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HomeMy WebLinkAboutCOM 0429.000 2000-2002 J~qY 08 y~ Harry Kim Dixie Kaetsu Ma ar t ` j = _ :'~Innaging Director Y L o ~ ! star T. Youn 4>e iiR'Nr•.d D uty aging Director 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite ]03 • Kailua-Kona, Hawaii 96740 (808)329-5226 Fax (808)326-5663 November 15, 2001 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: State Land Use Boundary Amendment Application (SLU 01-008) Request: Agricultural to Urban Change of Zone Application (REZ 01-015) Request: Agricultural (A-la) to Single Family Residential (RS-10) Applicant: John K. Uohara, M.D. Tax Map Key: 2-3-50:71 Change of Zal~c Application ~I~EZ €11-1412) :lpplical~r: St~lriey ~~~1 Brendu Maeda ~~equest: I~~~-~ ~ ~ > t~ C.N-1 £1 T•x M:~~ v " X6.1''" As required by Chapter Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above-referenced requests. Si sly, ~~liv~-. ' Harry Kim Mayor L101901may Enclosures cc: Planning Department ;~s~a" ~ i ll f ~ ~il:~ RT~.,,,~,e, 1~~~ q ' 'Harry Kim ~~4~ ~ ~~'40~ Mayor ~ ~ • } bi p~. p~ 4 °>e~ +JSa~mg °yes`~ ali PI.,E11v1vING C®1~i+sIISSI®N 25 Aupuni Stree€, Room 109 • Hiio, Hawaii 96720-4252 (808) 961-8288 • Fax (808) 961-8742 5 - ..~1V ~ - 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 01-012) Applicant: Stanley and Brenda Maeda Request: RS-10 to CN-10 Tax ~.~y~ 2-2-36.123 The Planning Commission, after a duly held public hearing on October 19, 2001, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 16,000 square feet of land from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10). The property is located on the Puna side of Kekuanaoa Street between Kalanikoa and Laukapu Streets, Waiakea Houselots, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicants are requesting the change of zone for their overall objective, which . is to construct and operate atwo-story seafood retail outlet. They propose to construct a 5,100+ square foot (30' x 30'), 2-story structure with the height not to exceed 30 feet. The first floor, consisting of 3,600± square feet, would be used for food preparation, sales, cold storage, and office space for the seafood retail business. The second floor consisting of 1,500± square feet would be used for storage. However, it should be pointed out that this recommendation is based on the proposed commercial zone designation and not the specific project, as the zoning would allow other commercial uses. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. The proposed change of zone request would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The proposed zone request would be consistent with the following goals and policies of the Economic Element. * 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 shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County shall strive for diversification ofits economy by strengthening existing industries and attracting new endeavors. The proposed zone request would be consistent with the Land Use Element of the General Plan. 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. It is also 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 Land Use goals, policies Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. These state the following for the Land Use Element: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural-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. * 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 request 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. The proposed request would also complement the following goals and policies of the Commercial Element. * Provide for commercial developments that maximize convenience to users. * Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. * Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers and transportation systems. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Also, 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 surrounding area as well as the Hilo community. In addition, this area of the Waiakea Houselots is in transition from residential to commercial and industrial uses. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself. fihe LUPAG Map establishes the basic land use pattern for areas within the County. