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HomeMy WebLinkAboutCOM 0659.000 1998-2000Stephen K. Yamashiro Mayor 3f1o1 (.90unfg of (ttfvttit 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax(808)326-5663 William G. Davis Managing Director Henry Cho Deputy Managing Director O February 4, 2000 CD T, G_t -;-1 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 99-026) Applicant: George T. Hara and Adele T. Hara Request: RS -10 to CN -20 Tax Map Key: 2-2-34:85 and 93 —o 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. Sincerely, a J Stephen K. Yamashiro Mayor LharaOl MAY Enclosures cc: Planning Department 51,11 105 Comr Re;, FlIt Ref. Stephen K. Yamashita Mayor FEB 0 4 Zii00 dauufg Of �'Kttf xz i PLANNING COMMISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii %7204252 (808) %1-8288 • Pax (808) %1-%15 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 99-026) Applicant: George T. Hara and Adele T. Hara Request: RS -10 to CN -20 Tax Map Key: 2-2-34: 85 and 93 The Planning Commission, after a duly held public hearing on January 21, 2000, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 67,500 square feet of land from Single Family Residential (RS -10) to Neighborhood Commercial (CN -20). The property is located in Waiakea Houselots bordered by Hinano Street and Manono Street, across of Big Island Candies and approximately 300 feet north of the Hinano Street-Kekuanaoa Street intersection, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The request for a change of zone designation from a Single Family Residential (RS -10) to Neighborhood Commercial (CN -20) would allow the applicant to construct an office building on the subject property. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. The approval of this request would be in keeping with the following goals, policies and standards of the General Plan: * 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. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. 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. Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. * Provide for commercial developments that maximize convenience to users. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. * Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. In the General Plan, a Course of Action for commercial development within the South Hilo District recommends that "appropriately located commercial zoned lands shall be allocated as the need arises." This request would be consistent with the urban form depicted for Hilo in that it would add commercial uses serving the entire City of Hilo and its surrounding region in close proximity to other similar commercial zoned districts and activities. The General Plan also provides the concept of mixed use zones to allow compatible commercial uses to mix with residential uses. Such mixed use zones are appropriate in areas of economic transition, such as older residential areas which are needed as sites for more intensive development and light industrial areas which are in demand as sites for commercial uses. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan represents 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 spatial relationships among various land uses and the expressed policy statements of the document itself. The LUPAG Map, in essence, establishes the basic land use pattern for areas within the County. The subject rezoning action conforms to the LUPAG Map which designates the area for Low Density Urban Development. This designation allows for uses single family residential in character, ancillary community and public uses, and convenience type commercial uses. The applicants propose to construct an office building to relocate their accounting and clerical staff. The move would create additional space at their current wholesale grocery business on Makaala Street in Hilo. The rezoning reclassification would be a reasonable expansion of commercial activities associated with this designation and the existing commercial uses in the area. The surrounding properties consist of a mix of residential and commercial uses. The Hilo Community Development Plan (CDP) recommends that portion of the Waiakea Houselots be retained in single family residential uses. However, it also recommends additional multiple family residential uses toward and along the western side of Manono Street, north of Lanikaula Street to the Kilauea Avenue-Kinoole Street area adjacent to and near the Wailoa State recreation area, the University of Hilo at Hawaii, Hilo Shopping Center and the Kaiko'o Shopping Complex. The applicants propose to construct an approximately 2,000 square foot one-story structure on the site. Access is proposed from both Manono and Hinano Streets. The 5 existing homes on the properties will be demolished, and 15 parking stalls are proposed. Landscaping will be provided to minimize visual impacts. The rezoning reclassification would be a reasonable expansion of commercial activities associated with this designation and the existing commercial use (Big Island Candies) established on the parcel across the street from the subject properties. The project site is situated within close proximity to schools, commercial areas, employment centers and public safety services. The Hilo Community Development Plan, adopted by Resolution in 1975 by the Planning Commission, recommended that the area be retained as RM -4. However, there has been increasing demand for additional commercial -zoned lands in the area. Except for Big Island Candies, located across the street from the subject property and zoned CG -20, surrounding parcels are zoned RS -10 and in residential uses. Since 1981, this area has gradually been in transition from residential to commercial. North on Hinano Street approximately 750 feet from the subject properties are parcels zoned CN -7.5. This area includes Don's Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 Grill and the JCC Credit Union. Oda -McCarty Architects is located on Manono Street approximately 600 feet northwest of the subject properties. Recent commercial rezonings in the vicinity include: • TMK: 2-2-34: 35 (REZ 877), site of Oda -McCarty Architects, from RS -10 to CN -7.5 by Ordinance No. 98 15 effective February 24, 1998. • TMK: 2-2-34: 67 (REZ 861), site of Big Island Candies located across the street from the subject properties, from RS -10 to CG -20 by Ordinance No. 97 92 effective July 3, 1997. This property was also the subject of a Planning Director initiated General Plan Amendment (GPA 20) from Low Density Urban to High Density Urban by Ordinance No. 97 64 effective May 14, 1997. The proposed change of zone would, therefore, complement the existing commercial land uses, be consistent with the transition from residential to commercial that is occurring in the immediate vicinity and provide for an orderly commercial development of the area. The project site is located less than two miles from the Hilo urban center where police, fire and emergency medical services are available. Surrounding lands are zoned RS -10 and CG -20 and include single family dwellings and Big Island Candies. All utilities and services are or will be made available to the project site which are essential to accommodate urban development. Access to the properties is proposed from Manono Street and Hinano Street, both County owned roadways. A five-foot future road widening setback is proposed for the properties' frontage on Manono Street. The Department of Public Works recommends that the applicants provide half -section roadway improvements on the east side of Manono Street consisting of a 21 -foot wide A.C. pavement with concrete curb, gutter, and sidewalk and drainage improvements within the future road widening setback area established as one-half the distance between the existing right-of-way and 60 feet. As this request is for a commercial use, the Department of Public Works is recommending that Hinano Street be widened to a 50 -foot right-of-way, from its current 40 -foot right-of-way. The Department recommends half -section roadway improvements on the west side of Hinano Street consisting of a 16 -foot wide A.C. pavement with concrete curb, gutter and sidewalk and drainage improvements in an area established as one-half the distance between the existing right-of-way and 50 -feet. According to the City of Hilo Zone Map, Hinano Street is identified as a collector street. Roadway improvements to Manono Street and Hinano Street will be included as a condition of approval of the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 change of zone request. As a result of the proposed new roadway improvements, it is not anticipated that the business will create a significant increase in traffic at the site. According to the Department of Water Supply, water is available to the site. Sewer lines are in place within all roadways between Kekuanaoa and Piilani Streets. The applicants will be required to connect to the County sewer line fronting the subject properties. All other utilities and services are available to the site. The project has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The subject properties are located in the Waiakea Houselots area approximately 300 feet north of the Hinano-Kekuanaoa Street intersection. The two parcels total 67,500 square feet, and have frontages on Manono and Hinano Streets. It is rectangular in shape, and the topography is slightly sloping from north to south. According to the Flood Insurance Rate Map (FIRM), it is within Zone X, an area determined to be outside the 500 -year flood plain. The subject properties are also located outside of any tsunami inundation area. Any new construction or improvements to the project area must comply with Chapter 27 of the County Code relating to Flood Hazard Control. The site has been previously developed and, therefore, no endangered or threatened species of floral or fauna nor any archaeological sites are anticipated to be found on the properties. To mitigate any potential noise and visual impacts to adjacent neighbors, it is recommended that a landscaping buffer be provided in accordance with the Planning Department's Rule 17 and Plan Approval requirements to be determined during plan approval review. This mitigation measure will ensure that the proposed office fits into the locale with minimal intrusion while providing the desired services. Based on the above findings, this request for a Change of Zone from a Single Family Residential (RS -10) to a Neighborhood Commercial (CN -20) zoned district would result in an appropriate land use pattern that will further benefit 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 7 We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Richard B. Baker, Jr. Chairman Planning Commission Lhara02PC Enclosures cc: Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu APPLICANTS: APPLICANT'S SIGNA ADDR APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTYR M a ,� t; ;l 5 Do U"/ r� GEORGE K. HARA & ADELE T. HARA i Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS TELEPHONE -BUSINESS: 935-5424 RESIDENCE. 