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HomeMy WebLinkAboutCOM 0375.000 2024-2026C. Kimo Alameda, Ph.D. Mayor William V. Brilhante, Jr. Managing Director Merrick Nishimoto Deputy Managing Director County of Hawaii- Office of the iWayor 25 Aupuni Street, Suite 2603 • Hilo, Hawaii 96720 • Phone (808) 961-8211 • Fax (808) 961-6553 KONA: 74-5044 Ane Keohokalole Hwy., Bldg C • Kailua-Kona, Hawaii 96740 Phone (808) 323-4444 • Fax (808) 323-4440 k' V1 l J CD (� C_ CD IV �� June 20, 2025 l C-s sM s The Honorable Chairman Holeka Goro Inaba and Members of the County Council A - County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Inaba and Members of the County Council: SUBJECT: Change of Zone Application (PL-REZ-2024-000071) Request: Single -Family Residential-10,000 Square Feet (RS-10) to General Commercial-10,000 Square Feet (CG-10) Applicant: Correa Ohana, LLC Tax Map Key: (3) 2-2-022:022, Waiakea, South Hilo, Hawaii As required by Chapter 7, Sec. 6-7.5 (a)(3), Hawai`i County Charter, transmitted herewith for the County Council's consideration and action is the Windward Planning Commission letter regarding the above -referenced request. Sincerely, WILLIAM V. BRILHANTE, JR. Managing Director TCouncilCorrea0hanaPL-REZ-2024-071 Enclosures cc: Planning Department Comm. IV •J < 1 4% 6_1 % lief. To: County of Hawaz i is an Equal Opportunity Provider and Employer. Ref. Date U _ 2 6 [uc� C. Kimo Alameda, Ph.D. Mayor William V. Brilhante, Jr. Managing Director County of Hawaii WINDWARD PLANNING COMMISSION Aupuni Center 101 Pauahi Street, Suite 3 Hi, Hawaii 96720 Phone(808) 961-8288 Fax (808) 961-8742 June 20, 2025 Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, Hawaii 96720 Dear Chair Dr. Holeka Goro Inaba and Council Members: Louis Daniele III, Chair Chantel Perrin, Vice Chair Lauren Balog Wayne De Luz JoNelle Fukushima Gordon Takaki SUBJECT: Change of Zone Application (PL-REZ-2024-000071) Request: Single -Family Residential-10,000 Square Feet (RS-10) to General Commercial-10,000 Square Feet (CG-10) Applicant: Correa Ohana, LLC Tax Man Key: (3) 2-2-022:022, Waiakea, South Hilo, Hawaii The Windward Planning Commission (Commission), at its duly held public hearing on June 10, 2025, considered the above -referenced application for a Change of Zone from a Single -Family Residential-10,000 square feet (RS-10) zoning district to a General Commercial-10,000 square feet (CG-10) zoning district for 33,180 square feet of land. The subject property is located at 1.198 Kino`ole Street, approximately 200 feet north of its intersection with Kamana Street, Waiakea House Lots 2nd Series, Waiakea, South Hilo, Hawaii. The Commission voted to send a favorable recommendation to the County Council based on the Planning Director's recommendation. The applicant is requesting a Change of Zone from a Single -Family Residential- 10,000 square feet (RS-10) zoning district to a General Commercial-10,000 square feet (CG-10) zoning district for 33,180 square feet of land. The CG zoning district, with a minimum area required for each building site of 10,000 square feet, would allow a maximum density of 3 building sites (lots) and 26 double -family or multiple -family residential units: In addition, although the applicant plans to construct a multi -family www.plannins.hawaiicounty.gov Hawaii County is an Equal Opportunity Provider and Employer plannine(a),hawaiicounty.sov Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii June 20, 2025 Page 2 apartment building on the property, any permitted use in the CG zoning district can be established on the property should the change of zone request be approved. The applicant proposes to demolish the existing single-family dwelling and garage and construct a multi -family apartment complex. The project will consist of two separate two-story buildings, each containing 12 residential units, for a total of 24 units. The unit mix includes two one -bedroom units and ten two -bedroom units per building, with the downstairs one -bedroom units meeting ADA compliance. The design incorporates 40 parking stalls, including two handicapped -accessible stalls, and a 24-foot- wide driveway with a turnaround area. The front yard will be landscaped, and a screening hedge will be planted along the property boundaries. The applicant plans to finalize construction plans and apply for permits within 12 months and construction is expected to begin within two years of rezoning approval and take approximately 1.5 to 2 years to complete. However, due to potential delays from permitting, labor availability, and financing, the applicant requests a 10-year timeframe to complete the project, which is estimated to cost around $900,000. To consider an area for any type of zoning designation, the applicable goals, policies, and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The change of zone request from a Single -Family Residential-10,000 square feet (RS-10) zoning district to a General Commercial-10,000 square feet (CG-10) zoning district conforms to applicable goals, policies, and standards of the General Plan. The subject, 33,180-square foot parcel is generally rectangular in shape and has been improved with a single-family dwelling and detached garage since 1931. The remainder of the property is landscaped and vacant of other structures or improvements. Properties directly to the north and south of the subject parcel are similarly zoned RS-10, however, the properties beyond those, and two parcels across Kino`ole Street within the same block are zoned General Commercial (CG-20). The property directly to the west is zoned RS-10 and is the site of `Hale Olaloa' which is a public housing facility managed by the Hawaii Public Housing Authority (HPHA)The surrounding areas are transitioning from primarily single-family residential uses to a mix of multiple -family residential and retail, office and service commercial uses. Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii June 20, 2025 Page 3 The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards, and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture, and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the following goals and policies of the General Plan Land Use Element: ■ Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. ■ 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. ■ Achieve a broader diversification of local industries by providing opportunities for new industries and strengthening existing industries. ■ Appropriately zoned lands shall be allocated as the demand for multiple residential dwellings increases. These areas shall be allocated with respect to places of employment, shopping facilities, educational, recreational and cultural facilities, and public facilities and utilities. ■ Require developers to provide basic infrastructure necessary for development. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non -urban form for areas within the County. The subject property is designated High Density Urban (hdu) by the LUPAG Map which includes uses such general commercial, multiple family residential and related services (multiple family residential - up to 87 units per acre). The proposed 24-unit apartment building will be consistent with the hdu designation. Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii June 20, 2025 Page 4 The Hilo Community Development Plan (CDP) identifies the area as "RM-4 (multi -family residential)," which is consistent with the applicant's proposed multi- family development. Based on the preceding, the proposed CG-10 zoning would be consistent with the General Plan. All essential utilities and services are available to the site. Access to the subject property is from Kino`ole Street, a County -owned and maintained minor arterial road with an approximately 42-foot-wide pavement within a 60-foot-wide right-of-way. The roadway in front of the property consists of two travel lanes and a central two-way left - turn lane with no on -street parking available. The parcel's frontage is also improved with curb, gutters, and sidewalks with grass strips (landscaping planter) between the concrete sidewalk and curb. The applicant proposes to construct a 24-foot-wide driveway to accommodate two-way ingress/egress and 40 parking stalls, two of which will be handicapped accessible spaces. Based on the proposed zoning, the Department of Public Works (DPW) recommends that the applicant provide improvements to the property's Kino`ole Street frontage consisting of, but not limited to, updating the landscape planter within the concrete sidewalk by filling it with concrete in conformance with the current County standard, and any required utility relocation, meeting the requirements of the Americans with Disabilities Act. The current utility pole should not be impacted by the location of the proposed driveway as stated in HCC Section 22-4.9. These improvements should be at no cost to the County. Conditions of approval will be included to address the preceding. The proposed development is expected to generate fewer than 50 peak -hour vehicle trips, so a Traffic Impact Analysis Report (TIAR) is not required. However, since a zoning change does not compel the applicant to proceed with the proposed development, a condition will be added requiring a TIAR if the property is developed with a different permitted land use that exceeds 50 peak -hour trips. County water is available to the property from an existing 8-inch waterline within the Kino`ole Street and the subject parcel is currently serviced by an existing 5/8-inch meter, which is limited to an average daily usage of 400 gallons per day. Conditions of approval will require the applicant to secure and maintain water commitments for the additional 23 units of water and construct and dedicate necessary water system improvements to provide for potable and fire suppression water to the property for the project. Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii June 20, 2025 Page 5 The subject property is serviced by the County's sewer system with an existing connection to the sewer main located within Kino`ole Street and the existing dwelling is connected to it. A condition of approval will require that wastewater disposal for any new development on the property to connect to the County sewer system in compliance with Section 21-5 of Hawaii County Code. Solid waste will be handled by a commercial hauler and disposed of at authorized landfill sites or transfer stations, all essential utilities are available to the property and police, fire and medical facilities are located nearby in Hilo. A condition of approval will require the applicant to meet all applicable County, State and Federal laws, rules, regulations, and requirements. There are no severe geological or topographical problems for the property that cannot be properly rectified, or which would render the land unusable. The subject property is in an area designated as Zone "X", an area determined to be outside the 500-year flood plain, on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). A condition of approval will be added to require that all development generated runoff will be disposed of on -site and not directed toward any adjacent properties and all earthwork activity, including