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time or stage certain developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. The area is designated as Low Density Urban Development which allows for single family residential in character, ancillary community and public uses and convenience type commercial uses. The County is currently conducting a comprehensive review update to the General Plan. There are two proposed amendments to the LUPAG Map within the Waiakea Houselots area. One area of the Waiakea Houselots is becoming industrial-commercial in character. Therefore, the designation for this area bounded from Piilani Street-Laukapu Street-Lanikaula Street up to its intersection with Manono Street and toward Kanoelehua Avenue is proposed from Medium Density Urban and Low Density Urban to Industrial. Said area also includes the subject property. The other area of the Waiakea Houselots is in transition to a higher density residential uses with certain types of commercial activities. As such, the designation for the area bounded by Hualani-Laukapu-Lanikaula- Mililani Streets is proposed from Low Density Urban to Medium Density Urban. Therefore, the proposed request would complement the proposed land use designations. The Hilo Community Development Plan (CDP), adopted through Resolution No. 1 by the Planning Commission in 1975, is intended to provide short and middle range implementation strategies for the goals, policies and land use pattern presented in the General Plan. The Hilo CDP reflects the Waiakea Houselots for residential uses. However, the Hilo CDP has not been updated to complement the ongoing transition to commercial and industrial uses. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded b}= Mililani-Piilani-Kalanikoa-Hualani Streets has been zoned General Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Since 1981, commercial activities have been developing from Piilani Street and moving southerly. The commercial establishments include Itsu's Fishing Supplies, Don's Grill , Credat Union of Hawaii, Manono Mini Mart and other retail stores, and offices. In December 1986, the County Council approved a change of zone request from RS-10 to CN-7.5 for a parcel located at the northeast corner of Kekuanaoa Street and Mililani Street. The Labor's International Union Office is presently established on the property. Two blocks further south of the subject property, the Neighborhood Commercial (CN-10) zoned area is located along Kanoelehua Avenue, between Lanikaula Street and Kawili Street, and along Kawili Street, between Kanoelehua Avenue and Kalanikoa Street. These CN zoned areas have been in place since 1967, the adoption of the Zoning Code and City of Hilo Zone Map. Presently, existing commercial establishments in this area include the Leung's Chop Suey House, Bank of Hawaii, Automotive Supply Center and a commercial kitchen. For the past four years, the County Council has approved five (5) change of zone requests. from Single Family Residential (RS) to Neighborhood Commercial (CN) and General Commercial (CG) zoned designations within the Waiakea Houselots area, One of the:approved CN zone requests is the adjacent property to the east. The other parcels are in close proximity to the subject property, within one half to two blocks, and are situated on the north side of Kekuanaoa Street. Parcels immediately adjacent on the east and west of the property have existing dwellings and are zoned Neighborhood Commercial (CN-10) and Single Family Residential (RS-10), respectively. Lands in the immediate vicinity include single family residential uses and/or vacant lands to the north, west and south, and are similarly zoned RS-10. Big Island Candies facility is located about one half block to the northwest and is zoned General Commercial (CG-20). About one block east of the property, the area includes the Aloha Gas facility at the comer of Kekuanaoa Street and Kanoelehua Avenue, and Tracy Lewis Real Estate Off ce north of the Aloha Gas facility or, lands zoned Limited Industrial (ML-20). The proposed development would provide additional commercial services for the residents in the immediate vicinity as well as for the rest of the residents and visitors of the island of Hawaii. The property is located in close proximity to commercial areas, employment centers and public safety services. The property as well as the Waiakea Houselots is served by the Hilo Central Fire Station located on Kinoole Street or the 24-hour Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 substation at Waiakea and supported by additional substation at Kawailani. The Police Headquarters is located on Kapiolani Street, approximately two miles from the property. The Hilo Medical Center is located approximately 3 miles from the property. The property is located within an area adequately served with essential services and facilities such as water, sewer, transportation systems and other utilities. Water is available to the property through an existing 5/8-inch meter via an existing 6-inch waterline along Kekuanaoa Street. The applicants have concurred to install a backflow preventer as required by the Department of Water Supply. There is an existing 10-inch diameter collector sewer line along Kekuanaoa Street. Although the applicants propose to connect into the County's sewer system, a condition of approval have been included to reaffirm this requirement. The applicants