste disposal for East Hawaii is serviced by the Hilo landfill waste
disposal site located approximately five miles north from the Properties.
Imnacts and Mitigation None required since adequate solid waste disposal facilities
are available.
5. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
5.1 Relationship Between Short -Term and Long -Term Uses and Maintenance of
Long -Term Productivity
The proposed action will enhance the long-term productivity of the Properties by: (1)
providing opportunities for successful intensive farming on small acreage farms, while
maintaining the rural character of the Panaewa community and rural lifestyle, and (2)
fostering opportunities for additional family -agricultural development as supported by
the Hilo Community Development Plan.
Background and County Environmental Report Page 16
Application for Change of Zone
5.2 Irreversible and Irretrievable Commitment of Resources
Tsugio & Asako Miyamoto
As with any development, the proposed action will result in commitment of land,
capital, material, public services, and utilities. However, the low density of the
proposed rezoning should mitigate the extent to which these resources are
encumbered.
6. ALTERNATIVES CONSIDERED
6.1 No Action Alternative
Under the "No Action" alternative, the Properties would remain in its present
condition, would not help to implement the objectives of the Hilo Community
Development Plan, which encourages additional family -agricultural development for
the Panaewa area, and would be contrary to the goals, policies and standards of the
Hilo Community Development Plan which is the Commission's official document to
guide all of its decision within the Hilo Urban area, including the Panaewa
community.
AGRICULTURAL ZONING QUESTIONNAIRE
The Applicant has completed and attached the Planning Department's Agricultural
Zoning Questionnaire as Exhibit 7.
8. LIST OF SURROUNDING OWNERS
A list of the names, addresses and tax map keys of all owners and lessees of record of
surrounding properties is attached hereto as Exhibit 8.
Background and County Environmental Report Page 17
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VIEW FROM MAKALIKA STREET IN THE MAUKA DIRECTION TOWARD
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VIEW OF MAKALIKA STREET FRONTING SUBJECT PROPERTY LOOKING IN THE MAUKA DIRECTION
VIEW OF SUBJECT PROPERTY FROM MAKALIKA STREET FRONTING PARCEL 91
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SINGLE-FAMILY DWELLING ON PARCEL 91 (551 MAKALIKA STREET)
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Figure 11. HILO COMMUNITY DEVELOPMENT PLAN
..;:`. TSUNAMI INUNDATION AREAS
FLOOD HAZARD AREAS
im ALTERNATE RESIDENTIAL EXPANSION
RS15 HAWAII COUNTY ZONING (Proposed)
RS 7.5
SINGLE-FAMILY, 7,500 S.F.
ML 20
LIMITED INDUSTRIAL, 20,000 S.F.
RS 10
SINGLE-FAMILY, 10,000 S.F.
MG la
GENERAL INDUSTRIAL, 1 ACRE
RS 15
SINGLE-FAMILY, 15,000 S.F.
A 1a
AGRICULTURE, 1 ACRE
RD 7.5
DOUBLE -FAMILY, 7,500 S.F.
A 3a
AGRICULTURE, 3 ACRES
RM 1
MULTI -FAMILY, 1,000 S.F./UNIT
A 5a
AGRICULTURE, 5 ACRES
RM 4
MULTI -FAMILY, 4,000 S.F./UNIT
A 10a
AGRICULTURE, 10 ACRES
V .75
RESORT -HOTEL, 750 S.F./UNIT
A 20a
AGRICULTURE, 20 ACRES
CN 10
NEIGHBORHOOD -COMM, 10,000 S.F.
A 40a
AGRICULTURE, 40 ACRES
CG 7.5
GENERAL COMMERCIAL, 7,500 S.F.
O
OPEN, PARK AND RECREATION
(H) HAWAIIAN
HOMES LAND
PUD PLANNED UNIT DEVELOPMENT
DTA DENSITY TRANSFER AREA
EXHIBIT 6
4
ATTACID ENT
Agricultural Rezoning
1
2
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
If your request is approved, do you intend to subdivide the subject
land in accordance with the approved change of zone?
If yes, please answer the rest of question 1 and then to question 3.
a. How many acres of the requested area do you intend to subdivide?
Lot 2—A-1 (10pp9 a re ) Lot 2—A-2 (1.001
b. Into what lot sizes? acres); Lot �—A-3 (I.��9 acres); Lot
2—A-4 (1.083 acres), Lot 2—A-5 (1.001
acres Lot 2—A-6 (I Oil acres)
c. If your request is approved', approximately how long after the
date of approval do you expect to submit your subdivision plans
to the Planning Department for preliminary approval?
d. Do you intend to build houses on the newly created lots?
If yes, please answer the following questions:
On how many of those lots?
At what approximate price range? House
Lot
Total
Approximately how long, after approval of the subdivision,
would the first house be available for occupancy?
Yes
3.102 acres on
go—UF'pa rce1a
Within one year
No
If you intend to subdivide, please submit a preliminary schematic See Exhibit 1,
subdivision plan together with your change of zone application Site Plan
form.
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?
b. Sell or lease the land to someone who has tentative plans?
c. Sell or lease the land to someone who has no plans?
d. Keep it?
e. Other (please state)
P.D. 2 5/84
EXHIBIT 7
AG ZONING QUESTIONNAIRE
a
f. If you intend to do either a, b, c, please elaborate on the kind
of plans the other party has. Please, also, include in your
answer approximately how soon after approval of your rezoning do
you expect to transfer the subject land to another party.
3. Do you think that your request and your further plans for the land
will alleviate the local housing situation? Yes
How? By expanding the availability of one -acre parcels
for both diversified agriculture and related residential
uses.
4. Are there any buildings on the subject area?
Yes
If so, what kind? Parcel 14: two open garages and hot house.
Parcel 91: 3 bedroom/3 bath single-family dwelling w/garage and
storage area and patio, and a 3-bedroom/1.5 bath ohana dwelling
w/garage an dd sto a e are
What do you intendr t� do with those buildings if your request is
approved? The single-family dwelling will remain on proposed Lot 2-A-1.
The ohana dwelling will remain on proposed Lot 2-A-2. The
two open garages on proposed Lot 2-A-6 will be removed.
5. Is the subject land currently being used for any agricultural activity? Yes
If so, please list the kinds of products grown and on how many
square feet or acres of land per product.
Parcel 14: Fruit tree orchard consisting of navel orange, banana,
macadamia nut trees, lichee, persimmon, and Christmas trees.
6. Was your request to allow for the creation of smaller agricultural Yes
lots? —
If so, did your plan include the following considerations?
a. Commodity to be produced?
Yes
What kinds of commodity? navel orange, banana, macadamia nut treke�s,
ornamental plants, lichee, persimmon, Christmas trees, guava, avocado
b. Suitablility of the proposed lot -size for that commodity? Yes
C. sufficient farm size to allow reasonable chance of success in
commercial agriculture? Yes
6a
d. Agricultural leases or other forms of assurance that potential
buyers or leases would put the subject area into some form of
agricultural use? Yes _
Please state the proposed type of arrangement.
Lot owners will comply with applicable State and County zoning
laws related to agricultural uses.
Please submit your agricultural plans for the subject area and
present evidence of consideration of the above requirements together
with your request for a change of zone.
If you do not intend to subdivide the subject land for some sort of
agricultural purpose, please state your other reasons.
7. To your knowledge, has there been any flooding and/or drainage problem
on the subject area? No
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs
improvements? Yes
If so, what kind?
Is the road adequate for the proposed traffic volume or load? Yes
9. What sort of governmental assistance and/or improvements do you feel will
be needed in the subject area when developed?
a. Schools
b. Roads
c. Sewer
d. Drainage
-3-
Yes No
X
X
X
Yes No
X
e. Police Protection
X
f. Fire Protection
g. Recreational Facilities %
h. Public Utilities %
i. Other
For those checked "yes," please elaborate what type or kinds of improvements
and/or assistance are needed.
Signature: See authorization letter
Address: 551 Makalika Street, Hilo, HI 96720
Telephone: 959-7595
Date: June 30,11,1999
-4-
Names and addresses of owners and/or lessees
of land within 500 feet of the perimeter boundary
of
TMKs: (3) 2-2-48:14 and 91
2-2-51-24
Henry M. Terada Trust
1450 Railroad Avenue
2-2-48-13
Toyama Garden Hawaii Corporation
Hilo, Hawaii 96720
c/o Nani Mau Gardens
421 Makalika Street
2-2-51-25
Stan N. Nabara
Hilo, Hawaii 96720
670 Makalika Street
Hilo, Hawaii 96720
2-2-48-94
Soka Gakkai International -USA
2-2-48-95
525 Wilshire Boulevard
2-2-51-26
Ray K. Kawachi
Santa Monica, California 90404
600 Makalika Street
Hilo, Hawaii 96720
2-2-48-96
Mark K. & Donna A. Moriwaki
665 Makalika Street
James & Lynn S. Okuna
Hilo, Hawaii 96720
750 Kaalo Place
Hilo, Hawaii 96720
2-2-48-108
Glenn Y. Kami
126-A Awa Street
2-2-51-27
Lynn M. Nagata
Hilo, Hawaii 96720
459 Iwalani Street
Hilo, Hawaii 96720
2-2-48-109
Michael K. Watanabe
2312-A Kinoole Street
2-2-51-28
Hiroshi Shishido
Hilo, Hawaii 96720
548 Makalika Street
Hilo, Hawaii 96720
2-2-51-29
Milton T. Hakoda Trust
Fumiko Hakoda Trust
520 Makalika Street
Hilo, Hawaii 96720
2-2-51-30
Clyde H. & Stephanie Imaizumi
431 Inia Lane
Hilo, Hawaii 96720
2-2-51-31
Shigeto & Yaeko E. Setoda
466 Makalika Street
Hilo, Hawaii 96720
2-2-48-92
Yofu & Kazue Sakane
P.O. Box 4069
Hilo, Hawaii 96720
2-2-48-97
Robert T. Matsuda Trust
635A Makalika Street
Hilo, Hawaii 96720
EXHIBIT 8
SURROUNDING PROPERTY OWNERS
41.
2
V-204 9TA'Plt , Or RAW?", I.