959-8600 REQUEST: RS -10 TO CN -20 (Existing zoning) (Proposed zoning) TAX MAP KEY: 2-2-34:85 & 93 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: LANDOWNER(S) OWNER'S SIGNATURE AGENT: A GEORGE K. AND A (May be by T. HARA TE: 11/05/99 TELEPHONE -BUSINESS: 935-5424 RESIDENCE: 959-8600 Please indicate to whom original correspondence and copies should be sent. ORIGINAL COPIES ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? NO If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested areas do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of Approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 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) YES f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Business/office Building. 1 year timetable. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? If so, please elaborate on your findings in the space provided below. kfel 5. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? NO If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? If so, what kind? The 5 existing structures are single family dwellings which are rented. Ages of the structures range from 40 years to 70 years old. All are dilabidated, suffering from termite damage and wood rot. Presently grounds are over -run with menacing vines and shrubs. What do you intend to do with those buildings if your request is approved? Demolish and clear land YES 7. Is the subject land currently being used for any agricultural activity? NO If so, please list the kinds of products grown and on how many square feet or acres of land per product. 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvements? If so, what kind? Is the road adequate for the proposed traffic volume or load? 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? YES NO a. Schools X b. Roads X c. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X I. Other X �fw Il lei YES For those checked 'yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. NO Signatures: Address: 51 Makaala Street Telephone Hilo, Hawaii 96720 935-5424 Date: 10/22/99 REZONING REQUEST GEORGE K. HARA & ADELE T. HARA TAX MAP KEY: 2-2-34:85 & 93 WAIAKEA HOUSELOTS, SOUTH HILO, HAWAII 1. INTRODUCTION The applicants, George K. Hara & Adele T. Hara, anticipates putting his accounting staff and other clerical members into the proposed office building, thereby giving him additional space at his current operating wholesale grocery business on Makaala Street in Hilo. The approximate cost of the proposed structure is $300,000.00 and would take eight months to complete. Any extra space tht his office does not use would be rented out. The rentable area would be small (500 sq. feet) and rent would run around $600 to $700 per month. II. PROJECT LOCATION The subject parcel is located between Manono Street and Hinano Street. (Exhibit 1, 2) Consolidation of parcels 85 and 92 was done in 1973 by the previous owner, thereby eliminating parcel 92. To create the flagshaped lot, parcels 85 and 93 will be consolidated as soon as possible. On Hinano Street, subject property is directly across Big Island Candies new facility. The site consists of sixty seven thousand five hundred (67,500) square feet and is accessible from Manono Street and Hinano Street. III. PROJECT DESCRIPTION A. Proiect Concept and Components A proposed two thousand (2,000) square feet 1 -story building would be erected on the site. The existing homes would be demolished and used as a portion of the parking area (Exhibit 3). When completed, there would be a total of 15 on-site parking stalls. Landscaping will be provided to minimize visual impacts and enhance the overall area. When completed, with the exception of the change in use, the general physical appearance of the site would be noticeably improved from its current condition. B. Project Timetable and Cost The applicant would like to complete the project as soon as possible and be able to move in about one year. The estimated permit processing and construction time needed to convert the structures would be one year. The estimated cost of the improvements is anticipated to be $300,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject site is designated Urban by the State Land Use Commission. No State land use permitting action is required. B. County General Plan The County General Plan Land Use Pattern Allocation Guide map designates the site Low Density. Within this designation, village and neighborhood commercial uses are allowed. It should be noted that there are other properties in this vicinity that have the same General Plan designation and are zoned CN -20, which is similar to the applicant's requested zoning. As such, it is not anticipated that a General Plan amendment would be required to accommodate this requested zoning amendment. C. Community Development Plan The Hilo Community Development Plan (CDP) was adopted by the Planning Commission and by Council resolution in 1975. It was intended to further define the General Plan and provide some short and middle range implementation strategies of the General Plan. The Hilo CDP and its Zone Guide Map suggests a RM -4 designation of this site, with the balance being retained in its existing RS -10 zoning. It should be noted that this Plan was adopted over twenty (20) years ago, and the General Plan has been revised twice since that time. During this period, there have also been significant land use developments in the City of Hilo, such as the shopping area in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the educational complexes, and expanded commercial/industrial uses along the southern portion of the Waiakea Houselots area. These developments may render many of the land use concepts espoused in the CDP somewhat obsolete. D. County Zoning The County zoning of the site is RS -10. The requested CN -20 zoning would allow office uses. However, compliance with other requirements of the Zoning Code must still be demonstrated. In this case, parking would be required at a ratio of one (1) stall per three hundred (300) square feet of gross floor area. "Based on the 2,000 square feet of gross floor area, the required parking would be seven (7) stalls. The applicant proposes to have at least (15) paved parking stalls on-site. Two (2) of them designated for handicapped parking. All other applicable zoning and building code requirements such as setback would be complied with. E. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, as noted earlier, other permits would still be required. These would be of the ..ministerial' variety, such as Plan Approval, Building Permit, and the like. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The elevation of the site is approximately twenty (20) feet above mean sea level. The mean annual rainfall is about one hundred thirty six (136) inches. The wetter months tend to occur between October through April. The mean annual temperature is about seventy three (73) degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly during the evenings. The site is flag shaped. It has a hundred (100) foot frontage and runs two hundred twenty five (225) feet to the rear. There are 5 existing residences and garages. These structures will be demolished. There is also graveled driveways leading to the dwellings and garages. The balance of the site is landscaped with trees and lawn. B. Soils and Topography The topography of the site slopes in a north to south direction. The US Department of Agriculture Soil Survey Report classifies the soil as Keaukaha Series (rKFD), which is extremely rocky muck, well drained, thin organic soils overlying pahoehoe lava bedrock. Runoff is medium, and the erosion hazard is slight. Because the site is part of a built up urban area, the Land Study Bureau provides no soil classification of the site and surrounding area. C. Natural Hazards 1. Drainage The US Corps of Engineers Flood Insurance Rate Map (FIRM) designates the site in Zone X, areas outside the 500 -year flood plain. There are no existing drainageways on the site. Should drainage measures be required to accommodate the additional parking area, such will be implemented in conjunction with the building permit process. 2. Tsunami Hazard The site is located within the Civil Defense Tsunami Evacuation Zone, as is much of the Waiakea Houselots and government complex areas. As such, during tsunami threats, appropriate evacuation measures must be taken. Given the fact the proposed use is an office and not a residential use, there should be sufficient response time to minimize danger to lives. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the area as Lava Flow Hazard Zone 3, on a scale of ascending risk 9 to 1. The entire City of Hilo falls in this category. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses in the Hilo area. The entire island of Hawaii falls within Earthquake Zone 3, according to the County Building Code. As such, certain structural requirements will be needed and taken during the building permit process to address this seismic hazard. D. Flora/Fauna As the site had been used as residences for over 40 years, the only vegetation of the site are introduced landscaped plants. The probability of discovering rare or endangered plant life on the site appears remote. Further, as the site has been disturbed, it is very unlikely that the site would currently serve as a habitat for rare or endangered animal species. E. Historic/Archaeological Resources Again, because the entire site has been previously disturbed, it is very unlikely that surface and subsurface remains would be found on the site. Further, the existing structures of the property are not deemed to be significant to warrant inclusion on the State or National Register of Historic Sites. F. Water and Coastal Resources The Hilo area is underlain by basal groundwater. The Wailoa River is approximately 1/4 mile from the subject site. The ocean is located about a mile away. As the project will be sewered, there should be very little, if any, impacts to the coastal waters resulting from this project. Being a non -shoreline parcel, it should also not have any impacts to existing or planned access to the shoreline. G. Air Quality. Noise. and Dust Manono Street serves a major thoroughfare in this area. It connects two major roadways - Kekuanaoa Street and Kamehameha Avenue. Since the subject site abuts Manono Street, the ambient noise level from traffic is quite high. The site is also proximate to the airport, with prevailing incoming flights going over this area. Given those factors, the applicant's proposed office use should have negligible noise impacts to surrounding properties. The only additional noise would be associated with vehicular traffic from employees and patrons of the applicant's during the day. The applicant's office/building use should not generate any direct air quality impacts. The only discernible air quality impact could be associated with the vehicular traffic to and from the site. However, as this would be an office and not a retail use, the volume of vehicular movements is not anticipated to be great. It should exceed no more than five (5) to eight (8) movements between 7.00 AM to 8:00 AM and 4:30 PM to 5:00 PM. The rest of the day should be less than two (2) per hour related to incidental errands by office personel and/or clients of the applicant. The required parking area will be paved with an all-weather, dust free surface. The balance of the site will be landscaped. As such, with the exception of construction dust in the beginning, long term dust generated by the project should be minimal. H. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or aread listed as being a scenic resource. The subject site is not listed as a scenic site. However, areas proximate to the site, such as the Wailoa River, Liliuokalani Park, Mauna Kea, and so forth are listed. The proposed development would not have any visual impacts on those and other listed scenic resources in the area. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The mixture of land uses in this area suggests an area in transition. While there are a number of single-family residences in this area, with the "ohana-nization" of lots, there are also a number of duplexes. There are also two churches within five hundred (500) feet of the site, one of which is located directly across of the site. There are commercial uses and an office along Manono Street, closer to Piilani Street. There are also apartments and office and restaurant uses along Hinano Street. Across from subject property on Hinano Street is Big Island Candies facility. Most of these uses are consistent with the present zoning - RS -10 (with the ohana units) and commercial. The mixture of uses suggests an area in transition, and the proposed development would not be incongruous with that pattern". B. Economic Impacts The requested zoning itself would not have any measurable economic impact. New jobs are anticipated to be created by the project itself. Without the zoning, however, it could have a negative economic consequence, as the applicant may have to put some employees on furlough until a permanent office is established. There could be some real property tax consequences for surrounding properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provision that allow the homeowner to "freeze" the valuation of one's property for a certain period of time. VII. INFRASTRUCTUAL CONSIDERATIONS A. Road Manono Street has a right o -of -way of fifty (50) feet, with a pavement width of approximately twenty two (22) feet. Fronting the site, there is a graveled shoulder, approximately 8 feet wide. There are no sidewalks in this area. There is a 60 -foot future road widenening proposed on Manono Street fronting parcel 85. Applicant will comply with any and all requirements. It is designated as a "collector" road on the Zoning Map. Such a designation would require a sixty (60) foot right-of-way. Normally, under such a circumstance, an additional five (5) feet would be taken from both sides of Manono Street to create this sixty (60) foot right-of-way. The applicant does not anticipate vehicular movements to and from the site to be substantial. Generally, they will be associated with employee movements, about (5) to eight (8), between the hours of 7:00 AM to 8:00 AM and 4:30 PM to 5:00 PM. Client traffic should be minimal throughout the day, averaging about (10) movements per hour. B. Water The County water line fronts the subject site. The site is serviced by a standard 5/8 inch meter. Should there be a need to upgrade this meter to accommodate the office use, the applicant will make such an upgrade. However, given the office use, the projected water use should not exceed the 600 gallons per day guideline for a 5/8 inch meter. The applicant's water consumption at its present location averages less than 600 gallons per day. C. Wastewater The County sewer line fronts the subject site along Manono Street. If it has not already done so, this project will hook up into this system. D. Solid Waste Solid waste will be handled through a commercial hauler into authorized landfill sites. Given the proposed use, the anticipated volume should not be significant. Further toxic or related chemical waste would be minimal, if at all, as they would only be standard office type of waste associated with copying machines. E. Other Government Services As this area is already part of the Hilo urban area, it is already being serviced. No extension of government services would be required. The Police Station is located less than two (2) miles away, and there are two fire stations (Central and Waiakea) that are within five (5) minutes of the site. There would be no impacts to schools, parks, and other related facilities. F. Other Utilities All other utilities such as telephone, electrical, and gas services, are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short -Term Uses of Environmental and Maintenance and Enhancement of Long -Term Productivity The short term use of the site would probably be a rental unit, as the owner no longer lives on the site. Given the transitional nature of the surrounding area, the retention of the single-family residential use may not result in the site's highest and best use. Putting the site into a commercial use would fulfill the land use concept of the General Plan and result in a more productive use of the site. B. Irrevesible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. C. Mitigative Measures As the parking area will be paved with an all-weather, dust free surface, there may be some drainage considerations. If there are drainage issues, this will be done in conjunction with the permitting and permit implementation phases of this project. The existing right-of-way way have to be widened pursuant to the County Zoning Map. The applicant is prepared to set aside its 5 -foot share of the right-of-way. Improvements to the driveway, if required to comply with the County's driveway requirements, will also be made by the applicant. D. Alternatives to the Proposed Project 1. No Project Under this status quo alternative, the site remains in its present condition. The applicant would then have to find a new location for its office. This alternative would result in no short-term construction impacts (noise, dust, traffic) resulting from the renovations and parking improvements. Additional vehicular traffic resulting from the office use would also not be present. The site, however, would not be utilized to its fullest potential, given the mixture of land uses in this area. The applicant would have to look for another site, causing possibly a disruption to its present operation. Another dwelling could be constructed on the site, in an area where (given the function of Manono Street) not be too desirable. The site could eventually deteriorate. With the proposed use, renovations would take place and the improvements would provide a suitable visual transition from residential to commercial. The retention of the dwelling would retain the residential flavor in an area that has a mixture of land uses. 2. Alternative Commercially -zoned Site Under this alternative, the applicant would have to seek another site that is already commercially zoned. In that scenario, commercial land use expectations by surrounding property owners would already be present. Infrastructure may also be in place. However, there may still be commercially zoned areas where the infrastructure may not be adequate, particularly parking areas. The cost of improvements may also be prohibitive, particularly for a small office as the applicant's. In the latter, event, the applicant may be compelled to downsize its operation, causing some economic and social impacts to its employees. 