will also be required to prepare a Solid Waste Management Plan and submit it to the Department of Environmental Management for its review and approval. Existing access to the property is from Kekuanaoa Street, which has a 40-foot wide right-of--way with 20 to 22-foot wide pavement and grassed shoulders. According to the City of Hilo Zone Map, Kekuanaoa Street is proposed to be increased to a 60-foot wide right-of--way and therefore; a 10-foot wide future road widening strip is located along the frontage of the property. Kekuanaoa Street serves as a main roadway from the Hilo International Airport to Kilauea Avenue. Traffic signalization improvements at the intersection of Kekuanaoa Street and Manono Street were completed in September 1995, with left turn lanes from Kekuanaoa Street to Manono Street. In conjunction with the signalization improvements, Kekuanaoa Street has been fully improved to 48-foot wide pavement with 6-foot wide concrete sidewalks, between Mililani Street and Hinano Street. Curbs, gutters and sidewalks exist along Kekuanaoa Street between Manono and Hinano Streets, and partially between Manono and Mililani Streets. There are no continuous sidewalks from the intersection of Kekuanaoa Street and Hinano Street to Kanoelehua Avenue, including the frontage of the subject property. The Department of Public Works recommends that the applicants provide full improvements to Kekuanaoa Street along the entire frontagc, except the access points, of the property. The improvements shall include concrete curb, gutter and sidewalk along with the necessary pavement widening and transitions, drainage facilities, utility pole relocation, and installation of street lights, signs and markings. It is also recommended that the 10-foot future road widening section fronting the entire property along Kekuanaoa Street and roadway improvements thereon be subdivided and dedicated to the County of Hawaii upon its completion. These roadway improvements shall be included as conditions of approval of the change of zone request. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 7 The property has no severe topographic or geologic problems which cannot be properly rectified or which would render the land unusable for the proposed use. The property is classified as Zone X, areas determined to be outside the 500-year flood plain. The property is also located outside of the tsunami inundation area. The property has been in residential use with the existing dwelling and accessory structures, and the Waiakea Houselots has been in urban development since the 1960's. The subject development is not contrary to Chapter 205A, Hawaii Revised States, relating to Coast Zone Management Area. It is located more than one mile from the nearest coastline. The proposed development. will not adversely impact recreational resources, including access to and along the shoreline or to mountain areas, scenic and open space vistas, visual resources to the shoreline, coastal ecosystems and marine ecosystems. Finally, because the property and surrounding areas have been extensively altered with urban development, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the property, nor has the property been identified as a significant botanical or biological habitat. In addition, it is also not anticipated that the proposed development will have any adverse impact on cultural or historical resources. Further, the applicants arc not aware of any valued cultural, historical or native resources nor any traditional and customary native Hawaiian rights been practiced in the area. Thus, it is also not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. used on the above findings, approval of this change of zone request from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10) zoned district would result in an appropriate land use pattern that will further the necessity, convenience and welfare of the general public. For your favorable consideration, an amendment to Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 We are enclosing a copy of the staff background for your information. Sincerely, % ~ Geraldine M. Giff n, Chairman Planning Commission Lmaedarez0l-012#2PC Enclosures cc: Mr. Sidney Fuke Mr. Stanley Maeda Department of Public Works Department of Water Supply Erian Minaai, Director/DOT-Highways, Honolulu BMaeda0lagk-10/09/01 COUNTY OF IIAV6VAII PLANNING DEPARTMENT ~ACI~GROUND REPORT STANLEY BRENDA MAEDA CI~ANGE O;~' ZONE APPLICATION (REZ 01-012) STANLEY ~ BRENDA MAEDA have submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to Neighborhood Commercial (CN-10) for approximately 16,000 square feet of land. The property is located on the Puna side of Kekuanaoa Street, between Kalanikoa and Laukapu Streets, Waiakea Houselots, South Hilo, Hawaii, TMK: 2-2-36:123. GENERAL INFORMATION 1. Land Ownership: The subject property is owned by the applicants. 