HUBE7►U OF
aSCORDED
I Int+ 27, 1992 oe:of 1W
DOC ro(s) 92-120149
i
9. CDS
gt,6IST137►R ;r COVvE "
i cOSgvBYAMCE TAX' 9 0. o o
1
� R)=GULA
T,ANO COURT SXSTEl3 s
Return by !'Sail (K) Pickup ( ) To:
RALPH D. 01,ACK, Jkttorney aaW 2563
686 Kinoole $treat, Suite 210
Nilo, Hawaii 96770 �1.� C11 el
Tel No 18061
WARRANTY DFFn To TRUST
GR]1NTOR9: anddGwileIY v hOW0 and oae mailingOadAd Sess TisN551 ,husbend
Mahalixa
Street, Hilo, Hawaii 96,720
GRANTEES: TSUGITO MIYAMOTO, Trustee of the Tsugio Miyamota
Revoaablo Living Trust, ditted July 9, 1902, and
ASAKo ARAKI MIYAMOTO, Trustee of the d Julya9i
Miyamoto R4Rvocable Living Truet,
1992
PROPERTY: 509 MnkaaiXa 5treat
Hilo, Hawaii 96720
TMX No. (3) 2-2-4B-14
551 Mdkalika STreet
Hilo, Hawaii 96720
TMK No. (3) 2-2-48-91
THIS DEEP, made this 9th day of 7u -1Y, 1992, by and between
TSUG70 AITYAMOTO and ASAXO ARAKI MIYAMOTO, husband and wife, Of
x8aeu, Hawaii, hereinafter called the "GRANTORS", and TSUGXQ
IKIYAHOMo, Trustee of tho Tsugio Miyamoto Revocable Living Truet,
dated July 9, 1992, and ASAXO ARAKS MIYAMOTo, Truete8 of the
StCURITV Tnl! COp7oa,% WM+ MAS RCCOAD[DTMrS IM7TPlIM[NT �3 AN
A.cccmmowncN ora•. HO tnw,AIMAI IC ►4 HAS RE" *AD"S ro
fi NXBCLMPH AND Ar7[n ON m►R.
EXHIBIT 5
WARRANTY DEED
Aseko Araki Miyamoto Revocable LiVing Trust, dated July 9, 199x,
both of whore "ailing address is 551 Hakalika Street, Hilo,
Hawaii 96720, hereinafter called the "GRAHTEE99', with full
power■ to buy, sell, transfer, convey, assign, lease, mortgage,
etc.,
WT T N V e V T H•
That in consideration of the rum of TEN Du1.LkRS ($10.00)
and other valuable consideration paid by the Granters, the
receipt of which is hsraby acknowledged, the Grantors do hsreby
grant, bargain, Ball and convey unto the Grantors as Trustees
aforesaid, with each trust holding an undivided one-half (1/2)
interest with the othar trust, as Tenants in Common, their
succofsore, ■uccessoro in trust and aerignc, absolutely and in
fee simple forever:
All Of that certain parosl of land and property, real and
personal, describod in Exhibit ^A^, attached hereto and made a
part heract.
And the revereions, remainders, rent-, issues and profits
thereof and all of the estate, right, title and interest of the
Grantors, both at law and in equity, therein and thersto;
TO HAVE AND TO HOLD the e -re, together with all buildings,
improve"ants, rights, eaeements, privileges and appurtenances
thereon and hereto belonging or appertaining or held and enjoyed
-2-
therswlth, unto Che Grantees as Trustees aforeSald, TN TRUST,
for the uses and purposes and with all of the powers pat forth
in the eforemeptienad Trupt Agreement. Said powers include
without prejudice to the foregoing full power and authority to
buy, sell, convey, exchange, partition, mortgage, lease for any
purpose and for times extending beyond the duration of the
Trust, pledges or otherwise deal with and dispose of said
property according to the bole judgment and discretion of the
Trustee of the aforementioned Trust.
AND, 1n consideration of the premises, the Grantor■ do
hereby Covenant with the Grantees that the Grantors are seized
of the property herein described; that said property is free and
clear of and from all limns and enoumbraneaz, except for the
lien of real property taxes not yet by law required to be paid,
and except or. may hereinabove apeciflcally be sat forth] that
the Grantors have good right to well and convey said property,
as aforesaid; and, that the Grantwra will VArtRANT AND DEFEND the
same unto the Grantees against the lawful claims and demands or
all persons, except ao aforesaid.
The rights and obligations of the Grantors and the Grantees
shell b■ binding upon and inure to the benefit of their
respective eptatss, heirs, personal representativea, Successors,
succeopors in trust and permi.ttod assigns. All obligations
undertaken by two or more persons shall be doomed to be joint
and several unless a contrary intention shall be clearly
expresasd elsewhere herein.
_1_
The conveyance herein set forth and the warranties of the
Grehtore concerning the same are expressly declared to be in
favor cf the Grantees, Grantees euccsssors, euccossore in trust
and permitted aGaigne of the Granteas.
The terms "Grantors" and "Grantees" as and when used
herein, or any pronouns used in place thereof. shall indicate
and include the masculine and feminlns gender, the singular and
plural in number, individuals or corporations, and their and
each of their respective heir&, personal representatives, and
assigns, according to the context thereof. it those presanto
are signed by two or Wore Grantors or by two or more Grantees,
all covonanta of such portion shall for all purposes be joint
and &evarol.
IH WITNESS WHEREOF, tha Grantors have executed these
presents an of the day and year first above written.
APPROVED AS TO FORM
CO «.0
TSUGV MIYAMOTO
XSAXO ARAKI MTVAMOTO
"GRANTORS"
-4-
STATE or HAWAII ;
89t
COUNTY OF HAWAII )
on this 9th day of July, 1992, before me personally
appeared TSUoiO MIVAMOTO, to me known to as the person described
in and who executed the foregoing instrumant, and acknowledged
that he executed the acme as his from act and dead.
i0 -�
Nota u c, Third Judicial
circuit, State of Hawaii
Hy Commlosion expires: 6-a-96
ETxwz or HAWAII )
SS:
COUNTY OF HAWAII 1
On thio 9th day of July, 1992, before mo psraonslly
appears* AsAXO ARAXI MIYAHOTO, to me known to be the person
tiescribmd in and who executed the foregoing inatrumant, and
acknowledged that aria executed the same as her free act and
doed.
L.S. NSo, Third Judicial
C arcuit, State of Hawaii
My commission expires: 6-8-96
-5-
FXNTSIT "Ar'
LOT 2-B
NIYANOTO SUVDIVISION. VNIT :
%.AND 31ToAS1'D AS YAill%LA-.. 9OUT* Un,0. SSLAND OI 'Y1uiAIi.
tl:WAZI. -
7sing a portion of 0kont 131,070 to ssogi0 and Aaako
niyaOoto, beano also a Portion of Lot 2, Ponsava Farm Lots.
seginning at the southvast•corner of tMa Parts 1'Of land.
*jag also the eouths,"t cornar of Lot 1'-A and on the northerly.slda
•! hakalliw 3r 00`tf the coordlnataa,0! said Point of baginaing
sterred to Govarneiaat Sm"ay Trisn.Iulatian StatiOn •HALM.-. Daing
5,977.97 feat South iTcd. 15 ,559.'5! fiat East, thence running by
rimothx measured e:yarkviw .lrOli•,trVe 94 �thr. '
1 .
1610 0U•
&427 se INC sung the rembi hoer or cramt
'13.D3D to Taugio-.and heak0
.:fiyasoto '$Lot 2-A) (
2.
2S10 0'0"
.. 'ImOO 'raet a1'ong the r.ealnd►r,cr Grant
.r 13.030.t0 Taug Lo and Am"O
ttiyaaoto (I.ot 3-V) I.
3-
341o'•: 00"
Is1:SO-fLa'c, along cM ras�Lndar-.at '0rsi+t
..13j030..to TavgZo,and Af0610.
•
Miyaabte (I:ot 3 -C).( .
e.
71' CO'
195.00 Leet along MakAlika Street to
the point of beginning and
contAininy an Ar.a of
3.107 ac=es_
A -I
naing portion of the I" ooh eyed
717: T6L=O MIYAMYIO and ASARO A)WL1 MTYAM1 M, husbc"" end
Wife ae Taunts by the Rnti—tW
BY DEM PROM : TSUGIO KrYNf X= and ASW A. J HIYA.-)=, husband and
OkTED n iSEEEg �-y 25, 1999
R=RO= i Liner 21605, Pnge 172 es DXnt No. 99-29122
IsDaJECT, NOHILV:R, to the fbilowing,
k. "Wervaticns a contained in Land Patent Grant No. 13,010, to
wit:
Reserving to. The State of Rawail in perpetuity all
rights to -ground and surface waters which are or
Leftyb apps rtaininq to thv land herein described
or the e.mership thereof)
w•wr+1Yr4,'alao,.to The •d'cara oY RawaAi in pnrpetuitY
all ainerals, pineral RUbstarses, ells and natural
beUponUponsso othe sUrrfacovary i ornin orounpderon that- y
the lana
heroin described. tVget•hsr With tae vi IM
►ntsr open said land 1br.purposes or soli
d tilYnq, 'or ocharwisa oapturing, collecting
of +acracting the cow and transporting Path Tow, or
prccasaed.materrale oft said land. '
A-2
ENO OF EXHIBIT
.Gat3IBIT "L"
i
LOT 2-A
LAND 92T0ATCD A7 PA3 AALA, SOUTH NSW, T'SL7JiD 07 NANAZZ.
NAMASl.
swing a portion of Grant 17.020 to Tawgib and Asaka
Miyaaoeo, being also a Portion of Ldt 2. Pansws rare Lots*
seginnanq at the southeast corner of this parcel of land,
ba•inp also CDs eoutbreet corner of Tot: 2-5 and on the northerly ■ids
of Nakali><a atrests the roordlnitaa of ■ald•PoLgt of begihning referred
to Gcvernmant.Survey Trianqulattcn Statian eNAT.%Ij- being .
SS ,972.97 zusY 9b%16 and 33 .550. so ro.t Iasi thence, tunninq• by
■sl.uthe m.■eursll clockwise, from tr9e.S'outh.s
1.'7YC•'do''...: 177_00+11.1 along Nekaliki atrsets .
2. Th.enc-m •.alarm lite rssalndwe of Cha=t 59.070 CO Tauglo• and As &X0
Y.Yya�eot0 lLoe 2-D) On a carve
to tht right vitb a rad ins of
,. 20':00 feet, ebs Chord arisnth
'.and dYsr•nae being-
. ,a0 .aa, 24.22 Reay
3. Salo 00• •f3.90 loaf al'onq the remainder of Oraat
17,079 te_Tsvglo and Aaako
' - • sriyeroto lLot'.2'•D) s
d. •2910 OO• 397.00 feet along seems
5, 341• 00' 681.50 feet along the remaindmr of Grant
11.010 to Tfugio and Aeaka
hiya.Cta (Lot 2-4) to. the Point
of buginning and containing en
arms of 1.005 Acton.