grading, grubbing, and stockpiling, and the project will conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. Thus, the proposed change of zone meets this criterion. The request is not contrary to Chapter 205A,. Hawaii Revised Statutes, relating to Coastal Zone Management Area. The subject property is located approximately 1 mile from the nearest shoreline, it is not situated within the Special Management Area and will not be impacted by coastal hazards and beach erosion. There is no designated public access to the mountains or the shoreline that runs through the property. The proposed use will not adversely impact any recreational resources, including access to and along the shoreline, scenic and open space nor visual resources, coastal ecosystems, and marine and coastal resources. Therefore, the proposed use is not contrary to the objectives of Chapter 205A, Hawaii Revised Statutes. The request will not have a significant adverse impact to traditional and customary Hawaiian Rights. In view of the Hawaii State Supreme Court's "PASH" and "Ka Pa `akai O Ka `Gina" decisions, the issue relative to Native Hawaiian gathering and fishing rights must be addressed in terms of the cultural, historical, and natural resources and the associated traditional and customary practices of the site. Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii June 20, 2025 Page 6 Investigation of valued resources: As the subject property has been impacted by ground -disturbing activities associated with previous residential development since 1931, no formal archaeological reconnaissance survey, oral history of kama`aina accounts of the area, historical survey of documentary records, or floral/faunal studies were included in the application or found in Planning Department records. The valued cultural historical and natural resources found in the rezoning area: No known archeological or historical features exist on the subject property nor is the property listed as a historic site on the State or National Register of Historic Places. According to the applicant, it is not known whether the subject property or immediate surrounding area has been used in the recent past for the gathering of plants by Native Hawaiians. Finally, the likelihood of any rare or endangered animal species, habitat or flora on the property is remote given the long developed, urban nature of the property and surrounding area. Possible adverse effect or impairment of valued resources: Native plants and/or endangered species are unlikely to be impacted by the proposed development due to the already impacted property and surrounding urban environment. Feasible actions to protect native Hawaiian rights: To the extent to which traditional and customary native Hawaiian rights are exercised, the proposed action will not affect traditional Hawaiian rights; therefore, no action is necessary to protect these rights. Lastly, this recommendation is made with the understanding that the applicant remains responsible for complying with all other applicable governmental requirements in connection with the proposed use, prior to its commencement or establishment upon the subject property. Additional governmental requirements may include the issuance of building permits, compliance with the Fire Code, installation of improvements required by the American with Disabilities Act (ADA), among many others. Compliance with all applicable governmental requirements is a condition of this approval; failure to comply with such requirements will be considered a violation that may result in enforcement action by the Planning Department and/or the affected agencies. Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii June 20, 2025 Page 7 Based on the preceding findings, the request to rezone the property from a Single - Family Residential-10,000 square feet (RS-10) zoning district to a General Commercial- 10,000 square feet (CG-10) zoning district would result in an appropriate land use pattern that would further benefit the general public. The accompanying draft bill to amend Section 25-8-33 (City of Hilo District Zone Map), Article 8, Chapter 25 (Zoning) of the Hawaii County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. The Planning Department's background report, recommendation report, and PowerPoint presentation are available for review at the following Laserfiche Weblink address: https•//records hawaiicountygov/weblink/Browse.aspx?dbid=l&startid=l48660 Please note that pursuant to Ordinance No. 24-87 and Section 25-2-42(c)(4) of HCC, a report on surrounding properties within 300 feet of the subject property can be found in the Planning Department Background report as Exhibit 3. The Commission meeting minutes of June 10, 2025, can be found at the following link once it is available: https•//records hawaiicounty.gov/weblink/Browse.aspx?dbid=l&startid=14-8360 Should there be any questions, please feel free to contact Planning Program Manager, Maija Jackson at (808) 961.-8159 or by email at maiia.iackson ,hawaiicounty.gov . Sincerely, lei Louis Daniele III (Jun 20, 2025 05:48 HST) Louis Daniele III, Chairman Windward Planning Commission P\wp60\PC\PCC2025-2\LCorrea0hanaPL-REZ-2024-071wpc Enclosure: Draft Bill Dr. Holeka Goro Inaba, Council Chair and Members of the County Council County of Hawaii June 20, 2025 Page 8 cc w/enclosure via email: Henry Correa III, Correa Ohana LLC Hanale Builders LLC Department of Public Works Department of Water Supply Windward Planning Commission Jeffrey W. Darrow, Planning Director Jean Campbell, Esq., Deputy Corporation Counsel Suzanna Tiapula, Esq., Deputy Corporation Counsel