2. Waiakea Iouselots: The property is a portion of the Waiakea Houselots which was created by the Territory of Hawaii in the early 1900's, with lot sizes ranging from 10,000+ to 20,000+ square feet. The Waiakea Houselots area includes the lands bounded by Piilani Street, Kanoelehua Avenue, Kawili Street and Mililani Street. This area encompasses approximately 200 acres of land. PROPOSED DEVELOPMENT 3. Request: The applicants are requesting the change of zone in order to construct and operate atwo-story seafood retail outlet. Project Concept: The application represents the following: "The applicants wish to construct and operate a seafood retail outlet on the subject property. The applicants sought this site, as it is fairly visible and can be provided with adequate on-site parking. "If the request is approved, the applicants intend to demolish or relocate the residential structure on the site and destroy the existing carport and open storage area. In their place, they would construct a 5,100+ square foot, 2-story structure. The height of the structure would not exceed 30 feet. "Tentative plans call for the construction of a 30' x 30' structure. The first floor, consisting of 3,600+ square feet, would be used for food preparation, sales, cold storage, and office space for the seafood retail business. The smaller second floor (1,500+ square feet) would be used for storage. (Figure 2) "The project would also have at least 16 parking stalls, including a handicapped parking. There would also be a loading and unloading zone to the rear or Puna-side of the project. "Setbacks from the east and south property lines would be 15 feet. A 10-foot strip would be set aside along Kekuanaoa Street to accommodate the future widening of said street. The structure would be setback a total of 26 feet from the existing right-of--way. "Landscaping surrounding the property would be provided, consistent with Planning Department Rule No. 17. This is important, particularly as there are residences on the site's west and south property boundaries. Additional landscaping could be provided in these areas to further mitigate potential noise and visual impacts." 5. Proposed Site Plan: According to the site plan, the proposed structure would be situated toward the eastern portion of the property and the parking area on the western portion. 6. Supportive Information: In support of the request, the applicants have submitted a Change of Zone Application. (See Exhibit A -Change of Zone Application) STATE AND CQUNTY PLANS 7. State Land Use District: Urban 8. General Plan: The proposed request would be consistent with the goals and policies of the Economic, Land Use and Commercial Elements. 9. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: The area is designated as Low Density Urban Development, which allows for single family residential in character, ancillary community and public uses and convenience type commercial uses. It should be noted that the County is currently conducting a comprehensive review update to the General Plan. There are two proposed amendments to the LUPAG Map within the Waiakea Houselots area. One area of the Waiakea Houselots is becoming industrial-commercial in character. Therefore, the designation for this area bounded from Piilani Street-Laukapu Street-Lanikaula Street up to its intersection with Manono Street and toward Kanoelehua Avenue is proposed from Medium Density Urban and Low Density Urban to Industrial. Said area also includes the -2- subject property. The other area of the `L'aiakea Ilousal~~s ,would be for potential transition to a higher density residential uses with certain types of commercial activities. As such, the designation for this area bounded by Hualani-Laukapu-Lanikaula-Mililani Streets is proposed from Low Density Urban to Medium Density Urban. 10. I=Iilo Community Development Plan (CDP): The Hilo CDP was adopted by the Planning Commission, Resolution No. 1, on May 21, 1975. Said Plan reflects the Waiakea Houselots area for residential uses. 11. County Zoning: Single Family Residential-10,000 square feet (RS-10) 12. Chapter 205A, CZM Program: The subject development is not contrary to Chapter 205A, Hawaii Revised States, relating to Coast Zone Management Area. The proposed development will not adversely impact recreational resources, including access to and along the shoreline or to mountain areas, scenic and open space vistas, visual resources to the shoreline, coastal ecosystems and marine ecosystems. 13. Special Management Area (SMA): The property is not within the SMA boundary. It is located more than one mile from the nearest coastline. DESCRIP'TI®N OF PROPER3°Y AND SURROUNDING AREA 14. Subject Property: The property is arectangular-shaped lot consisting of 16,000 square feet with a 160-foot frontage along Kekuanaoa Street. An existing dwelling, carport and open storage structures were constructed in the 1960's. According to the applicants, the existing dwelling is being rented on a month-to-month basis. An existing 3-foot high chainlink fence runs along the perimeter of the property. 