D-1
Pz1.17 P=t.Lon Di to lord ccnveye-�
TO: TSUG:0 MIYAWM a -L .15,1' D :.rte%¢ :LZ71K%7=,
Wl.e as TenaN-9 ky the E--c:.zety
6Y DEED 17. : TSM -0 511 XWW td :S1W .l�,Vtl :Ctri ZYiO, F.�-ar5 an6
Wife
DN� Tahr�ry 25, 1982
RECUA0E,7 1Sbo- 21685, Page 173 as COcmtmt NO. P.8-29122
SUBJECT, BONEVBR. to:
1. Reserve testa so contested in lard Docent Crant No. 13.03D, T&-wita
paeervtna to the %rat• of Hawaii to parpetvlty ell rishte to grmnA onA
wrfaco rater+ ohich are at ray 'so appertaining to the lead hartln
deacrsll.d of the awoerehip thareot.
pavervinR. alto, to the ttste of Rowell in perpetuity all mineral•,
alneoal w,h+tancea, oils and a•tafal epee of awry wort and
dewriptior that nay be upon the wrfaes or In no under the land herelm
dtocribwd, topther with the right to anter upon avid land for p+rposea
of mining, drilling or otheralse capturieq c011eetive or artractin/
the mane and transporting aneh ger or proeassed wtartala off Paid Lad.
2. CRANI Op RASEXENS
In Tawe OfR•we11 Electric Light CompooT, Inc. and OTT Naw•Ssan
• Telephone Casyany lncorpotet+d
Dated t .Idly f, 3,990
Iteeerdad to the birema of Conveyancon as homusnt No. 9n-111004.
Grantlnp an Paeemont to construct 6 underground lines m3cnf a portion of the
saetarly hwndary and overhead utility 134• reaaaiog the aouthe•at•rly earnero
as shown oo NAp •t".h.d thereto and node a part thereat.
3. AEAL PAr1PEMY VADMIC;�C.E ANO FTNPb)C1NG SPATEMCKM
itNtlGACiaR t TSUGSD MIYAM= and ASAHD APAKL MIYAt%Mo hi4band end
wife
MORTGAGEE _ F RST lANX1TAn BANK, a Hawaii OTgerSzation
DAT®
lff-n7R[lID , pocnrrnt No. 92-3D5390
B-2
z[�DxOF E:f}II���
DEPARTMENT OF PUBLIC WORKS
COUNTY OF HAWAII
HILO, HAWAII
DATE: August 18, 1999 .
TO PLANNING DEPARTMENT
.. r' r ... '17 —
FROM=:ENGIISEEG'&VISION
SUBJECT CHANGE OF ZONE APPLICATION (REZ 99-18)
Applicant: Tsugio and Asako Miyamoto
TMK: 3 / 2-2-48:14 & 91
We have reviewed the subject application and our comments are as follows:
1. Buildings shall conform to all requirements of code and statutes pertaining to building
construction.
2. All development generated runoff shall be disposed on-site and shall not be directed toward any
adjacent properties. The applicant may be required to provide drainage improvements necessary to
capture rainfall runoff coming from hardened surface areas.
3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the
Hawaii County Code.
4. Makalika Street, fronting the subject property, is a County road. All driveway connections to a
County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code.
5. All existing driveways shall be removed and reconstructed to access off the proposed private
roadway.
6. All encroachments and obstructions within the Makalika Street right-of-way shall be removed.
7. Planning Department shall determine the extent of improvements necessary along Makalika Street,
and the future road widening setback.
8. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division.
Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our
Engineering Division at Ext. 8327.
EXHIBIT
CKY
August 31. 1999
DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII
25 AUPUNI STREET • HILO. HAWAII 96720
TELEPHONE (808) 961-8660 FAX (808) 961-8657
Y
TO: Planning Department
FROM: Milton D. Pavao, Manager
SUBJECT: CHANGE OF ZONE APPLICATION NO. 99-018
APPLICANT - TSUGIO AND ASAKO MIYAMOTO
REQUEST: A -3a TO FA -la
TAX MAP KEY: 2-2-048:014 AND 091
We have reviewed the subject application for the proposed change of zone and have the
following comments.
Water can be made available from an existing 6 -inch waterline along Makalika Street
fronting the property.
Pursuant to the Department's "Water Commitment Guidelines Policy," a copy of which is
being forwarded to the applicant, a water commitment may be issued. Based on the four
additional lots that are requested in the proposed change of zone application, the
required water commitment deposit is $600.00.
Remittance of $600.00 from the applicant is requested as soon as possible so that a water
commitment may be formally issued. The commitment will be in writing with specific
conditions and effective dates stated. Please keep in mind that this letter shall not be
construed as a water commitment. In other words, unless a water commitment is officially
effected, water availability is subject to change depending on the water situation.
Upon the issuance of a formal water commitment, we shall submit our comments and
requirements for tentative subdivision approval. F
For the applicant's information, should the subject change of zone be approved and a m \
subdivision application executed, final approval will be subject to the following = v
requirements: x
W
1. Construct necessary water system improvements, which shall include, but not be
limited to:
a. water mains capable of delivering water at adequate pressure and volume
under peak -flow and fire -flow conditions; minimum diameter of mains shall be
6 inches. The existing 6 -inch waterline shall be extended approximately
Planning Department
Page 2
August 31, 1999
225 feet within the proposed easement so as to provide service to proposed
lot Nos. 2-A-2, 2-A-3, 2-A-4, and 2-A-5, which front the proposed easement,
b. service laterals that will accommodate an appropriately sized meter to each
lot. and
C. fire hydrants spaced not more than 600 feet apart.
Submit installation plans prepared by a professional engineer, architect, or land
surveyor, registered in the State of Hawaii, for review and approval.
2. Remit the prevailing facilities charge, which is subject to change, of $13,500.00.
This is due and payable upon completion of the construction of the water system
improvements and prior to final subdivision approval being granted.
3. Submit the appropriate documents, properly prepared and executed, to convey the
water system improvements and necessary easements to the Water Commission of the
County of Hawaii. A registered land surveyor shall stamp and certify the metes and
bounds description within the conveyance documents. Prior to water meter services
being granted to the development, or any of the lots within, the conveyance
documents shall be accepted by the Water Commission and approved by Corporation
Counsel.
4. Comply with all other applicable policies and requirements of the Department's
Rules and Regulations. Noncompliance may be cause for voiding this water
commitment, at which time availability will be subject to change in accordance with
the prevailing water system conditions, policies, and Rules and Regulations.
Should there be any questions, please call our Water Resources and Planning Branch at
961-8665.
Milton D. Pavao, P.E.
Manager
BCM:gms
copy - Watt.) Tsugio and Asako Miyamoto
Wo att.) Steven S.C. Lim, Esq.
aZZ. `.s A .
�. a
APPLICATION FOR CHANGE OF ZONE
Waiakea, District of South Hilo, Hawaii
TMK: (3) 2-2-48:14 and 91
Prepared for:
Tsugio and Asako Miyamoto
Prepared by:
Steven S. C. Lim
Carlsmith Ball
121 Waianuenue Avenue
Hilo, Hawaii 96720
Telephone: (808) 935-6644
July, 1999
COUNTY OF HAWAII
PLANNING DEPARTMENT
CHANGE OF ZONE APPLICATION
(Type or legibly print the requested information)
APPLICANT:_ Tsugio and Asako Miyamoto
APPLICANT'S SIGNATURE: See authorization letter DATE:
ADDRESS: 551 Makalika Street, Hilo, HI 96720
LIST APPLICANT'S INTEREST IF NOT OWNER:
LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS:
PHONE:(Bus.) (Res.) 959-7595 (Fax)
LANDOWNER(S): Tsugio and Asako Miyamoto
LANDOWNER SIGNATURE(S): See authorization letter DATE:
(May be by letter)
LANDOWNER(S) ADDRESS: 551 Makalika Street, Hilo, HI 96720
REQUEST:
icultural 3 -acre (A -3t
Family -Agricultural 1 -acre (FA -la)
(Existing zoning) (Proposed Zoning)
TAX MAP KEY: (3)2-2-48:14 and 91
STREET ADDRESS OF PROPERTY: 551 and 589 Makalika Streets
- Lot -A- acres
SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: Lot 2-A-2 (1.001 acres)
AGENT:
Lot 2-A-3
Steven S. C. Lim
Carlsmith Ball Lot 2-A-4
Lot 2-A-5 (1.001 acres)
ADDRESS: 121 Waianuenue Avenue, Hilo, HI 96720 Lot 2-A-6 (1.011 acres)
TELEPHONE: (Bus.) 935P6644 (Res
(Fax)935-7975
Please indicate to whom original correspondence and copies should be sent.
ORIGINAL: Tsugio & Asako Miyamoto COPIES: Steven S.C. Lim
(See Instructions on Reverse Side)
FEE OWNER'S LETTER OF AUTHORIZATION
Tax Map Key Nos: (3) 2-2-48:14 and 91
Panaewa Farms Lots, Unit I
Waiakea, District of South Hilo
Island, County and State of Hawaii
The undersigned is the fee owner of the real property above -identified,
and hereby authorizes Carlsmith Ball, to apply for, execute and process any and all
County, State and federal governmental permit applications, and to participate in
proceedings related to said real property.
A photostatic or facsimile copy of this executed authorization shall also
be considered as effective and valid as the original.
TSUGIO MIYAMOTO REVOCABLE
LIVING TRUST
By
TSUGIO MIYAMOTO, Trustee
ASAKO AFAKI MIYAMOTO
REVOCABLE LIVING TRUST
BY
ASAKO MIYANfOTO, Trustee
Subscribed and sworn to before me tMs
�74 day of �uvte _ 0999.
Notary Polic/ Statkof Hawaii
My conimision expires: L 0
APPLICATION FOR CHANGE OF ZONE
BACKGROUND and COUNTYENVIRONMENTAL REPORT
Applicants: Tsugio and Asako Miyamoto
Tax Map Key Nos.: (3) 2-2-48:14 and 91
Waiakea, District of South Hilo
Island and County of Hawaii
1. PROPOSED DEVELOPMENT
1.1 Ownership
Ownership of TMK: (3) 2-2-48:14, Lot 2-B, is held by Tsugio Miyamoto, Trustee of
the Tsugio Miyamoto Revocable Living Trust, dated July 9, 1992, as to an undivided
one-half interest, and by Asako Miyamoto, Trustee of the Asako Araki Miyamoto
Trust, dated July 9, 1992, as to an undivided one-half interest, via Warranty Deed to
Trust, dated July 9, 1992, and recorded in the Bureau of Conveyances of the State of
Hawaii, on July 27, 1992, as Document No. 92-120149 (see Exhibit 5 -Warranty
Deed).