3. Evaluation of Alternatives The project's impacts to the area's social and physical infrastructure would not appear to be pronounced. Certain mitigative measures will be taken to address any possible impacts associated by the development of this project. Further, the project would be generally consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested CN -10000 alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The subject properties and the surrounding area bounded by Lanikaula, Mililani, Hualani and Kalanikoa Streets, including the properties on the eastern side of Kalanikoa Street, was changed from medium density to low density by Ordinance 92 115 effective October 29, 1992. (GPA 16) Accordingly this request would not be inconsistent with the LUPAG map. The site of Big Island Candies located diagonally south-east of the subject properties is designated high density. (GPA 20) B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 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: • Strive for an economic climate which provides its residents an opportunity for choice of occupation. • Strive for diversification of its economy by strengthening existing industries and attracting new endeavors. Discussion The request would allow an existing business to continue and hopefully expand its functions. It is a clean industry and one that services other economic sectors of the island. It provides professional services, this increasing the type of employment available on this island. Finally, it it one that will not disrupt the existing character of the surrounding area, as it will utilize an existing dwelling rather than constructing a new one that may be visually disproportionate of the area. 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. • Zone urban and rural type of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Promote and encourage the rehabilitation and use of urban and rural 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. • Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environments. Land Use - Commercial Development Goals • Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportion systems. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * Development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Standards * Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. * Off-street parking and loading facilities shall be provided. * Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. * Preference shall be given to commercial lands with a reasonably level topography. Courses of Action (South Hilo) * Appropriately located commercial lands shall be allocated as the need arises. Discussion As the City of Hilo continues to grow, there is a need for more commercially -zoned lands. This is evident by some of the recent commercial rezonings and their development on the outskirts of traditional central business core of Hilo. This request also reflects this demand. The subject site, in addition to attempting to meet this need, also fulfills other policies and standards articulated in General Plan. The site is already serviced by adequate infrastructure. County water and sewer lines are already available. Police and fire protective services are available within two miles of the site. This development should thus not require additional public services to be provided. The site does not have any on-site development constraints. The land is relatively level, and there are no flood or other hazardous condition that would render the site a developmental problem and pose a burden to public agencies. Further, with the provision of the additional 5 -foot right-of-way, this development could actually facilitate the long-term collector road objective sought by the Zoning Map. Being developed, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. Likewise, surface and subsurface archaeological remains do not appear to be likely on this site. The use is also compatible with the surrounding area. Although there are residences in the area, the project will retain the existing single-family residence. As such, visually, the proposed use should appear no different than many of the structures in the area. Notwithstanding the retention of the residential structure, however, there are other non-residential uses proximate to the site. There are churches, a commercial complex, apartments, restaurants, and office buildings. As such, the requested use would not be significantly out of character with many of the existing uses within five hundred (500) feet of the site. 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BOU�YIi`; 16750 519 EXHIBIT "A" ALL of that certain parcel of land (portion the land described in and covered by Land Patent Grant Number 8800 to Kana Watanabe) situate, lying and being Waiakea, District of South Hilo, Island and County of Hawaii, State of Hawaii, being LOT NUMBER 10, in BLOCK NUMBER 20, of the "WAIAKEA HOUSE LOTS," as shown on Government Survey Registered Map No. 2566, 1st Land District, and thus bounded and described: of at Beginning at a galvanized iron spike and ahu at the Southeast corner of this lot and the Northeast corner of Lot 12, on the West side of Hinano Avenue, the coordinates of said point of beginning referred to Government Survey Trig. Station "HALAI" being 1463.0 feet South and 9591.0 feet East, as shown on Government Survey Registered Map No. 2566, and running by true azimuths: 1. 900 00' 225.0 feet along Lot 12 to a galv. iron spike and ahu; 2. 1800 00' 100.0 feet along Lot 9 to a galv. iron spike and ahu; 3. 2700 00, 225.0 feet along Lot 8 to a galv. iron spike and ahu; 4. 3600 00' 100.0 feet along the West side of Hinano Avenue to the point of beginning, containing an area of 22,500 square feet, more or less. END OF EXHIBIT "A" TMK: PARCEL FIRST 3rd Div. 2-2-34-85 LIBER 23601 tr, 218 All of that certain parcel of land (being all of the land described in and covered by Land Patent [Grant] No. 8869 to EMMA REINHARDT or her heirs) being LOT 7, in Block 20 of the WAIAKEA HOUSE LOTS, situate at Waiakea, District of South Hilo, Island and County of Hawaii, State of Hawaii, and being more particularly described as follows: Beginning at a galvanized iron spike and ahu at the Northwest corner of this lot and the Southwest corner of Lot 5, on the East side of Manono Avenue, the coordinates of said point of beginning referred to Government Survey Trig. Station "Halai" being 1263.0 feet South and 9141.0 feet East, as shown on Government Survey Registered Map No. 2566, and running by true azimuths: 1. 2700 00' 225.0 feet along Lot 5 to a galvanized iron spike and ahu; 2. 3600 00' 100.0 feet along Lot 8 to a galvanized iron spike and ahu; 3. 900 00' 225.0 feet along Lot 9 to a galvanized iron spike and ahu; 4. 1800 00' 100.0 feet along the East side of Manono Avenue to the point of beginning and containing an area of 22,500 square feet. Being all of the land conveyed to ALAN M. MATSUDA and IRENE M. MATSUDA, husband and wife, as Tenants by the Entirety, by Warranty Deed dated June 21, 1972, recorded on June 23, 1972 in the Bureau of Conveyances of the State of Hawaii in Book 8391, Page 123. ueEA 13602 rc jig PARCEL SECOND All of that certain parcel of land, being LOT 8, in Block 20, WAIAKEA HOUSE LOTS, Reg. Map 2566, 1st Land Dist., situate at Waiakea, District of South Hilo, Island and County of Hawaii, State of Hawaii, and being more particularly described as follows: Beginning at a galvanized iron spike and ahu at the Northeast corner of this lot, and the Southeast corner of Lot 6, on the West side of Hinano Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station "Halai" being 1263.0 feet South and 9591.0 feet East, as shown on Government Survey Registered Map No. 2566, and running by true azimuths: 1. 3600 00, 100.0 feet along the West side of Hinano Avenue to a galvanized iron spike and ahu; 2. 900 00' 225.0 feet along Lot 10 to a galvanized iron spike and ahu; 3. 1800 00' 100.0 feet along Lot 7 to a galvanized iron spike and ahu; 4. 2700 00, 225.0 feet along Lot 6 to the point of beginning, containing an area of 22,500 square feet. Being all of the land conveyed to ALAN M. MATSUDA and IRENE M. MATSUDA, husband and wife, as Tenants by the Entirety, by Warranty Deed dated December 17, 1971, recorded on December 21, 1971 in said Bureau of Conveyances in Book 8017, Page 469. BHaraOlAm - 1/11/00 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT GEORGE K. HARA AND ADELE T. HARA CHANGE OF ZONE APPLICATION (RF.Z 99-026) GEORGE K. AND ADELE T. HARA are requesting a Change of Zone by changing the district classification from Single Family Residential (RS -10) to Neighborhood Commercial (CN -20) for approximately 67,500 square feet of land. The property is located in Waiakea Houselots bordered by Hinano Street and Manono Street, across from Big Island Candies and approximately 300 feet north of the Hinano Street-Kekuanaoa Street intersection, Waiakea, South Hilo, Hawaii, TMK: 2-2-34:85 & 93. GENERAL INFORMATION 1. Land Ownership: The property is owned by George K. and Adele T. Hara. APPLICANT'S REQUEST 2. Request: The applicants are requesting the change of zone to construct an office building to relocate their accounting and clerical staff. The move would create additional space at their current wholesale grocery business on Makaala Street in Hilo. 3. Consolidation Application: Parcels 85 and 92 were consolidated into one parcel (Parcel 85) under Consolidation No. 192 approved on July 6, 1973. The applicants propose to consolidate parcels 85 and 93. 