15. USDA Soil Survey Report: Soils on the property are identified as Keaukaha Series (rKFD) extremely rocky muck, 6 to 20 percent slopes. The soils consist ofwell-drained, thin organic soils overlying pahoehoe lava bedrock. In a representative profile, the surface layer is very dark brown muck about 8 inches thick. The soils above the lava are rapidly permeable. The pahoehoe lava is very slowly permeable, but water moves rapidly through the cracks. Runoff is medium and the erosion hazard is slight. 16. Land Study bureau's Detailed Land Classification System: The property is classified as within existing urban development. -3- 17. Agricultural Lands of Importance to the State of Iladva;r (ALISII) Map: The property is classified as within existing urban development. 18. Flood Insurance Rate Map (FIRM): The property is classified as Zone X, areas determined to be outside the 500-year flood plain. The property is also located outside of the tsunami inundation area. 19. Flora/Fauna Resources: Since 1960's, the property has been in residential use with the existing dwelling and accessory structures. Vegetation consists of introduced landscaping plants such as, Ohia trees, Magnolia tree, and ti plants. It is anticipated that there are no endangered or threatened species of plant or animal situated on the property as the parcel and surrounding area have been improved with residences more than 40 years ago. 20. ArchaeologicaUCultural Resources: There are no known historic sites on the property as listed on the State or National Register of Historic Places. Because the entire property had been extensively altered by the urban uses, it is unlikely that there are any surface or subsurface historic features nor any cultural and historical resources present on the property. 21. Air Quality: During construction, localized vehicular emissions will increase compared to the current condition. However, because of the minimal nature and scope of the proposed project, the additional volume of vehicular traffic and fugitive dust during construction is not anticipated to violate State or Federal air quality standards. 22. Noise Quality: The residents in the area are already exposed to the ambient noise level from the traffic at Kekuanaoa Street and the frequent aircraft overflights (approximately 60 Ldn). Therefore, the increased noise from cars to the property should not be significantly greater than the existing noise level. Overall, the increase in noise levels is anticipated to remain well within acceptable levels. In the short term, construction will also contribute to temporary increases in noise levels on the property. However, this will only occur daytime during construction activity. Although some new noise would be generated by the increase in traffic and human activity onsite, no significant adverse noise impacts are expected from the proposed project. -4- 23. Surrounding Land Uses/Zoning: Parcels immediately adjacent on the east and west of the property have existing dwellings and are zoned Neighborhood Commercial (CN-10) and Single Family Residential (RS-10), respectively. Lands in the immediate vicinity include single family residential uses and/or vacant lands to the north, west and south, and are zoned RS-10. Big Island Candies facility is located about a half block to the northwest and is zoned General Commercial (CG-20). About one block east of the property, the area includes the Aloha Gas facility at the corner of Kekuanaoa Street and Kanoelehua Avenue, and Tracy Lewis Real Estate Office north of the Aloha Gas facility on lands zoned Limited Industrial (ML-20). 24. Existing General Coanrnercial (CG) Areas: At the northern end of the Waiakea Houselots in the vicinity of the Hoolulu Park Complex, one half of the block area bounded by Mililani-Piilani-Kalanikoa-Hualani Streets has been zoned General Commercial (CG-7.5) since the adoption of the City of Hilo Zone Map in 1968. Since 1981, commercial activities have been developing from Piilani Street and moving southerly. The commercial establishments include Itsu's Fishing Supplies, Don's Grill , Credit Union of Hawaii, Manono Mini Mart and other retail stores, and offices. 