Ownership of TMK: (3) 2-2-48:91, Lot 2-13, is held by Tsugio Miyamoto, Trustee of
the Tsugio Miyamoto Revocable Living Trust, dated July 9, 1992, as to an undivided
one-half interest, and by Asako Miyamoto, Trustee of the Asako Araki Miyamoto
Trust, dated July 9, 1992, as to an undivided one-half interest, via Warranty Deed to
Trust, dated July 9, 1992, and recorded in the Bureau of Conveyances of the State of
Hawaii, on July 27, 1992, as Document No. 92-120149 (see Exhibit 5 -Warranty
Deed).
1.2 General Site Description
Both Properties are located north of the Makalika-Awa Street intersection, with a
frontage along Makalika Street, and east of the Nani Mau Gardens. The Properties are
also known to area residents as the Miyamoto Tree Farm.
Parcel 14 is a rectangular -shaped, basically flat, improved parcel of approximately
3.102 acres, bordered by Makalika Street along its southern boundary, and
rural/agricultural and residential houselots zoned A -1a, A -3a and A -10a along its
northern, western and eastern boundaries. Site improvements on this parcel consists of
an approximately 1,400 sq. ft. open garage, a 600 sq. ft. hot house, a 760 sq. ft. open
Background and County Environmental Report Page 1
Application for Change of Zone
Tsugio & Asako Miyamoto
garage, a 500 sq. ft. concrete slab, cesspool, chain link perimeter fencing, and partially
paved driveway. The remaining portion of the parcel consists of an established fruit
tree orchard of navel orange, banana, macadamia nut trees, lichee, persimmon, and
Christmas trees. The parcel is more particularly described as Lot 2-B of the Miyamoto
Subdivision, Unit I, being a portion of Grant 13,030 to Tsugio and Asako Miyamoto,
and is situated at 589 Makalika Street, Panaewa Farm Lots, Waiakea, District of South
Hilo, Island and County of Hawaii (see Exhibit 1 -Site Plan, Exhibit 2 -Location Map,
Exhibit 3 -Tax Map, and Exhibit 4 -Site Photographs).
Parcel 91 is a rectangular -shaped, relatively flat, improved parcel of approximately
3.102 acres, bordered by Makalika Street along its southern boundary, and
rural/agricultural and residential houselots zoned A -la, A -3a and A -10a along its
northern, western and eastern boundaries. Site improvements include a single-family
dwelling and ohana dwelling. The first building built in 1986, consists of a
3 -bedroom, 3 -bath single -story dwelling of approximately 1,752 sq. ft. main living
area, together with a 520 sq. ft. open garage and storage area, a 192 sq. ft. enclosed
patio, cesspool and paved driveway. The ohana building built in 1991 under Ohana
Dwelling Permit No. 90-97, consists of a 3 -bedroom, 1 1/2 -bath single-family
dwelling of approximately 1,116 sq. ft. main living area, together with a 360 sq. ft.
open garage, a 60 sq. ft. storage area, cesspool, and gravel driveway. The parcel is
more particularly described as Lot 2-A of the Miyamoto Subdivision, Unit I, being a
portion of Grant 13,030 to Tsugio and Asako Miyamoto, and is situated at 551
Makalika Street, Panaewa Farm Lots, Waiakea, District of South Hilo, Island and
County of Hawaii (see Exhibit 1 -Site Plan, Exhibit 2 -Location Map, Exhibit 3 -Tax
Map, and Exhibit 4 -Site Photographs).
1.3 Statement of Objectives
The Applicants are seeking a Change of Zone for parcels 14 and 91 from Agricultural
3 -acre (A -3a) designation to Family -Agricultural 1 -acre (FA -la) designation to
develop a family -agricultural subdivision, for a total of six (6) lots as follows:
Lot 2-A-1
1.009 acres
Lot 2-A-2
1.001 acres
Lot 2-A-3
1.083 acres
Lot 2-A-4
1.083 acres
Lot 2-A-5
1.001 acres
Lot 2-A-6
1.011 acres
Background and County Environmental Report Page 2
Application for Change of Zone
Tsugio & Asako Miyamoto
All proposed lots will access onto Makalika Street. A 30 -foot wide road and utility
easement is proposed over Lots 2-A-1 and 2-A-6. Lots 2-A-3 and 2-A-4 are proposed
flag lots. Lots 2-A-2 and 2-A-5 will access from the T -end of the cul-de-sac (see
Exhibit 1 -Site Plan).
Under the above-described subdivision plan, the existing single-family and ohana
dwellings and related improvements would be retained and situated on the following
lots:
Lot 2-A-1 Single -story, 3 -bedroom, 3 -bath single-family dwelling of
approximately 1,752 sq. ft. main living area, together with a 520 sq. ft.
open garage and storage area, 192 sq. ft. enclosed patio, cesspool and
paved driveway (see Exhibit 1 -Site Plan).
Lot 2-A-2 Single -story, 3 -bedroom, 1 1/2 -bath ohana dwelling of approximately
1,116 sq. ft. main living area, together with a 360 sq. ft. open garage,
60 sq. ft. storage area, cesspool, and gravel driveway (see Exhibit 1 -Site
Plan).
Lot 2-A-6 Approximately 1,400 sq. ft. open garage, a 600 sq. ft. hot house, a 760
sq. ft. open garage, a 500 sq. ft. concrete slab, cesspool, chain link
perimeter fencing, and partially paved driveway.
Parcels 14 and 91 were part of a change of zone (REZ 453) action in 1983, and two
phase subdivision (Sub. No. 5195, approved on December 18, 1984, and Sub. No.
5195-A, approved on January 28, 1985).
2. RELATIONSHIP TO LAND USE PLANS, POLICIES AND CONTROLS
2.1 STATE PLAN
The Hawaii State Plan consists of goals, objectives, policies and priority directions to
guide the future long-range development of the State. The proposed rezoning
conforms with the applicable policies discussed below.
Background and County Environmental Report Page 3
Application for Change of Zone Tsugio & Asako Miyamoto
State Goal
Section 226-4, HRS sets forth three components to this plan
(1) To achieve a strong, viable economy, characterized by stability, diversity, and growth, that enables
the fulfillment of the needs and expectations of Hawaii's present and future generations;
(2) To achieve a desired physical environment, characterized by beauty, cleanliness, quiet, stable
natural systems, and uniqueness, that enhances the mental and physical well-being of the people;
(3) To achieve physical, social, and economic well-being, for individuals and families in Hawaii, that
nourishes a sense of community responsibility, of caring, and of participation in community life.
Discussion: The Hawaii State Plan encourages choice and mobility that insure that
individuals and groups attain self-reliance and self-determination. Approval of the
requested rezoning should satisfy all of the foregoing objectives, by fulfilling an
increasing demand for housing for present and future generations of Hawaii residents,
thereby increasing the real property tax base in the South Hilo district.
Objectives and policies for the economy — agriculture
Objectives:
Growth and development of diversified agriculture throughout the State.
• An agricultural industry that continues to constitute a dynamic and essential component of
Hawaii's strategic, economic, and social well-being.
Policies:
Assure the availability of agricultural suitable lands with adequate water to accommodate present
and future needs.
Increase the attractiveness and opportunities for an agricultural education and livelihood.
Expand Hawaii's agricultural based by promoting growth and development of flowers, tropical
fruits and plants, livestock, feed grains, forestry, food crops, aquaculture and other potential
enterprises.
Discussion: The Hawaii State Plan, Economy -Agriculture encourages the growth and
development of diversified agriculture throughout the State by making available
agricultural suitable lands with adequate water to accommodate present and future
needs. Approval of the requested rezoning should satisfy the foregoing economic
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Application for Change of Zone
Tsugio & Asako Miyamoto
objectives and policies relating to agriculture, by utilizing developable lands and
providing opportunities for small-scale family -agricultural activities.
Objectives and policies for socio -cultural advancement — housing
Objective:
• The orderly development of residential areas sensitive to community needs and other land uses.
Policies:
• Promote design and location of housing developments taking into account the physical setting,
accessibility to public facilities and services, and other concerns of existing communities and
surrounding areas.
• Facilitate the use of available vacant, developable, and underutilized urban lands for housing
Discussion: The Hawaii State Plan, Socio -Cultural Advancement -Housing,
encourages the orderly development of residential areas sensitive to community needs
and other land use and the promotion of housing developments taking into account the
physical setting, accessibility to public facilities and services, and other concerns of
existing communities and surrounding areas. Approval of the requested rezoning
should satisfy the foregoing socio -cultural objective and policies relating to housing,
by promoting development for housing by utilizing developable lands for housing for
the continually growing South Hilo District within close proximity to public facilities
and services located in Hilo.
2.2 State Land Use Law
The State Land Use Law provides for the classification of all lands within the State
into one of four land use districts: Urban, Rural, Agricultural or Conservation. The
Properties are situated in the State Land Use Agricultural District.
Pursuant to Section 25-5-60 of the Hawaii County Code, the Family -Agricultural (FA)
district is intended to be in areas designated as being within the State Land Use
Agricultural District, where public services and infrastructure are appropriate to
support the very low density residential needs of a rural community and where
substantial number of parcels are less than five acres in size, and where a mix of uses
will not conflict with or be detrimental to existing agricultural uses in the surrounding
area. The proposed family -agricultural subdivision is located within the State Land
Use Agricultural District, and will be improved small-scale lots of 1 -acre size, with
Background and County Environmental Report Page 5
Application for Change of Zone
Tsugio & Asako Miyamoto
residential/farm dwelling and accessory uses, which use is not contrary to the purposes
of the State Land Use Law designation for the Properties.
2.3 Hawaii County General Plan
The General Plan provides for the long-range comprehensive development and
balanced growth within the County, and includes the Land Use Pattern Allocation
Guide ("LUPAG") Map which designates land utilization for the County. The
LUPAG map designates the Properties as Low Density Urban. The Low Density
Urban designation allows for single-family residential in character, ancillary
community and public uses, and convenience type commercial uses. The proposed
rezoning would be consistent with the goals, policies and standards of several
functional areas or elements of the General Plan as follows:
Economic Element:
Goals:
• Provide residents with opportunities to improve their quality of life.
• Economic development and improvement shall be in balance with the physical and social
environments of the island of Hawaii.
• The County of Hawaii shall strive for diversity and stability in its economic system.