4. Conceptual Plans: Plans indicate an approximately 2,000 square foot 1 -story structure on the site. Access to the site is proposed from both Manono and Hinano Streets. The 5 existing dwellings on the property will be demolished, and 15 parking stalls are proposed. Landscaping will be provided to minimize visual impacts. 5. Construction Timetable and Cost: According to the applicants, the proposed 2,000 square -foot 1 -story structure is estimated to cost $300,000 and would take approximately 8 months to complete. 6. Additional Information: (See Exhibit A - Change of Zone Application) STATE AND COUNTY PLANS 7. SLU: Urban. 8. GP Consistency: Economic, Land Use and Commercial Elements. 9. GP LUPAG Map: Low Density Urban Development. This designation allows for single family residential in character, ancillary community and public uses, and convenience type commercial uses. As such, this request is in conformance with the GP LUPAG map. By Planning Director initiated General Plan Amendment No. 16 effective October 29, 1992 by Ordinance 92 115, the area bordered by Hualani Street, Kalanikoa Street (including parcels located on the eastern side of the street), Lanikaula Street, and Mililani Street, was re -designated from Medium Density Urban and Industrial to Low Density Urban. This area encompasses roughly 122.5 acres. 10. Hilo Community Development Plan (CDP): The Hilo CDP adopted by Resolution in 1975 by the Planning Commission recommended that the area be maintained as RM -4. 11. County Zoning: Single Family Residential (RS -10). 12. SMA: The subject properties are not located within the Special Management Area. DESCRIPTION OF PROPERTY AND SURROUNDING AREAS 13. Subject Properties: Parcel 85 is approximately 45,000 square feet in size, and Parcel 93 is approximately 22,500 square feet. The properties are located between Manono and Hinano Streets in the Waiakea Houselots area. The properties slope slightly from north to south, and appear flag -like in appearance. There are 5 dwellings and garages on the site, and they will be demolished. There is a graveled driveway leading to the dwellings and garages, and the balance of the site is landscaped with various trees. A portion of Parcel 85 fronting Hinano Street is overgrown with various trees and vacant. 14. ALISH: Urban Development. 15. FIRM: Zone "X", area determined to be outside the 500 -year flood plain. 16. U.S.D.A. Soil Type: Keaukaha extremely rocky muck, 6 to 20 percent (rKFD), which consists of well -drained, thin organic soils overlying pahoehoe lava bedrock. Runoff is medium and the erosion hazard is slight. 17. Land Study Bureau Soil Rating: Urban. 18. Archaeological Resources: Since the site has previously been improved, the likelihood of any archaeological features is remote. 19. Flora and Fauna: The site was previously developed, therefore, impacts to flora and fauna are expected to be minimal. 20. Surrounding Zoning and Land Uses: Except for Big Island Candies, located across the street from the subject property and zoned CG -20, surrounding parcels are zoned RS -10 and mostly in residential uses. However, this area has gradually been in transition from residential to commercial. North on Hinano Street approximately 750 feet from the subject properties are parcels zoned CN -7.5. This area includes Don's Grill and the JCC Credit Union. Oda -McCarty Architects is located approximately 600 feet northwest of the subject properties. 21. Commercial Rezoning in the Vicinity: • TMK: 2-2-34:35 (REZ 877), site of Oda -McCarty Architects, from RS -10 to CN -7.5 by Ordinance No. 98 15 effective February 24, 1998. • TMK: 2-2-34: 67 (REZ 861), site of Big Island Candies located across the street from the subject properties, from RS -10 to CG -20 by Ordinance No. 97 92 effective July 3, 1997. This property was also the subject of a Planning Director initiated General Plan Amendment (GPA 20) from Low Density Urban to High Density Urban by Ordinance No. 97 64 effective May 14, 1997. PUBLIC SERVICES AND FACILITIES 22. Access: Access is proposed from both Manono and Hinano Streets. Both streets are County roadways, and there is a 5 -foot future road widening on Manono Street. As this request is for a commercial use, the Department of Public Works is recommending that Hinano Street be widened to a 50 -foot right-of-way, from its current 40 -foot right- of-way. Big Island Candies has provided roadway improvements on Hinano Street to a 50 -foot right of way. The City of Hilo Zone Map identifies Hinano Street as a collector street. The Department of Public Works recommends that the future road widening sections and roadway improvements be subdivided and dedicated to the County. 23. Water: According to the Department of Water Supply, water is available to the site and there are four meters to the property. The applicants project usage of one unit of water (600 gallons per day), and the department has no requirements. However, if the applicants discontinue and/or move any of the existing meters, plans prepared by a professional engineer should be submitted to the Department of Water Supply. 24. Wastewater: According to the applicants, wastewater will be disposed of through a County sewer line fronting the subject properties. 25. Other Essential Utilities and Services: Police, fire protection and emergency medical services are located approximately two miles from the site. Electricity and telephone are available to the site. AGENCIES' COMMENTS 26. Police Department (November 18, 1999): "Staff has reviewed the above -referenced application and has no comments or objections to offer at this time." 27. Fire Department (December 9, 1999 Memo): "We have no comments on the above -referenced Change of Zone Application." 28. Real Property Tax Office (November 16, 1999 Memo): "There are no comments at this time. "Current - Real Property taxes are paid through December 31, 1999." 29. State Department of Transportation, Honolulu (November 26, 1999 Letter): "The proposed change of zoning will not impact our State highway facilities." 30. Department of Public Works: (See Exhibit B - December 16, 1999 Memo) 31. Department of Water Supply: (See Exhibit C - December 16, 1999 Memo) 32. State Department of Health: (See Exhibit D - November 23, 1999 Memo) AGENCIES - NO COMMENTS 33. Department of Transportation Hilo, Upper Waiakea Houselots Kumiai PUBLIC COMMENTS 34. The department has not received any comments or objections from the public on the request. APPLICATION FOR CHANGE OF ZONE COUNTY OF HAWAII PLANNING DEPARTME-N� ('��I U Ail APPLICANTS: GEORGE K. HARA & ADELE f.' HARA APPLICANT'S SIGNATURE ADDRESS: ilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS TELEPHONE -BUSINESS: 935-5424 REQUEST: RS -10 TO (Existing zoning) TAX MAP KEY: 2-2-34:85 & 93 RESIDENCE: CN -20 (Proposed zoning) AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: LANDOWNER(S): GEORGE K. AND AD�LA T. HARA 959-8600 OWNER'S SIGNATURE ATE: 11/05/99 (May be by letter AGENT: ADDRESS: TELEPHONE -BUSINESS: 935-5424 RESIDENCE: 959-8600 Please indicate to whom original correspondence and copies should be sent ORIGINAL COPIES EXHIBIT A ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? NO If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested areas do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of Approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? 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) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. Business/office Building. 1 year timetable. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? NO If so, please elaborate on your findings in the space provided below. 5. Have you performed any study which discusses the environmental impacts your request would have on the surrounding area and/or the County? NO If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? If so, what kind? The 5 existing structures are single family dwellings which are rented. Ages of the structures range from 40 years to 70 years old. All are dilabidated, suffering from termite damage and wood rot. Presently grounds are over -run with menacing vines and shrubs. What do you intend to do with those buildings if your request is approved? Demolish and clear land YES 7. Is the subject land currently being used for any agricultural activity? NO If so, please list the kinds of products grown and on how many square feet or acres of land per product. B. To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvements? If so, what kind? Is the road adequate for the proposed traffic volume or load? 10. What sort of governmental assistance and/or improvements do you feel g. Recreational Facilities will be needed in the subject area when developed? h. Public Utilities X YES NO a. Schools X b. Roads X c. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities a X h. Public Utilities X I. Other X NO NO Nay For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. NO Signatures: Address: 51 Makaala Street Hilo, Hawaii 96720 Telephone 935-5424 Date: 10/22/99 REZONING REQUEST GEORGE K. HARA & ADELE T. HARA TAX MAP KEY: 2-2-34:85 & 93 WAIAKEA HOUSELOTS, SOUTH HILO, HAWAII The applicants, George K. Hara & Adele T. Hara, anticipates putting his accounting staff and other clerical members into the proposed office building, thereby giving him additional space at his current operating wholesale grocery business on Makaala Street in Hilo. The approximate cost of the proposed structure is $300,000.00 and would take eight months to complete. Any extra space tht his office does not use would be rented out. The rentable area would be small (500 sq, feet) and rent would run around $600 to $700 per month. H. PROJECT LOCATION The subject parcel is located between Manono Street and Hinano Street. (Exhibit 1, 2) Consolidation of parcels 85 and 92 was done in 1973 by the previous owner, thereby eliminating parcel 92. To create the flagshaped lot, parcels 85 and 93 will be consolidated as soon as possible. On Hinano Street, subject property is directly across Big Island Candies new facility. The site consists of sixty seven thousand five hundred (67,500) square feet and is accessible from Manono Street and Hinano Street. Ill. PROJECT DESCRIPTION A. Proiect Concept and Components A proposed two thousand (2,000) square feet 1 -story building would be erected on the site. The existing homes would be demolished and used as a portion of the parking area (Exhibit 3). When completed, there would be a total of 15 on-site parking stalls. Landscaping will be provided to minimize visual impacts and enhance the overall area. When completed, with the exception of the change in use, the general physical appearance of the site would be noticeably improved from its current condition. B. Project Timetable and Cost The applicant would like to complete the project as soon as possible and be able to move in about one year. The estimated permit processing and construction time needed to convert the structures would be one year. The estimated cost of the improvements is anticipated to be $300,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject site is designated Urban by the State Land Use Commission. No State land use permitting action is required. B. County General Plan The County General Plan Land Use Pattern Allocation Guide map designates the site Low Density. Within this designation, village and neighborhood commercial uses are allowed. It should be noted that there are other properties in this vicinity that have the same General Plan designation and are zoned CN -20, which is similar to the applicant's requested zoning. As such, it is not anticipated that a General Plan amendment would be required to accommodate this requested zoning amendment. C. Community Development Plan The Hilo Community Development Plan (CDP) was adopted by the Planning Commission and by Council resolution in 1975. It was intended to further define the General Plan and provide some short and middle range implementation strategies of the General Plan. The Hilo CDP and its Zone Guide Map suggests a RM -4 designation of this site, with the balance being retained in its existing RS -10 zoning. It should be noted that this Plan was adopted over twenty (20) years ago, and the General Plan has been revised twice since that time. During this period, there have also been significant land use developments in the City of Hilo, such as the shopping area in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the educational complexes, and expanded commercial/industrial uses along the southern portion of the Waiakea Houselots area. These developments may render many of the land use concepts espoused in the CDP somewhat obsolete. D. County Zoning The County zoning of the site is RS -10. The requested CN -20 zoning would allow office uses. However, compliance with other requirements of the Zoning Code must still be demonstrated. In this case, parking would be required at a ratio of one (1) stall per three hundred (300) square feet of gross floor area. 'Based on the 2,000 square feet of gross floor area, the required parking would be seven (7) stalls. The applicant proposes to have at least (15) paved parking stalls on-site. Two (2) of them designated for handicapped parking. All other applicable zoning and building code requirements such as setback would be complied with. E. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, as noted earlier, other permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, Building Permit, and the like. V. ENVIRONMENTAL CONSIDERATIONS A. General Description The elevation of the site is approximately twenty (20) feet above mean sea level. The mean annual rainfall is about one hundred thirty six (136) inches. The wetter months tend to occur between October through April. The mean annual temperature is about seventy three (73) degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly during the evenings. The site is flag shaped. It has a hundred (100) foot frontage and runs two hundred twenty five (225) feet to the rear. There are 5 existing residences and garages. These structures will be demolished. There is also graveled driveways leading to the dwellings and garages. The balance of the site is landscaped with trees and lawn. B. Soils and Topography The topography of the site slopes in a north to south direction. The US Department of Agriculture Soil Survey Report classifies the soil as Keaukaha Series (rKFD), which is extremely rocky muck, well drained, thin organic soils overlying pahoehoe lava bedrock. Runoff is medium, and the erosion hazard is slight. Because the site is part of a built up urban area, the Land Study Bureau provides no soil classification of the site and surrounding area. C. Natural Hazards 1. Drainage The US Corps of Engineers Flood Insurance Rate Map (FIRM) designates the site in Zone X, areas outside the 500 -year flood plain. There are no existing drainageways on the site. Should drainage measures be required to accommodate the additional parking area, such will be implemented in conjunction with the building permit process. 2. Tsunami Hazard The site is located within the Civil Defense Tsunami Evacuation Zone, as is much of the Waiakea Houselots and government complex areas. As such, during tsunami threats, appropriate evacuation measures must be taken. Given the fact the proposed use is an office and not a residential use, there should be sufficient response time to minimize danger to lives. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the area as Lava Flow Hazard Zone 3, on a scale of ascending risk 9 to t. The entire City of Hilo falls in this category. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses in the Hilo area. The entire island of Hawaii falls within Earthquake Zone 3, according to the County Building Code. As such, certain structural requirements will be needed and taken during the building permit process to address this seismic hazard. D. Flora/Fauna As the site had been used as residences for over 40 years, the only vegetation of the site are introduced landscaped plants. The probability of discovering rare or endangered plant life on the site appears remote. Further, as the site has been disturbed, it is very unlikely that the site would currently serve as a habitat for rare or endangered animal species. E. Historic/Archaeological Resources Again, because the entire site has been previously disturbed, it is very unlikely that surface and subsurface remains would be found on the site. Further, the existing structures of the property are not deemed to be significant to warrant inclusion on the State or National Register of Historic Sites. F. Water and Coastal Resources The Hilo area is underlain by basal groundwater. The Wailoa River is approximately 1/4 mile from the subject site. The ocean is located about a mile away. As the project will be sewered, there should be very little, if any, impacts to the coastal waters resulting from this project. Being a non -shoreline parcel, it should also not have any impacts to existing or planned access to the shoreline. G. Air Quality. Noise, and Dust Manono Street serves a major thoroughfare in this area. It connects two major roadways - Kekuanaoa Street and Kamehameha Avenue. Since the subject site abuts Manono Street, the ambient noise level from traffic is quite high. The site is also proximate to the airport, with prevailing incoming flights going over this area. Given those factors, the applicant's proposed office use should have negligible noise impacts to surrounding properties. The only additional noise would be associated with vehicular traffic from employees and patrons of the applicant's during the day. The applicant's office/building use should not generate any direct air quality impacts. The only discernible air quality impact could be associated with the vehicular traffic to and from the site. However, as this would be an office and not a retail use, the volume of vehicular movements is not anticipated to be great. It should exceed no more than five (5) to eight (8) movements between 7:00 AM to 8:00 AM and 4:30 PM to 5:00 PM. The rest of the day should be less than two (2) per hour related to incidental errands by office personel and/or clients of the applicant. The required parking area will be paved with an all-weather, dust free surface. The balance of the site will be landscaped. As such, with the exception of construction dust in the beginning, long term dust generated by the project should be minimal. H. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or aread listed as being a scenic resource. The subject site is not listed as a scenic site. However, areas proximate to the site, such as the Wailoa River, Liliuokalani Park, Mauna Kea, and so forth are listed. The proposed development would not have any visual impacts on those and other listed scenic resources in the area. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The mixture of land uses in this area suggests an area in transition. While there are a number of single-family residences in this area, with the "ohana-nization" of lots, there are also a number of duplexes. There are also two churches within five hundred (500) feet of the site, one of which is located directly across of the site. There are commercial uses and an office along Manono Street, closer to Piilani Street. There are also apartments and office and restaurant uses along Hinano Street. Across from subject property on Hinano Street is Big Island Candies facility. Most of these uses are consistent with the present zoning - RS -10 (with the ohana units) and commercial. The mixture of uses suggests an area in transition, and the proposed development would not be incongruous with that pattern". B. Economic Impacts The requested zoning itself would not have any measurable economic impact. New jobs are anticipated to be created by the project itself. Without the zoning, however, it could have a negative economic consequence, as the applicant may have to put some employees on furlough until a permanent office is established. There could be some real property tax consequences for surrounding properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provision that allow the homeowner to "freeze" the valuation of one's property for a certain period of time. VII. INFRASTRUCTUAL CONSIDERATIONS A. Road Manono Street has a right o -of -way of fifty (50) feet, with a pavement width of approximately twenty two (22) feet. Fronting the site, there is a graveled shoulder, approximately 8 feet wide. There are no sidewalks in this area. There is a 60 -foot future road widenening proposed on Manono Street fronting parcel 85. Applicant will comply with any and all requirements. It is designated as a "collector' road on the Zoning Map. Such a designation would require a sixty (60) foot right-of-way. Normally, under such a circumstance, an additional five (5) feet would be taken from both sides of Manono Street to create this sixty (60) foot right-of-way. The applicant does not anticipate vehicular movements to and from the site to be substantial. Generally, they will be associated with employee movements, about (5) to eight (8), between the hours of 7:00 AM to 8:00 AM and 4:30 PM to 5:00 PM. Client traffic should be minimal throughout the day, averaging about (10) movements per hour. B. Water The County water line fronts the subject site. The site is serviced by a standard 5/8 inch meter. Should there be a need to upgrade this meter to accommodate the office use, the applicant will make such an upgrade. However, given the office use, the projected water use should not exceed the 600 gallons per day guideline for a 5/8 inch meter. The applicant's water consumption at its present location averages less than 600 gallons per day. C. Wastewater The County sewer line fronts the subject site along Manono Street. If it has not already done so, this project will hook up into this system. D. Solid Waste Solid waste will be handled through a commercial hauler into authorized landfill sites. Given the proposed use, the anticipated volume should not be significant. Further toxic or related chemical waste would be minimal, if at all, as they would only be standard office type of waste associated with copying machines. E. Other Government Services As this area is already part of the Hilo urban area, it is already being serviced. No extension of government services would be required. The Police Station is located less than two (2) miles away, and there are two fire stations (Central and Waiakea) that are within five (5) minutes of the site. There would be no impacts to schools, parks, and other related facilities. F. Other Utilities All other utilities such as telephone, electrical, and gas services, are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short -Term Uses of Environmental and Maintenance and Enhancement of Long -Term Productivity The short term use of the site would probably be a rental unit, as the owner no longer lives on the site. Given the transitional nature of the surrounding area, the retention of the single-family residential use may not result in the site's highest and best use. Putting the site into a commercial use would fulfill the land use concept of the General Plan and result in a more productive use of the site. B. Irrevesible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. C. Mitigative Measures As the parking area will be paved with an all-weather, dust free surface, there may be some drainage considerations. If there are drainage issues, this will be done in conjunction with the permitting and permit implementation phases of this project. The existing right-of-way way have to be widened pursuant to the County Zoning Map. The applicant is prepared to set aside its 5 -foot share of the right-of-way. Improvements to the driveway, if required to comply with the County's driveway requirements, will also be made by the applicant. D. Alternatives to the Proposed Proiect 1. No Proiect Under this status quo alternative, the site remains in its present condition. The applicant would then have to find a new location for its office. This alternative would result in no short-term construction impacts (noise, dust, traffic) resulting from the renovations and parking improvements. Additional vehicular traffic resulting from the office use would also not be present. The site, however, would not be utilized to its fullest potential, given the mixture of land uses in this area. The applicant would have to look for another site, causing possibly a disruption to its present operation. Another dwelling could be constructed on the site, in an area where (given the function of Manono Street) not be too desirable. The site could eventually deteriorate. With the proposed use, renovations would take place and the improvements would provide a suitable visual transition from residential to commercial. The retention of the dwelling would retain the residential flavor in an area that has a mixture of land uses. 2. Alternative Commercially -zoned Site Under this alternative, the applicant would have to seek another site that is already commercially zoned. In that scenario, commercial land use expectations by surrounding property owners would already be present. Infrastructure may also be in place. However, there may still be commercially zoned areas where the infrastructure may not be adequate, particularly parking areas. The cost of improvements may also be prohibitive, particularly for a small office as the applicant's. In the latter, event, the applicant may be compelled to downsize its operation, causing some economic and social impacts to its employees. 3. Evaluation of Alternatives The project's impacts to the area's social and physical infrastructure would not appear to be pronounced. Certain mitigative measures will be taken to address any possible impacts associated by the development of this project. Further, the project would be generally consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested CN -10000 alternative. IX. REGULATORY ANALYSIS A. General Plan LUPAG Map The subject properties and the surrounding area bounded by Lanikaula, Mililani, Hualani and Kalanikoa Streets, including the properties on the eastern side of Kalanikoa Street, was changed from medium density to low density by Ordinance 92 115 effective October 29, 1992. (GPA 16) Accordingly this request would not be inconsistent with the LUPAG map. The site of Big Island Candies located diagonally south-east of the subject properties is designated high density. (GPA 20) B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 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: • Strive for an economic climate which provides its residents an opportunity for choice of occupation. • Strive for diversification of its economy by strengthening existing industries and attracting new endeavors. Discussion The request would allow an existing business to continue and hopefully expand its functions. It is a clean industry and one that services other economic sectors of the island. It provides professional services, this increasing the type of employment available on this island. Finally, it it one that will not disrupt the existing character of the surrounding area, as it will utilize an existing dwelling rather than constructing a new one that may be visually disproportionate of the area. 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. • Zone urban and rural type of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Promote and encourage the rehabilitation and use of urban and rural 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. • Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environments. Land Use - Commercial Development Goals Provide for commercial developments that maximize convenience to users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportion systems. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • Development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. Standards • Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. Courses of Action (South Hilo) • Appropriately located commercial lands shall be allocated as the need arises. Discussion As the City of Hilo continues to grow, there is a need for more commercially -zoned lands. This is evident by some of the recent commercial rezonings and their development on the outskirts of traditional central business core of Hilo. This request also reflects this demand. The subject site, in addition to attempting to meet this need, also fulfills other policies and standards articulated in General Plan. The site is already serviced by adequate infrastructure. County water and sewer lines are already available. Police and fire protective services are available within two miles of the site. This development should thus not require additional public services to be provided. The site does not have any on-site development constraints. The land is relatively level, and there are no flood or other hazardous condition that would render the site a developmental problem and pose a burden to public agencies. Further, with the provision of the additional 5 -foot right-of-way, this development could actually facilitate the long-term collector road objective sought by the Zoning Map. Being developed, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. Likewise, surface and subsurface archaeological remains do not appear to be likely on this site. The use is also compatible with the surrounding area. Although there are residences in the area, the project will retain the existing single-family residence. As such, visually, the proposed use should appear no different than many of the structures in the area. Notwithstanding the retention of the residential structure, however, there are other non-residential uses proximate to the site. There are churches, a commercial complex, apartments, restaurants, and office buildings. As such, the requested use would not be significantly out of character with many of the existing uses within five hundred (500) feet of the site. N 36 Ilo EXHIBIT 1 S r4EET N ui .t \ \ In 1 2 N 36 Ilo EXHIBIT 1 S r4EET N L/svihnPv -5T• ; 3 i��rs'Ei AnJ�w jF.vls'I�Jc _ Y�+J FAiV nfi f FD IN N jla P"t,4 sc_I'�Sv'p C-,,,> -2-'z- ;->4- Lt:., r � wT4� e�s ':.hF - RTY t.NN7R" .,TTHT" Fran FEW" .. n Pf' 7� rc 7 'C11n *�rjl ; ncy, n� ,rnr�c .;.., r .. - - - 0 Ind in-Mly gRMI }}1 cs an[^,r1 lf!pi'1+ 'Pn YC'n f,C_ Fi ^q t fi '> T' tout S } I- ri f?L mon t for thezomin, TY}< ">-i--7�1. !?S r- n?, mhF list i:: in -^AVOr ,OF t}}- ..