25. Existing Neighborhood. Commercial (CN) Areas: In December 1986, the County Council approved a change of zone request from RS-10 to CN-7.5 for a parcel located at the northeast corner of Kekuanaoa Street and Mililani Street. The Labor's International Union Office is presently established on the property. Two blocks further south of the subject property, the Neighborhood Commercial (CN-10) zoned area is located along Kanoelehua Avenue, between Lanikaula Street and Kawili Street, and along Kawili Street, between Kanoelehua Avenue and Kalanikoa Street. These CN zoned areas have been in place since 1967, the adoption of the Zoning Code and City of Hilo Zone Map. Presently, existing commercial establishments in this area include the Leung's Chop Suey House, Bank of Hawaii, Automotive Supply Center and a commercial kitchen. 26. Recent Commercial Rezoning in the Vicinity (See Exhibit -10'Iap): a. TMK: 2-2-34:95 (12, 473 square feet) ---REZ 961 Applicants: Bernard and Rita Soares -5- Request: Change of Zone from RS-10 to i ~1-10 by Ordinance No. O1 31 effective March 21, 2001 in order to utilize the existing two-story dwelling as a boarding facility and possibly in the future for office rentals. b. TMK: 2-2-34:85 & 93 (67,500 square feet) ---REZ 942 Applicants: George and Adele Hara Request: Change of Zone from RS-10 to CN-20 by Ordinance No. 00 31 effective April 13, 2000 in order to construct an office building to relocate the accounting and clerical staff for their wholesale grocery business. c. TMK: 2-2-34:35 (22,500 square feet) ---REZ 877 Applicant: Oda-McCarty Architects Request: Change of zone from RS-10 to CN-7.5 by Ordinance No. 98 15 effective February 24, 1998 in order to convert the existing dwelling into an office building. d. TMK: 2-2-37:16 (12,900 square feet) ---REZ 871 Applicants: Wayne and Barbara Yamanaka Request: Change of zone from RS-10 to CN-10 by Ordinance No. 97 12 effective September 12, 1997 in order to improve the existing dwelling and buildings and to convert and develop a general store and coffee/deli shop operations. e. TMK: 2-2-34:67 (3.34 acres) ---REZ 861 Applicant: Big Island Candies, Inc. Request: Change of zone from RS-10 to CG-20 by Ordinance No. 97 92 effective July 3, 1997 in order to construct retail and production facilities. 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 FACILITIES AND SERVICES 27. Access: Existing access to the property is from Kekuanaoa Street, which has a 40-foot wide right-of--way with 20 to 22-foot wide pavement and grassed shoulders. According to the City of Hilo Zone Map, Kekuanaoa Street is proposed to be increased to a 60-foot -6- wide right-of--way and therefore; a 10-foot wide future road widening strip is located along the frontage of the property. Kekuanaoa Street serves as a main roadway from the Hilo International Airport to Kilauea Avenue. Curbs, gutter and sidewalks exist along Kekuanaoa Street between Manono and Hinano Streets, and partially between Manono and Mililani Streets. However, there are no continuous sidewalks from the intersection of Kekuanaoa Street and Hinano Street to Kanoelehua Avenue, including the frontage of the subject property. The Department of Public Works comments that the applicants provide full roadway improvements, including curb, gutter and sidewalk, to Kekuanaoa Street along the entire frontage of the property, and install street lights, signs and markings. Said agency also states that the future road widening area and improvements be subdivided and dedicated to the County. 28. Water System: Water is available to the property through an existing 5/8-inch meter via an existing 6-inch waterline along Kekuanaoa Street. The Department of Water Supply is requiring the installation of a backflow preventer. 29. Wastewater System: There is an existing 10-inch diameter collector sewer line along Kekuanaoa Street. The applicants propose to hookup into the County's sewer system. It is pointed out that in 1998, the County completed the construction of a sewer system for the entire Waiakea Houselots area. 30. Solid Waste: Solid waste would be collected and disposed of at the Hilo solid waste transfer station and landfill site located off of Leilani Street, in compliance with applicable Federal, State and County rules and regulations. 31. Police, Fire and Emergency Serviees: The property will be served by the Hilo Central Fire Station located on Kinoole Street or the 24-hour substation at Waiakea and supported by additional substation at Kawailani. The Police Headquarters is located on Kapiolani Street, approximately two miles from the property. The Hilo Medical Center is located approximately 3 miles from the property. 32. All other essential utilities such as telephone and electrical services are available to the subject property. -7- AGENCIES' COMMENTS 33. Police Department (August 2, 2001 Memo): "Staff has reviewed the above-referenced application for a change of zone and has no comments or objections to offer at this time." 34. Fire Department (August 16, 2001 Memo): "Water Supply shall be in accordance with UFC Standard 10.301." 35. Deal Property Tax Division (August 16, 2001 Memo): "Current Real Property taxes are paid through June 30, 2002." 