• The County shall provide an economic environment which allows new, expanded, or improved
economic opportunities that are compatible with the County's natural and social environment.
Policies:
• The County of Hawaii shall assist the expansion of the agricultural industry, especially diversified
agriculture, through the protection of important agricultural lands capital improvements and other
program, and continued cooperation with appropriate State and Federal agencies.
The County of Hawaii shall strive for an economic climate which provides its residents an
opportunity for choice of occupation.
The County of Hawaii shall strive for diversification of its economy by strengthening existing
industries and attracting new endeavors.
Standard:
The island of Hawaii should be developed into a unique scientific and cultural model. The island
should become a model of living where economic gains are in balance with social and physical
Background and County Environmental Report Page 6
Application for Change of Zone
Tsugio & Asako Miyamoto
amenities, Development should be reviewed on the basis of total impact on the residents of the
County, not only in terms of immediate short run economic benefits.
Discussion: The requested rezoning would foster the above-cited economic goals,
policies and standard of the Hawaii County General Plan by allowing for small-scale
farming on lots 1 -acre in size, thereby making diversified agriculture a feasible
endeavor for the young family or resident with limited income. The requested
rezoning complements adjacent property owner, Toyama Gardens Hawaii, Inc., dba
Nam Mau Gardens, Inc., who obtained approval of approximately 37.247 acres from
Agricultural 10 -acres (A-IOa) designation to Agricultural 1 -acre (A -1a) designation in
1995, and would help to retain the overall rural ambience of the Panaewa Farm Lots,
thereby promoting the County's economic goals in harmony with its social and
physical environments.
Land Use Element:
Goals:
• Designate and allocate land uses in appropriate proportions and mix and in keeping with the
social, cultural, and physical environments of the County.
• Protect and encourage the intensive utilization of the County's important agricultural lands.
Policies:
• Zone urban- and rural -types of uses in areas with ease of access to community services and
employment centers and with adequate public utilities and facilities.
• Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by
basic community facilities and utilities.
• Allocate appropriate requested zoning in accordance with the existing or projected needs of
neighborhood, community, region and County.
Standard:
Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional
plans, State Land Use District, compatibility with adjacent zoned uses, availability of public
services and utilities, access, and public need.
Discussion: The proposed rezoning into smaller one -acre parcels would encourage
more intensive utilization of the County's agricultural lands. While the soils on the
Properties are classified as "E" or "very poor", under the ALISH map system, the
lands support orchard crops such as navel orange, banana, macadamia nut trees, lichee,
Background and County Environmental Report Page 7
Application for Change of Zone
Tsugio & Asako Miyamoto
persimmon, and Christmas trees. The proposed rezoning would also allocate land uses
in keeping with the Properties' LUPAG designation for "Low Density Urban
Development" and the General Plan goal "for land uses in appropriate proportions and
mix" by expanding the availability of one -acre parcels for both agricultural and related
residential uses. The proposed rezoning would also be compatible with the
above-cited standard, given the Properties' ready access to public services and utilities,
and its proximity to government, commercial complexes and employment centers in
Hilo.
Land Use — Agriculture
Goals:
• Rural -style residential -agricultural developments, such as new small-scale rural communities or
extensions of existing rural communities, shall be encouraged in appropriate locations.
• Assist in the further development of diversified agriculture in the district.
• Identify, protect and maintain important agricultural lands on the island of Hawaii.
Policies:
• Zoning shall protect and maintain important agricultural lands from urban encroachment. New
approaches to preserve important agricultural land shall be implemented by the County.
• Agricultural land shall be used as one form of open space or as green belt.
• The compatibility of agricultural and non-agricultural uses should be carefully reviewed and
where appropriate, buffers required.
• Rural -style residential -agricultural developments, such as new small-scale rural communities or
extensions of existing Waal communities, shall be encouraged in appropriate locations.
Discussion: The proposed family -agricultural subdivision would provide
opportunities for diversified family -agricultural activities, while continuing to
maintain the rural character of the community and rural lifestyle, within proximity to
city limits. Cultivation of macadamia nut trees, navel orange, avocado, lichee, banana,
Christmas trees, ornamental plants and guava are viable options on the proposed lots.
Panaewa has many small-scale, developing, experimental and independent growers
and gardeners. Many one- to ten -acre lots in Panaewa are increasingly being
developed for family -agricultural uses, such as floraculture and nursery stock,
macadamia nut trees, Christmas Trees and tropical fruit tree orchards, such as lichee
and avocado. The relatively low-cost of many of these lots, provide opportunities for
Background and County Environmental Report Page 8
Application for Change of Zone
Tsugio & Asako Miyamoto
successful intensive farming although the soil quality is marginal. The proposed
rezoning would complement the aforementioned goal and policies by allowing for the
development of family -agricultural activities such as small-scale farming, making
diversified agriculture a feasible endeavor for the young family or resident with
limited income. The proposed rezoning would also be an expansion of the existing
rural Panaewa community and would be in keeping with the "rural -style residential
agricultural developments" cited above, since the requested Family -Agricultural 1 -acre
(FA -1 a) designation allows construction of one single-family dwelling or one farm
dwelling per 1 -acre lot.
2.4 HAWAII COUNTY ZONING AND SUBDIVISION
The existing County zoning designations for the Properties are Agricultural 3 -acre
(A -3a).
Under Section 25-5-60, Hawaii County Code, the Family -Agricultural (FA) district
provides for a blend of small-scale agricultural operations associated with residential
activities and which may be characterized by farm estates, small acreage farms, or
subsistence lots. The FA district is intended to be in areas designated as being within
the State Land Use Agricultural District, where public services and infrastructure are
appropriate to support the very low density residential needs of a rural community
where substantial number of parcels are less than five acres in size, and where a mix of
uses will not conflict with or be detrimental to existing agricultural uses in the
surrounding area.
The proposed rezoning would meet this criterion as the Properties are located within
the rural Panaewa Farm Lots community with low density agriculturally based
residential uses and is located outside of Hilo's city limits. In addition, the proposed
family -agricultural subdivision is located within the State Land Use Agricultural
District, and existing public services and infrastructure are appropriate to support the
very low density residential needs of the rural Panaewa community.
2.5 HILO COMMUNITY DEVELOPMENT PLAN
The Hilo Community Development Plan (CDP) adopted by the Hawaii County
Planning Commission, by Resolution No. 1, on May 21, 1975, is the Commission's
official document to guide all of its decision within the Hilo Urban area. The zoning
guide map of the CDP for the Panaewa (Planning Area Number 17) area, designates
the Properties as "Alternate Residential Expansion." The proposed rezoning would be
Background and County Environmental Report Page 9
Application for Change of Zone
Tsugio & Asako Miyamoto
consistent with the agricultural and residential land use considerations in determining
future agricultural and residential boundaries of the CDP as follows:
Agricultural:
• Areas of existing agricultural use.
• Location of the state agricultural district.
• Providing opportunity for both small scale and large scale agricultural operations.
• Areas of low urban suitability.
• Use of agricultural zones for "large lot developmem", e.g., one acre, single-family residential.
Single -Family Residential:
• Provision of more than ample land for residential development in addition to the projected
requirement so that there is a choice available to developers and home purchasers, and especially
as a means to curtail the rising cost of housing.
• Location of existing residential areas.
• Land slopes, soil conditions, and drainage suitable for residential development.
• Location and condition of existing and planned streets and roads, sewers, water, etc.
• Location of existing and planned commercial and employment centers and schools and other
public facilities.
Discussion: The proposed rezoning conforms with and is not contrary to the CDP
which supports opportunities for small scale family -agricultural operations thereby
making diversified family -agricultural activities a feasible endeavor for the young
family or resident with limited income. In addition, the Properties are currently in
existing agricultural orchard use, are located in the State Agricultural District, are
designated Low Density Urban by the LUPAG map, have sufficient streets and roads
and water, is located within close proximity to commercial and employment centers,
and other public facilities in Hilo, and its topographical features are well-suited for the
proposed development of residential and agricultural activities (see Exhibit 6 -Hilo
Community Development Plan Master Plan Map.)
Background and County Environmental Report Page 10
Application for Change of Zone
Tsugio & Asako Miyamoto
2.6 COASTAL ZONE MANAGEMENT AND SPECIAL MANAGEMENT AREA
The Properties are not located within the Special Management Area (SMA) of the
County of Hawaii.
3. ENVIRONMENTAL SETTING, IMPACTS & MITIGA TION MEASURES
3.1 PHYSICAL CHARACTERISTICS/ENVIRONMENTAL SETTING
3.1.1 Climate
Setting Located on the wetter windward side of the island, the mean annual rainfall is
about 90" to 150". Relative humidity is generally stable and mean annual temperature
is about 72°F to 74°F. Wind patterns are diurnal --dominant easterly tradewinds
prevail during the day, while in the evening cooler westerly winds sweep down the
slopes of Mauna Loa. Seasonal changes are mild and fairly uniform.
Impacts and Mitigation None. The proposed action will not alter the microclimate of
the region.
3.1.2 Topography and Soils
Setting The Properties are situated at the 200 -foot elevation, and are basically flat
with an average grade of zero to 5% with pahoehoe lava outcrops. The soils in this
general area are classified as the Papai extremely stony muck (rPAE) series,
characterized by a surface layer comprised of well -drained, thin, extremely stony
organic soils over fragmental A'a lava. Permeability is rapid, runoff is slow, and
erosion hazard is slight. Papai soils are usually used for woodland, with small areas
used for pasture, orchards and truck crops. Its overall productivity rating for
agricultural use is rated as "E", or "Very Poor", by the Land Study Bureau. The State
Department of Agriculture's Lands of Important to the State of Hawaii (ALISH) map
classifies the Properties as "Other Important Agricultural Lands." This category
includes lands other than "Prime" or "Unique" Agricultural Land.
Impacts and Mitigation None. Because of these topographical features, the land is
well-suited for the development of family -agricultural activities. Compliance with the
County requirements would further ensure minimal erosion and sedimentation impacts
during future development.
Background and County Environmental Report Page 11
Application for Change of Zone
3.1.3 Natural Hazards
Tsugio & Asako Miyamoto
Flood and Coastal Hazards. The Waiakea-Uka Flood Control Project which was
designed and constructed to Federal Emergency Management Agency (FEMA)
standards to manage floodwaters in the area is situated approximately 2,200 feet
northwest of the Properties. The U. S. Corps of Engineers Flood Insurance Rate Map
(FIRM) designates the Properties in "Zone X," or outside the 500 -year flood plain, in
an area of minimal flooding. The Properties are also located outside the County of
Hawaii Civil Defense Agency's Tsunami Evacuation Zone.