^_jn1: H.'ono-?-n K 722 Nnnnnn Street 094 Wrenn Street Hi.ln, Howai i- Q6720 Hilo, Hivai i ,F+770 Big Tslan7 Candies 565 Hinano Street Hi -lo, Hawaii 9572' Anril Rom-ra for P� o„ Boy 10POR Min, Hawai..i 967?n 9h.arman Yaopua .F,. 0, Bot; 1046 fHj1n, i7owpil q6720 RnthLu"1-c._g.n. 518 Hunlani .Strmet Pilo, B nnii 9677' Ohorley A (ll i.'7i v rt ;. n H1 l n Howa= 7 067?0 chino & p� v"a n Knrti7 qRP c i mmn StrRat miln, Y.n"nji 0617?0 Dn"nnlr, Prv-r^ Hastpr YamWa 511 varnnn ':trent Hilo, Hawaii 267?4 16750 5_i9 EXHIBIT "A" ALL of that certain parcel of land (portion the land described in and covered by Land Patent Grant Number 8800 to Hana Watanabe) situate, lying and being Waiakea, District of South Hilo, Island and County of Hawaii, State of Hawaii, being LOT NUMBER 10, in BLOCK NUMBER 20, of the "WAIAKEA HOUSE LOTS," as shown on Government Survey Registered Map No. 2566, 1st Land District, and thus bounded and described: of at Beginning at a galvanized iron spike and ahu at the Southeast corner of this lot and the Northeast corner of Lot 12, on the West side of Hinano Avenue, the coordinates of said point of beginning referred to Government Survey Trig. Station "HALAI" being 1463.0 feet South and 9591.0 feet East, as shown on Government Survey Registered Map No. 2566, and running by true azimuths: 1. 900 00, 225.0 feet along Lot 12 to a galv. iron spike and ahu; 2. 1800 00, 100.0 feet along Lot 9 to a galv. iron spike and ahu; 3. 2700 00, 225.0 feet along Lot 8 to a galv. iron spike and ahu; 4. 3600 00, 100.0 feet along the West side of Hinano Avenue to the point of beginning, containing an area of 22,500 square feet, more or less. END OF EXHIBIT "A" LIBER 1361 fC i�8 TMK: 3rd Div. 2-2-34-85 PARCEL FIRST All of that certain parcel of land (being all of the land described in and covered by Land Patent [Grant] No. 8869 to EMMA REINHARDT or her heirs) being LOT 7, in Block 20 of the WAIAKEA HOUSE LOTS, situate at Waiakea, District of South Hilo, Island and County of Hawaii, State of Hawaii, and being more particularly described as follows: Beginning at a galvanized iron spike and ahu at the Northwest corner of this lot and the Southwest corner of Lot 5, on the East side of Manono Avenue, the coordinates of said point of beginning referred to Government Survey Trig. Station "Halai" being 1263.0 feet South and 9141.0 feet East, as shown on Government Survey Registered Map No. 2566, and running by true azimuths: 1. 2700 00' 225.0 feet along Lot 5 to a galvanized iron spike and ahu; 2. 3600 00' 100.0 feet along Lot 8 to a galvanized iron spike and ahu; 3. 900 00' 225.0 feet along Lot 9 to a galvanized iron spike and ahu; 4. 1800 00' 100.0 feet along the East side of Manono Avenue to the point of beginning and containing an area of 22,500 square feet. Being all of the land conveyed to ALAN M. MATSUDA and IRENE M. MATSUDA, husband and wife, as Tenants by the Entirety, by Warranty Deed dated June 21, 1972, recorded on June 23, 1972 in the Bureau of Conveyances of the State of Hawaii in Book 8391, Page 123. LION 13601 Pc 11.9 PARCEL SECOND All 0£ that certain -parcel of land, being LOT 8, in Block 20, WAIAKEA HOUSE LOTS, Reg. Map 2566, 1st Land Dist., situate at Waiakea, District of South Hilo, Island and County of Hawaii, State of Hawaii, and being more particularly described as follows: Beginning at a galvanized iron spike and ahu at the Northeast corner of this lot, and the Southeast corner of Lot 6, on the West side of Hinano Avenue, the coordinates of said point of beginning referred to Government Survey Triangulation Station "Halai" being 1263.0 feet South and 9591.0 feet East, as shown on Government Survey Registered Map No. 2566, and running by true azimuths: 1. 3600 00, 100.0 feet along the West side of Hinano Avenue to a galvanized iron spike and ahu; 2. 900 00, 225.0 feet along Lot 10 to a galvanized iron spike and ahu; 3. 1800 00' 100.0 feet along Lot 7 to a galvanized iron spike and ahu; 4. 2700 00, 225.0 feet along Lot 6 to the point of beginning, containing an area of 22,500 square feet. Being all of the land conveyed to ALAN M. MATSUDA and IRENE M. MATSUDA, husband and wife, as Tenants by the Entirety, by Warranty Deed dated December 17, 1971, recorded on December 21, 1971 in said Bureau of Conveyances in Book 8017, Page 469. L _PARTMENT OF PUBLIC WOR, COUNTY OF HAWAII HILO, HAWAII DTE: ; D,0ceriibieij6 999 TO: Virginia Goldstein, Planning Director Planning Department FROM: � Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 99-26) Applicant: George T. Hara and Adele T. Hara Request RS -10 to CN -20 TMK: 2-2-34: 085 & 093 We have reviewed the subject application forwarded by your memo dated November 15, 1999 and have the following comments. 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. The applicant shall be informed that if they include drywells in the subject development, an Underground Injection Control (UIC) permit may be required from the Department of Health, State of Hawaii. 3. The subject parcel is located within Zone X as designated by the Flood Insurance Rate Map (FIRM), dated September 16, 1988. 4. All earthwork activity, including grading and grubbing, shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. 5. The applicant shall connect to the existing sewer line fronting the subject property meeting the requirements of the Department of Public Works (DPW), Wastewater Division. 6. All driveway connections to a Manono and Hinano Streets shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. EXHIBIT Memo to the Planning Direct( December 16, 1999 Page 2 of 2 7. The applicant shall construct the following roadway improvements along the subject property's Manono St. and Hinano St. frontage, meeting the approval of the DPW: A. A half -section of roadway improvements on the east side of Manono Street consisting of 21 -ft wide A.C. pavement with concrete curb, gutter, and sidewalk and drainage improvements within the future road widening setback area established as one-half the distance between the existing right-of-way and 60 feet. B. A half -section of roadway improvements on the west side of Hinano Street consisting of 16 -ft wide A.C. pavement with concrete curb, gutter, and sidewalk and drainage improvements within the future road widening setback area established as one-half the distance between the existing right-of-way and 50 feet. C. If required, installation of street lights, signs and traffic markings meeting the approval of the DPW, Traffic Division. 8. The future road widening sections and roadway improvements should be subdivided and dedicated to the County. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII 25 AUPUNI STREET • HILO, HAWAII 96720 TELEPHONE (808) 961-8660 FAX (808) 961-8657 .n December 16, 1999 TO: Ms. Virginia K. Goldstein, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT. CHANGE OF ZONE APPLICATION (REZ 99-026) APPLICANT: GEORGE T. HARA AND ADELE T. HARA REQUEST: RS -10 TO CN -20 TAX MAP KEY: 2-2-034:085 AND 093 We have reviewed the subject application and our comments follow. Inasmuch as the applicant is projecting usage at one unit of water (600 gallons per day) and there are four meters to the property, we have no requirements. However, should the applicant desire to discontinue and/or move any of the existing meters, they should submit plans prepared by a professional engineer licensed in the State of Hawaii and pay for such construction. The applicant shall further consult with the Fire Department for fire requirements, as the waterlines in both Manono Street and Hinano Street may need to be used to achieve the needed fire flow. If you have any questions regarding these comments, please contact our Engineering Division at 961-8665. Sincerely yours, r Milton D. Pavao, P.E. Manager BCM:gms copy — Mr. George T. Hara and Ms. Adele T. Hara EXHIBIT C BENJAMIN J. CAYETANO GOVERNOR IiIICIND7710I7IW STATE OF HAWAII DEPARTMENT OF HEALTH P0. BOX 916 HILO, HAWAII 96721 0916 DATE: November 23, 1999 TO: Virginia Goldstein Planning Director, County of Hawaii FROM. Aaron Ueno District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 99-026) Applicant: George T. Hara and Adele T. Hara Request: RS -10 to CN -20 Tax Map Key: 2-2-034'085 & 093 Bruce S. Anderson, Ph D., M.P Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. C. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. EXHIBIT 1) :J J Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. C. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. EXHIBIT 1) Virginia Goldstein November 23, 1999 Page 2 Should there be any questions on this matter, please contact the Department of Health at 933-0917. WP7.0:REZ99-26.mi