36. Department of Transportation (August 30, 2001 Letter): "Thank you for the opportunity to review the subject application for a retail fish store on Kekuanaoa Street between Laukapu and Kalanikoa Streets. "No significant impact on Kanoelehua Street (State Route 11) and the Airport Access Road is anticipated." 37. Department of Public Works: (See Exhibit C -August 30, 2001 Memo and Applicants' Response -October 2, 2001 Letter) 38. Department of dVater Supply: (See Exhibit D -August 28, 2001 Memo and Applicants' Response -September 4, 2001 Letter) 39. Department of Health: (See Exhibit E -August 6, 2001 Memo and Applicants' Response -August 27, 2001 Letter) PUBLIC COMMENTS 40. The Department has not received any written comments or objections from the general public or adjacent landowners on the subject application. -8- - r' ~ LI L COUNTY II~~OI®TIl®TG t~PLICATIOI~T (~5~10 to Cl®T~10) STAI®TLEY ~l®TD ~ . l~D~ 1VIA~D~ WAIt~I~~ ~IOU~ELOTS, SOZJTI-I IIILO, ~~II T ~IA~ ICY: (3) ~®~~36: 123 Prepared For: Stanley and Brenda Maeda Prepared By: Sidney M. Fulce, Planning Consultant July 2001 C~I~TG~ Off' ZOl®TE ~PLICATIOI®T ` COUNTY OF I~WAII PLANI®TIlOTG I.~EP~TIVIENT (Type or legibly print the requested information) APPLICANT: Stanley & Brenda Maeda APPLICANT'S SIGNATURE: ~ ~ ~ . DATE: 7 ~ 1 tv ~c ? ADDRESS: 855 Koele Street Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.) 935-8273 (ReS) 959-3071 (Fax) 959-4005 LANDOWNER(S): Same as above;_ / LANDOWNER SIGNATURE(S): ~ ~ . (~i ~d~z -'~.cv ! . 1~~~dYDATE: 1 i t, l May be by letter) LANDOWNER(S) ADDRESS: REQUEST: RS-10 TO CN-10 (Existing zoning) (Proposed Zoning) TAX MAP KEY: (3) , 2 - Z - 3 6 : 12 3 STREET ADDRESS-OF PROPERTY: Kekuanaoa Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 16, 000 square- feet AGENT: Sidney I~. Fuke, -Planning Consultant ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE:(Bus.) 969-1522 (Res.) 961-6090 (Fax) 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Stanley Maeda (See Instructions on Reverse Side) ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY- OF HAWAII - APPLICATION FOR CHANGE OF ZONE 1. I_f your request is approved, do you intend to suodiviae - the subject land in accordance with the approved change NO of zone? - If yes, please answer the rest of question 1 and then to _ question 3. - a. How many ages of the requested area do' you intend= t4- - 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? _,-T - _ _ _ , - If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm N0. plans? b. Sell or lease the land to someone who has enta~ive-----= _N0 T- Plans? c. Sell or lease the land to someone who has no plans? N 0 d. Keep it? YES e. Other (please state) f.: If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately haw 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. Please refer to Planning Report. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? Ye s If .so, please elaborate on your findings in. the space provided below. This was not a commissioned study.. It .was more from our business analysis of the market and the location of the proposed store. _2_ 5. Have you performed any study which discusses the .environmental impacts your request would nave on the surrounding area and/or the County? YES If so, please elaborate on your findings in the space provided below. _ Please refer to Planning Report., 6. Are there any buildings on the subject area? Ye s If so, what kind? Vacant single-family residential structure. What do you intend to do with those buildings if your request is approved? Demolish or relocate it. 7. Is the subject land currently being used for any agricultural activitity? NO If so, please -list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To?your knowledge, has there been any flooding and/or drainage problem on the subject area? ~ If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? NO If so, what kind? Is the road adequate for the proposed traffic volume or load? YE S 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X b. Roads X c. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other ~ X -4- for those checked eyes," 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 specific study was done, as the site is fully improved. Signature : ~~~='%L~ • y~ Address: 855 Koele Street Telephone: 959-3071 Date: ~ (6 -5- 6338A/SOA P . ~ . 5/84 PI,~T~II~TO ~,I~TI) Ll~T~IOILl~tTAL P®I2T I'OR t~ C®IJl~TTTY ~Ol~tIG ~PLICATIOl~ (~.