Volcanic and Earthquake Hazards. According to the United States Geological
Survey maps, the Properties are located within Lava Flow Hazard Zone 3, on a scale
of ascending risk 9 to 1. Zone 3 areas include other areas on Mauna Loa in which the
hazard is graditionally lower than in Zone 2 in which lava flows have covered about
15 to 20% of Zone 3 on Mauna Loa during the past 750 years. The Building Code
designates the entire island of Hawaii in Earthquake Zone 3 and contains certain
structural requirements to address the relative seismic hazards.
Impacts and Mitigation. The Properties are not within any flood or tsunami hazards
zone. The Building Code requirements mitigate potential earthquake hazards.
3.1.4 Air and Noise Quality
Air. The air quality in the South Hilo district is largely affected by air pollutants from
natural rather than vehicular sources. The most predominant source of natural
pollutants is from the Kilauea volcano's east rift eruption located southwest of
Panaewa. Emissions from the ongoing eruption can be seen as a volcanic haze which
intermittently blankets the area. Vehicular exhaust is a lesser source of air pollutants.
Noise. Noise in the general area is associated with vehicular sources within the
subdivision. Noise generated by additional traffic within the proposed 1 -acre
family -agricultural lots should be minimal.
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Application for Change of Zone
Tsugio & Asako Miyamoto
Impacts and Mitigation The proposed rezoning will not alter the air and noise
qualities of the region. Fugitive dust specifically arising from future development can
be mitigated by observance of standard industry practices for air quality management.
3.2 HISTORICAL/ARCHAEOLOGICAL RESOURCES
Settine The Properties are not among those listed as historic properties in the Hawaii
Register, and have not been determined to be eligible for inclusion in the National
Register of Historic Places.
Impacts and Mitigation None. Because the Properties have been previously
disturbed, any surface or subsurface archaeological remains are unlikely.
3.3 NATURAL RESOURCES
3.3.1 Flora/Fauna
Settine The Properties are improved parcels of land and are in active agricultural use,
such as navel orange, banana, persimmon, lichee, macadamia nut trees, and Christmas
trees. Mammal species which occur on the Properties include introduced animal
species, such as mongoose, mouse and rats. These are common species which are
found throughout the island. There are no known rare or endangered plant or animal
species on the Properties or in its immediate vicinity.
Impacts and Mitigation None. There are no known rare or endangered animal species
on the Properties or in its immediate vicinity. Native vegetation was likely removed
from the Properties no later than site work for the Panaewa Farm Lots Subdivision,
after which lands were planted with navel orange, banana, persimmon, lichee,
macadamia nut trees, and Christmas trees.
3.3.2 Scenic and Open Space Resources
Setting The Properties are not listed as a distinctive and identifiable land form
distinguished as landmarks or as having a frontyard vista of distinctive feature as
identified in the General Plan within the South Hilo District.
Impacts and Mitigation The proposed rezoning will not directly impact upon existing
vistas.
Background and County Environmental Report Page 13
Application for Change of Zone
3.4 SOCIO-ECONOMIC RESOURCES
Tsugio & Asako Miyamoto
Setting The requested rezoning would designate and allocate land uses in appropriate
proportions and in balance with the social, cultural and physical environment of South
Hilo.
Impacts and Mitigation None, as the proposed rezoning meets land use plans, policies
and controls which support the designation and allocation of the Properties in
agricultural and very low density agriculturally -based residential use in keeping with
the social and cultural environment of the Panaewa area.
3.5 SURROUNDING AREAS
The surrounding land uses include the Panaewa House Lots subdivision to the south,
Hawaiian Homes Land to the east, and the remainder of Panaewa Farm Lots to the
west. These lands are either in agricultural uses or as established single-family
dwelling houselots zoned Ag -1a, Ag -3a and A -I Oa along its northern, western and
eastern boundaries. The proposed rural -style residential -agricultural rezoning is
consistent with, and will be an extension of the existing rural agricultural and
residential uses of Panaewa Farm Lots in conformance with County zoning
regulations. Therefore, no adverse impacts to surrounding uses and properties are
anticipated because of the proposed development of the Properties.
Impacts and Mitigation None, as no adverse impacts to surrounding uses and
properties are anticipated because of the proposed development of the Properties.
4. INFRASTRUCTURE, PUBLIC FACILITIES AND SERVICES
4.1 Access
Setting Primary access to the Properties from Kanoelehua Avenue is via Makalika
Street, a County maintained roadway having a pavement width of 18 feet within a
50 -foot wide right-of-way. Railroad Avenue which has a pavement width of 20 feet
with 8 -foot wide paved shoulder within a 70 -foot wide right-of-way, provides
secondary access to the Properties. Adjacent landowner Nani Mau Gardens has
obtained an extension of time to complete the Makalika Street-Kanoelehua Avenue
intersection, a condition of approval for its arboretum operation.
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Application for Change of Zone
Tsugio & Asako Miyamoto
Impacts and Mitigation It is not anticipated that the proposed action will generate any
significant daily vehicular trip counts along Makalika Street which are generated by
subdivision residents.
4.2 Water System
Settine The Properties are serviced by an existing 12 -inch waterline located along
Railroad Avenue and a 6 -inch waterline located along Makalika Street. Both lots are
currently serviced by an existing 5/8" pipe.
Impacts and Mitigation None. An existing water system is available, and will be
sufficient to meet the needs of the family -agricultural lots.
4.3 Wastewater System
Setting The Properties are not serviced by a municipal system. Wastewater from the
existing single-family and ohana dwellings are disposed of via on-site cesspools. The
Properties are situated approximately 2,000 feet west of the 1,000 -foot radius of the
Panaewa Drinking Water Well site. Under the Applicants' proposed subdivision plan,
wastewater is proposed to be managed by private septic systems installed by
individual lot owners in compliance with all applicable State and County regulations.
Impacts and Mitigation None required as private septic systems will be installed by
individual lot owners in compliance with all applicable State and County regulations.
In addition, the Properties are unlikely to contaminate groundwater resources since the
Properties are not located along the lower coastal resource areas and is located
approximately 2,000 feet west of the Panaewa Drinking Water Well site.
4.4 Police and Fire Protection and Medical Services
Setting Protective and emergency services are provided by the County of Hawaii,
with the Hilo police headquarters, located on Kapiolani Street, approximately five
miles southeast from the Properties. The County Fire Department provides fire
protection services through the fire station headquarters located on Kinoole Street and
fire substation located on E. Kawailani Street, located approximately three miles
northwest (mauka) from the Properties. Medical, surgical, acute care and skilled
nursing facilities are available at Hilo Medical Center in Hilo.
Background and County Environmental Report Page 15
Application for Change of Zone
Tsugio & Asako Miyamoto
Impacts and Mitigation None required as adequate police and fire protection and
medical services are available.
4.5 Utilities
Settine Electrical power is available from the Hawaii Electric Light Co., Inc. and
telephone service from GTE Hawaiian Tel.
Impacts and Mitigation None required since adequate utility services are available.
4.6 Park and Recreational Improvements and Facilities
Setting Malama Park, approximately 10.5 acres, is located at the intersection of E.
Mamaki and Awa Street, approximately one mile south from the Properties.
Impacts and Mitigation None required since adequate park and recreational
improvements and facilities are available.
4.7 Solid Waste Disposal Facilities
Settine Solid waste disposal for East Hawaii is serviced by the Hilo landfill waste
disposal site located approximately five miles north from the Properties.
Impact_ s and Mitigation None required since adequate solid waste disposal facilities
are available.
5. ENVIRONMENTAL ASSESSMENT AND ANALYSIS
5.1 Relationship Between Short -Term and Long -Term Uses and Maintenance of
Long -Term Productivity
The proposed action will enhance the long-term productivity of the Properties by: (1)
providing opportunities for successful intensive farming on small acreage farms, while
maintaining the rural character of the Panaewa community and rural lifestyle, and (2)
fostering opportunities for additional family -agricultural development as supported by
the Hilo Community Development Plan.
Background and County Environmental Report Page 16
Application for Change of Zone
5.2 Irreversible and Irretrievable Commitment of Resources
Tsugio & Asako Miyamoto
As with any development, the proposed action will result in commitment of land,
capital, material, public services, and utilities. However, the low density of the
proposed rezoning should mitigate the extent to which these resources are
encumbered.
6. ALTERNATIVES CONSIDERED
6.1 No Action Alternative
Under the "No Action" alternative, the Properties would remain in its present
condition, would not help to implement the objectives of the Hilo Community
Development Plan, which encourages additional family -agricultural development for
the Panaewa area, and would be contrary to the goals, policies and standards of the
Hilo Community Development Plan which is the Commission's official document to
guide all of its decision within the Hilo Urban area, including the Panaewa
community.
7. AGRICULTURAL ZONING QUESTIONNAIRE
The Applicant has completed and attached the Planning Department's Agricultural
Zoning Questionnaire as Exhibit 7.
8. LIST OF SURROUNDING OWNERS
A list of the names, addresses and tax map keys of all owners and lessees of record of
surrounding properties is attached hereto as Exhibit 8.
Background and County Environmental Report Page 17
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EXHIBIT 1
SITE PLAN
Hwy
Pa'uo Palai
9
x
EXHIBIT 2
LOCATION MAP
Kawailani St
1
F Ahuna Rd
alai St
I
Railroad Ave
\\ 3
) auoelehua Ave
IPA r
QCT YROQ�.,V's
SVS
Kilauea Ave
F Kalo St
Hale Manu D
y
Pa'uo Palai St -
1
Fr4amalaboa Hwy
EXHIBIT 2
LOCATION MAP
Hawaii, HI, 1998-99 - 32-2-048, Sheet: 1 of 1
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fCe. I T • N!l
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TAX MAP
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TAX MAP
VIEW FROM MAKALIKA STREET IN THE MAUKA DIRECTION TOWARD
MAKALIKA STREET/KANOELEHUA AVENUE INTERSECTION
MAKALIKA STREET AND KANOELEHUA AVENUE INTERSECTION LOOKING IN THE MAUKA DIRECTION
EXHIBIT 4
SITE PHOTOGRAPHS
VIEW OF MAKALIKA STREET FRONTING SU&tECT PROPERTY LOOKING IN THE MAUKA DIRECTION
VIEW OF SUBJECT PROPERTY FROM MAKALIKA STREET FRONTING PARCEL 91
SINGLE-FAMILY DWELLING ON PARCEL 91 (561 MAKALIKA STREET)
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S-204 STATE, OF MA1)J.S I,
BUREAU OP owatA1)C2 ..
RECOKOLD
1 JuL 27, 6992 08:01 AN
Doc No(a) 9/2 -120149
!e/ 9, rUaURA�
aGO15TYAa Or COxWTAMCDS
e$1 I CONVEYANCE TAX' 90.00
I
Return by Ma11 (K) FXCNUD 1 , :"+
RALPH D. BLACK, Attorney at Law #'2567
6B8 Kinsale Street suite 210 ry
Hilo, Hawaii 967200
waRRANTy DEED TO TRUST
GRANTORS: TSUGIO MIYAMOTO and ASAKO ARAKI MIYAMOTO, husband
and wife, whose mailing address is 551 Mehalika
5treat, Hilo, Hawaii 96720
GRANTEES: Tsu(410 MIYAMOTO, Trustee of the Tsu9i0 MiYOMOtO
Revocable Living Trust, doted July 9, 1992, and
ASAKo ARAKI MIYAKOTO, Trustee of the As:ake Araki
Niyamoto Revocable Living Trust, dated July 9.
1992
PROPERTY: 559 MAkalika Street
Hilo, Hawaii 96720
TMK No. (7) 2-2-48-14
551 Na)calika STreet
Hilo, Hawaii 96720
TMK No. (J) 2-2-48-91
THIS DEED, made this 9th day of July, 19921 by and between
TSUG70 NTYAMOTO and A6AKO AitAKl MTYAMOTO, husband and wit*, of
Keeau, Hawaii, hereinafter called the "GRANTORS", Br,d TSUG10
MIYAHOVO, Trustee of the Tsugic Miyamoto Revocable Living Truat,
dated July 9. 1992, and A5AXO ARAKI MIYAMOTO, Trustee of the
s1cualO Tate(aPp %GR Ms ere OseeaTMs"AN
AccoM oo^%CM oMV.non ,,A\IP+n,u 19W "of AsTO
Oi Mauro" ^"a R"M ON mss.
EXHIBIT 5
WARRANTY DEED
Asako Araki Miyamoto Revocable Living Trust, datsd July 9, 1991,
both of whops nailing address is 551 Makali" Street, Hilo,
Hawaii 96720, hereinafter called the "GRIWTR[S", with full
power■ to buy, well, transfer, convey, assign, lease, mortgage,
etc.,
�i T N E S r T M:
That in consideration Of the sum Of TEN uu"4%RS ($10.00)
and other valuable consideration paid by the Grantees, the
receipt of which is hereby acknowledgad, the Grantors do hereby
grant, bargain, sell and convey unto the Grantee9 as Trustees
sforecald, with each trust holding an undivided one-half (1/2)
interest with the other trust, as Tenants in Common, their
successor^, snceeeeoro in trust and aseigne, ahsolutely and in
fes simple forever:
All of that certain parcel Of land and property, real and
personal, described in LXhibit "A", attached hereto and made a
part hereot.
And the reversions, remaindere, rents, issues and profits
thereof and all of the estate, right, title and interest of the
Grantors, both at law and in equity, therein and thereto;
TO HAVE AMC TO HOLD the ease, together with all buildings,
improvements, rights, easemsnt5, privileges and appurtenances
thereon and hereto belonging or appertaining or held and enjoyed
-2-
therewith, unto the Grantees as Trustees aforeaaid, TN TRUST,
for the uses and purposes and with all of Che powars sat forth
in the aforementioned Trust Agreement. Said powers include
Without prejudice to the foregoing full power and authority to
buy, sell, convey, exchange, partition, mortgage, lease for any
purpose and for times extending beyond the duration of the
Trust, pledge or otherwise deal with and dispose of said
property according to the sole judgment and discretion of the
Trustee of the aforementioned Trust.
AND, in consideration of the premises, the Grantors do
hereby covenant with the Grantees that the Grantor■ are seized
of the property herein described; that said property is free and
clear of and from all liens and encumbrances, except for the
lien of real property taxes not yet by lav required to be paid,
and except e6 may hereinabove specifically be est rorthy that
the Grantors have good right to well and convey said property,
as aforeeeid; and, that the Grantors will WARRANT AND DEFEND the
same unto the Grantees against the lawful claims and demands of
all persons, except as aforesaid.
The rights and obligations of the Grantors and the Grantees
shall be binding upon and Inure to the benefit of their
respective estates, heirs, personal reprossneativss, successors,
oucceeeors in trust and permitted assigns. All obligations
undertaken by two or more peraons shall be deemed to be joint
and several unless a contrary intention shall be clearly
expressed elsswhere herein.
-3-
who conveyancs herein set forth and the Warranties or the
Grehfors concerning the same are expressly dselered to be in
favor of the Grantees, Grantaea successors, sueeosscre in trust
and permitted aaeigns or the Cranteas.
The terms "Grantors" and "Grantees" as and when used
herein, or any pronouns used in place thereof, shall indicate
and include the masculine and feminine gender, the singular and
plural in number, individuals or corporation", and their and
each of their rospootive hairs, personal reprosantativee, and
assigns, according to the context thereof. If those presanto
are signed by two or nore Grantors or by two or more Grantees,
all covenants of such parties Shell for all purposes be joint
and several.
IN WITNESS WHEREOF, tho Grantors have exoouted theta
ptesobt■ as of the day and year first above written.
APPROVED AS TO FORM
TSUG MZ+hMO'PO
ASAICO ARAiCI MSVAMOTO
"GRANTORS"
-4-
STATE OF HAWAII )
SS -
COUNTY or HAWAII )
on this 9th day of July, 1992, before me personally
appeared TSUoiO MIVAMOTO, to me known to ...e the person described
in and Who executed the foregoing instrunent, and acknowledged
that he executed the same a■ him free act and deed.
L -S- NotaITIVub2pic, Third Judicial
circuit, Ste to of Hawaii
Hy commiesion expires; 6-9-96
STXWX Or HAWAII )
SS:
COUNTY Or HAWAII )
On this 9th day of July, 1992, before no porsonally
aypeared ASAKO ARAM MIYAMOTO, to me known to be the person
described in and who executed the foregoing instrument, and
acknowledged that she executed the same as her free act and
clued.
y,S. tis ie, Third Judicial
Carcuit, State Of Hawaii
My commission expires: 6-5-96
-5-
F.XHTDIT "A"
LOT 2-0
14xy^pKyro suaDivISIOn. ORIS S
t.ahD 9xs9ATLTAT MAiAtrJ1-.. Sou'ri tllLo, ISLAND Ot 'YA9iaxl,
kAYAx1.
wing a porYiO,+ of Giant 134070 to 7:20910 and AaeAO
nlynaot0, being also a portion Of Lot x, tan►eve tazl Lots.
aaginniag at the e0uthwat.corner Or th4e parcel,et laud.
aLnq also the aomthaant corner df Lot 9'-A and on the northe3!1Y.aAAa
.f hakall" Street, tha coordSnatae,of said point of beginning
starred tv Gbverns�ant SwrvaY Sriangulaclen station exkthl,e being
5.971.97 fast South 1100.15.339:5! list East, thence runntrs3.by
ziwths maesurad eyoekwie. .from.. crus 9o�tha
1, 1630 OQ•
adi.SO fest along the raaaalhtler Of Grant
'T3 •DSO to TsugiD.and Raake
.
.. .M -Tito '(Lot 2-A) a
2. 2510 O'0^,.
197: 00, .fast along the r%"*ndar,Of Grant
,I - 13,034�to Snug LO and Asake
.
n1Y.r.oto (*.at 1-D) i '
3. 7410:00•. _
.� fat:SD- tilt along chs reolrMat. of iWsi,t
'
..13A39.ae Tsu9Xv_and* AsatO:
NfYssofo (Lot 2-c).a4. .
71. 00'
199.00 feet. along nakaliks sheet to
the point of beginning and
containing an Area Of
3.102 pees _
A-1
Being Portion of the I-nd oarimyad
70: TSWIO HIYAMM and ASW AnAXI ?IIYAMITO, husbond and
wifo as 'Taunts by the 0%timty
BY MM PROM : Ts=0 MTYlMVW and ASW ARrVJ KTVP0 ,ylO, huabMd and
vile
bATM r rebru�-y 25, 196B
RpOORDID i Libor 31685, Page 173 as Daoinnnt He, BB -29122
ITDE7LC:. HOHCvts, to the fbllwirmt
1. Resarvations as contained in Land Patent Grant Me. 13,010, to
Reserving to- The State of Hawaii in perpetuity all
rights to ground and surface waters which are or
WAY d appertaining t:n em land herein described
or the ownership thersofl
ReaarAwa,.'alao, . to she • state eY Rawer" iw poryatuity
all minerals, mineral substances, Oils and natural
.nrmaee of every sort and description there unry
be upon *As ■usface or in or muter the land
herein described, tageth■r with the rigght to
s�tsv open said land far -purposes of a ning, .
C 111Ynq or otherwise capturing, collecting
err •xtsaeting the "me and trs"Sporting such raw or
prcceaod.materiale off said land.
A-2
END OF EXHIBIT
..............
,GX819ZT "D"
LOT 2-A
lakD liSUASCD A7 WA2A7tUr SOOTN NSLdr T5L1WD 07 SAelA22.
hAMAll.
Doing a portion of Cram 23,070 to Sauglb and Make
piyaacto, being also a portion of Leet 2, l•anseve rare Lot*.
leglnnanq at the southeast corner of this parcel Of land,
bedne alma the mutI at corner of Lot 2-5 and an the northarly aide
of alakslika Street, the coordanatae Of aaid.poar[t of beglhning referred
to Goverrmant-Survey Triangulation Station sAALAlj' being
15,972.97 feet Sbd'th and 15,M1 .S7 teat IaaY thanes, running, by
■almuthe nr■murell clackuise from true.Snuth,
1. �7iD.'do•', .'•, '177.DO�fiaet aaony Ma%ailhi straaef .
2. Rance ,along the rmmiinder bf'Chant 13.030 to Taogio,&MA ASARC
Y.Syameto (Lot 2-D) on a oar"
to the right vitt' a• radius of
._ 20':00 roar, tha Chord amimoth
and diet•nee boring:
., •=10 •00• 24,38 teaei
3. Isla 0o• 4e3.SD test along tha rmraindar at or
13,030 ta.Setglb and Aiako
Mlyaroto (Lot'.2-D)f
a. •3510 OD• 1!7.00 feet alone Garel
5. 7u • 00' 662.50 feet along the remainder of Orant
3:3,010 to Tau94o and Asakb
M4.Ya1.0te !Lot 2-8) to the point
of beginning and Containing an
area of 3.oe5 Acre" -
B -1
Ea1.7g pox an of 2-4 lord cant:'• :l
TO. TSLYW rQYAWW &-4 ASXKO X�I AZCIAX=, h"ah" and
vrl_s as Terwna t.: the E^e.isstf
BY Der] FhM TS=Q SSP' MOTO e=.d- ASAVO .l7ANl lCjW-T=, to h&td end
wi'_e
0NIM rabv, y 25, 1999
PECDPOm Libor 21695, page 172 a. DnCvMVr:t w. P.9-29122
SUBJECT. ROWVT.R. to;
1. Reo*rwtione as eontoleed in Lod Potent Grant No. 19,03D, in dtl
Baa*rviM to tho !tate of Hawaii to parpetuicy all right" to se"n"d one
morrac• raters which see or My ''a "ppertaintoR to the Sand herein
dtacriled or the ownerehtp thereof.
Buerving..1ao, to the lute of Powell In perpetuity all atuerals,
einer.l suhatauwe, oil* and n.wral tape* of awry sort and
da.eriptioa that as? %. "poo the p rraes or to er under the land herein
dncr76edr together with the rlpht to enter Upob gold Sand for porpons
of albino, drilling or otherwise cspturisp, calletting or eptractinp
the rase and transportfns much raw or procusad materials off said land.
2• CBAn OF BA98fCM
In Tawe Of -
Rowsii Electric Light company. too. and syr Nathan
Telephone Company Tneorporated
D.t.d r Jaiy 2, 1990
Recorded to the lurew of Conv.yaneem 00 ?loaf"ant No. 90-147004.
Granting at •*eament to cobatmct A underarmnd lines slonp a portion of the
eaetatly Bw ndery sad overhead utility line "*get"& the eourhneterIT refnrr,
as show to lop .tca.b.4 thereto and "ado * part thereof.
3. Am PnopEwy 2rOlrrOlm ASID rxNmc1N0 9PATkT47PP
1t7R12';Aum f TSM10 KIYVWM sand ASAND APNQ MIYAK=, h"eband and
wife
M71aGA= FIMT WWATIM Bmx, a Hawaii organization
DAM
A£WPDi9 . Oocan•nt No. 92-IOS390
X-2
E b OF LYHI IT
Figure 11 HILO COMMUNITY DEVELOPMENT PLAN
`...`r'. TSUNAMI INUNDATION AREAS
FLOOD HAZARD AREAS
in ALTERNATE RESIDENTIAL EXPANSION
RS15 HAWAII COUNTY ZONING (Proposed)
RS 7.5
SINGLE-FAMILY, 7,500 S.F.
ML 20
LIMITED INDUSTRIAL, 20,000 S.F.
RS 10
SINGLE-FAMILY, 10,000 S.F.
MG la
GENERAL INDUSTRIAL, 1 ACRE
HIS 15
SINGLE-FAMILY, 15,000 S.F.
A 1a
AGRICULTURE, 1 ACRE
RD 7.5
DOUBLE -FAMILY, 7,500 S.F.
A 3a
AGRICULTURE, 3 ACRES
RM 1
MULTI -FAMILY, 1,000 S.F./UNIT
A 5a
AGRICULTURE, 5 ACRES
RM4
MULTI-FAMILY,4,000S.F./UNIT
A 10
AGRICULTURE, 10 ACRES
V .75
RESORT -HOTEL, 750 S.F./UNIT
A 20a
AGRICULTURE, 20 ACRES
CN 10
NEIGHBORHOOD -COMM, 10,000 S.F.
A 40a
AGRICULTURE, 40 ACRES
CG 7.5
GENERAL COMMERCIAL, 7,500 S.F.
O
OPEN, PARK AND RECREATION
(H) HAWAIIAN
HOMES LAND
PUD PLANNED UNIT DEVELOPMENT
DTA DENSITY TRANSFER AREA
EXHIBIT 6
HILO CDP MASTER PLAN MAP
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ATTACHMENT
Agricultural Rezoning
PLANNING DEPARTMENT
COUNTY OF HAWAII
APPLICATION FOR CHANGE OF ZONE
1. If your request is approved, do you intend to subdivide the subject
land in accordance with the approved change of zone? Yes
If yes, please answer the rest of question 1 and then to question 3.
a. How many acres of the requested area do you Intend to subdivide? 3.102 acres on
Lot 2-A-1 (1 0pp9 aSre ) Lot 2-A-2 (1.001 bo F parcels
b. Into what lot sizes? acres); Lot -A-3 11.�8'� acres); Lot
2-A-4 (1.083 acres)• Lot 2-A-5 (1.001
acres Lot 2-A-6 (I 011 acre )
c. If your request 1s approved', approximately �iow long ater the
date of approval do you expect to submit your subdivision plans
to the Planning Department for preliminary approval? Within one year
d. Do you intend to build houses on the newly created lots? No
If yes, please answer the following questions:
On how many of those lots?
At what approximate price range? House
Lot
Total
Approximately how long, after approval of the subdivision,
would the first house be available for occupancy?
If you intend to subdivide, please submit a preliminary schematic See Exhibit 1,
subdivision plan together with your change of zone application Site Plan
form.
2. If you have no firm plans of subdividing the subject area, do you
intend to:
a. Sell or lease the land to someone who has firm plans?
b. Sell or lease the land to someone who has tentative plans?
C. Sell or lease the land to someone who has no plans?
d. Keep it?
e. Other (please state)
P.D. 2 5/84
EXHIBIT 7
AG ZONING QUESTIONNAIRE
4
f. If you intend to do either a, b, c, please elaborate on the kind
of plans the other party has. Please, also, include in your
answer approximately how soon after approval of your rezoning do
you expect to transfer the subject land to another party.
3. Do you think that your request and your further plans for the land
will alleviate the local housing situation? - Yes
How? By expanding the availability of one -acre parcels
for both diversified agriculture and related residential
uses.
4. Are there any buildings on the subject area?
Yes
If so, what kind? Parcel 14: two open garages and hot house.
Parcel 91: 3 bedroom/3 bath single-family dwelling w/garage and
storage area and patio, and a 3-bedroom/1.5 bath ohana dwelling
w/garage an sto�a e areA,, is
What do you nten td do w h those buildings if your request
approved? The single-family dwelling will remain on proposed Lot 2-A-1.
The ohana dwelling will remain on proposed Lot 2-A-2. The
two open garages on proposed Lot 2-A-6 will be removed.
5. Is the subject land currently being used for any agricultural activity? Yes
If so, please list the kinds of products grown and on how many
square feet or acres of land per product.
Parcel 14: Fruit tree orchard consisting of navel orange, banana,
macadamia nut trees, lichee, persimmon, and Christmas trees.
6. Was your request to allow for the creation of smaller agricultural
lots? Yes
If so, did your plan include the following considerations?
a. Commodity to be produced?
Yes
What kinds of commodity? navel orange, banana, macadamia nut tre" ,
ornamental plants, lichee, persimmon, Christmas trees, guava, avocado
b. Suitablility of the proposed lot -size for that commodity? Yes
C. Sufficient farm size to allow reasonable chance of success in
commercial agriculture? Yes
-2-
d. Agricultural leases or other forms of assurance that potential
buyers or leases would put the subject area into some form of
agricultural use? Yes
Please state the proposed type of arrangement.
Lot owners will comply with applicable State and County zoning
laws related to agricultural uses.
Please submit your agricultural plans for the subject area and
present evidence of consideration of the above requirements together
with your request for a change of zone.
If you do not intend to subdivide the subject land for some sort of
agricultural purpose, please state your other reasons.
7. To your knowledge, has there been any flooding and/or drainage problem
on the subject area? No
If so, please describe the problem.
8. Do you think that the roads leading to the subject area needs
improvements? Ve.G
If so, what kind?
Is the road adequate for the proposed traffic volume or load? Yes
9. What sort of governmental assistance and/or improvements do you feel will,
be needed in the subject area when developed?
Yes No
X
a. Schools
b. Roads %
c. Sewer %
d. Drainage
-3-
Yes No
X
e. Police Protection
f. Fire Protection R
g. Recreational Facilities %
h. Public Utilities X
i. Other
For those checked "yes," please elaborate what type or kinds of improvements
and/or assistance are needed.
Signature: See authorization letter
Address: 551 Makalika Street, Hilo, HI 96720
Telephone: 959-7595
Date: June 30 1999
-4-
Names and addresses of owners and/or lessees
of land within 500 feet of the perimeter boundary
of
TMKs: (3) 2-2-48:14 and 91
2-2-51-24
Henry M. Terada Trust
1450 Railroad Avenue
2-248-13
Toyama Garden Hawaii Corporation
Hilo, Hawaii 96720
c/o Nani Mau Gardens
421 Makahka Street
2-2-51-25
Stan N. Nabara
Hilo, Hawaii 96720
670 Makalika Street
Hilo, Hawaii 96720
2-2-48-94
Soka Gakkai International -USA
2-2-48-95
525 Wilshire Boulevard
2-2-51-26
Ray K. Kawachi
Santa Monica, California 90404
600 Makalika Street
Hilo, Hawaii 96720
2-2-48-96
Mark K. & Donna A. Moriwaki
665 Makalika Street
James & Lynn S. Okuna
Hilo, Hawaii 96720
750 Kaalo Place
Hilo, Hawaii 96720
2-2-48-108
Glenn Y. Kamm
126-A Awa Street
Hilo, Hawaii 96720
2-2-51-27
Lynn M. Nagata
459 Iwalani Street
Hilo, Hawaii 96720
2-2-48-109
K. Watanabe
2312 -Al
2312-A Kinoole Street
2-2-51-28
Hiroshi Shishido
Hilo, Hawaii 96720
548 Makalika Street
Hilo, Hawaii 96720
2-2-51-29
Milton T. Hakoda Trust
Fumiko Hakoda Trust
520 Makalika Street
Hilo, Hawaii 96720
2-2-51-30
Clyde H. & Stephanie Imaizumi
431 Inia Lane
Hilo, Hawaii 96720
2-2-51-31
Shigeto & Yaeko E. Setoda
466 Makalika Street
Hilo, Hawaii 96720
2-2-48-92
Yofu & Kazue Sakane
P.O. Box 4069
Hilo, Hawaii 96720
2-2-48-97
Robert T. Matsuda Trust
635A Makalika Street
Hilo, Hawaii 96720
EXHIBIT 8
SURROUNDING PROPERTY OWNERS