~~10 t0 C~T~10) 'PLIC~I~T: ~TL~Y ADD ~NDA MI~~ W~I~I~ I-IOIT~LLOTS, SOUTII I-III~O, I-IAW~~II T ICY: (3) 2®2e36: 123 Prepared For: Stanley and Brenda Maeda Prepared ~y: Sidney M. Fuke, Planning Consultant July 2001 C~UN7°1P ~N~IRQ6~M~N'TAI! CEP®RT C®tJIVTY ~t~AliN€~ R~~~ST - RS-10 t® CIS-10 STi ANDY ANI~ ~~t~NDA A~~A ~VAIAK~A Ht~~S~L~~'S, ~~~TH I~I~~, HA99V,oAll SAX IAI~ ICEY: (3) 2-2-36: 123 I. II~Tt2®~UCTI~IV The applicants, Stanley and Srenda Maeda, are requesting the rezoning of a parcel of land consisting of 16,000 square feet from Single-family €~esideratial (RS-90) to Neighborhood Commercial (CN-10) in the City of I-lilo, I~lav~aii. `T'he subject site fronts the south or Puna side of Kekuanaoa _ Street, between Laukapu and Kalanikoa Streets. If successful, the applicant plans to remove ordemolish asingle-family dwelling on the site that is rented on a month-to-month basis and construct a tinro-story seafood retail store. II. ~R~~~CT I_+~CATI®I~ - As noted earlier, the subject site consists of 16,000 square feet and is identified by TMK: 2-2=36: 123. The site is located on the south or Puna side of Kekuanaoa Street, between Laukapu and Kalanikoa Streets. (Fl~ures 1 ~ 1a) There is an existing store adjacent and east or airport side of the subject property that is also zoned Commercial Neighborhood. There are single- family residences on the west and south sides of the site. There is a church on the north side of Kekuanaoa Street, about aone-half block from the subject site. In addition to the store adjacent to the site, there are also other commercially zoned or commercial uses proximate to the site. A self service gas station is located within 5(30 feet of the site at the corner of Kekuanaoa Street and Kanoelehua Avenue. The Sig !eland Candies production and retail outlet is also located within 500 feet of the site. Further, a Commercial Neighborhood zoning was approved earlier this year for a site directly across of Sig Island Candies along Hinano Street (TMK: 2-2-34: 95). ' Particularly along major street frontages, pockets of the Waiakea l~ouselots are slowly undergoing a land use transition from single-family residential to commercial uses. 1 1 ~ ~ ` ~ o~IC O '`/srrrall I N ~Ho/aob ~uM fin. ~C^ (~~i ~61J I ^ lea Pt. ~--"_i` \ ~---,\e~,~\ ,fir \r ~ \ jlZlp \ - . .v ~ . I r " f \ Puh: $a ~V • ~ \ .Y Keaukaha Pt. - \ ~ ~ ® a~a~s`" ~ ~ ~ \ ` / ~(-f~' 'Loop .~°y\LiO~~P"Q ~ Coconut Island Pstk~ \ - av r' ) \ Onekahakaha Brach Park~~a'¢TG -o~Z~m'~~ K ~ ~ Z, L ~ ~~`\S`~\ - COCONUTISLANO l~Zti/IZO Ba KraukaM~~~~~~yyyyyy~ ° x ~Macn,°aY` I"~--, ~ 1 ti /~Qjr~~~ y ~ Y \ ~ Beach ~ x laehala i o I / ~~o* ~ \ Liliuokalani: Garden Park,'~r ~ _P~ ~ a Park `i pagan St• c~ ~~L;+ \ n _ ^ W.AILOA RI1/ER ~i-~r'Ban a BANYAN_ ~ 1. a 7t•'am `3 ~ > p`- GOLF ReedsSaya l~ ~ ~ ~ ~ JamesF:ealoha\chPark STA_ TE Rr~C. m i... cou R8E B~ Park A naOle ~ ° d..k ka 88 ffff (I ~r'~( n, w r. Katanea -o F ~ AVe. o Kong's ~ rohT At\L /I~ ~ Ocean) X..~ r e m •7 ? Flpraleigh ~`-t( m' ~ ° ~ m 7_ Garden ~ - N a c~y~~~~r: Kme ~~d ~ ~ d N kele m a , °d ~ a,C.. e-k, home a ~ d ~ ti ~ ~ Pa Ave. - ~ Pa`o' • eaJ ~1 ':ho ~ - Kua / o Y ~ ' ~ ~ K•:°Kati, Ave. Lohoalra Portd ~ ,°3 ~ 1~ ~ ao,. I•. _ K'a Ave y sc ? Pve - _c`Ui rn ~ ' ~ 5`a`dy. ~ I°;,°~'{ ~ . Kawe! a+ . c%~ S Odd rno -e ~ o_~. ~ °k ~w"° r Ce ~ 1' . l ~~U ni ai C,' ~ K vn~an m ` Pve. ~ r d • : m „i@ -I~" a`~ a pii an lR.~~R{~Kf Q ~ Operations n , Kta ,r,laliko Avenge a pan"'. ~ ; r r l.. udiio.t~" 1 O S ` r. E Ave. KaoOr e a'o is t ~ Sefyice t~ K V~ S`~" wi ~vlaile• v Sr. v`~~ t. 2 f ~ S r D Sr ~ Hua/ani' ~ ~ to _ v~ rn, m /a~`huli ' • :ionu x St. ~ P 0.. ~ o ° amana o. uh„ ~a m 'ylokue J _ St. Maik • Kekuana, aOa ~ , °--,.1 G E N E R ~L ~ - Sr_ Y ~ . a Q °•Kohola Sr. ,-Ono St rs ko m St ~ J[ Terminal LYM~N r c. ~ Lei! n~ 5,. ~ wwa~~ ii St• E. 2. m ani p;;a Nanonai ~i EL~ n.kaula Lan;kaula Y ~ L- cram q4 d plony ~G K'Y. Ka ili S t o ~ Sao i o d E _c I-rA~YAII: a,/,d1~•~-~.St. ~ ~e;nOL kGE~' 1'o kela xaiekauifa /!fp Waia ~ rnaeR`°` F ~ W l k°° o s~ k o oho K Nipry Seh, m Wiw SC'P ukila Ohea ~ ; t. e Waraky phea ~ y o' ~ Subject Site ra Elem. Seh. o Sl~ N 7 ~ 2 °r f?'(Y lokahi ~ ~ ~1 ~r r~ C F d G eer ~ °3 - ~ ~ ~ ~ ° ~ E. Fern St. w '-r Puai ~ nako Pai _ ~ o •m ~ ? _ . F ai St. a, ~ w C 'Y v ~ J ~ h Ohdi - SI. Miha rn to H Q ~ a ,o Y 'ohua S[ err W. Ka aooea 3 nbaa a PI Sal ~ St. _ a Kahao ea - ~ S t. eni kea rO ~ Pr, ;C 0 , Ah ~ Wai kaawaa Hilo h - a E. Drag ~ m rn` d ~ Kawarfani St. r`o Strip m o c a~ E o ra 1' ~ Y ~ N W. O o palai E. s o y ~ ly/ Q ~ 'm O O .C c c -rO of Y Y c° ~ Street • m Mahiai 0 o Y ~ .7 _O ~ _ ~j' t ~ ~ Fagu ~e 1 S y O d Street a p Makalika GG 7.5 r CG -i7.S ML - 20 m O II 1 ML - 20 I • O t3-r0 t3-10 CS 10 . M ~ p- AIL - 2 0 W W W W W ~ H//~ ~ ~ CS - 1 O AlL - I O ~ z p U7 N (J7 w /wtira.mJ/iw~/ t3 - 10 I CS - 10 LS I O Q A/i~.rt w J HUALP,NI FU~i11RE 50' R/'M UNE S i r7EET 3 t3 - I.O iAL - 2D asp-lo b ' .n p w ~ z ~ I cr p ~ t3-10 ~ O Z.' W N ~ [5-10 !dL -ZO p = o Y _ ~ c% W ' I CS- 10 I [3-10 O O L~-_. `ti ~ - Fa`V CS - 10 AIL - ZO CS - 10 AIL - ZO 5 -__1_-- ---_1__-- ~ KEKUANAOA F--FU7l1RE 60' R UNE STREET i z s- l o Ct+I-10 i s t o .CS -.10 I ML - 20 1 ,803.00 S o ` 10,579.00 E - I ~ .,HALAL" l_~ SUBJECT SITE :~RE~: 16,000 SQ. FT TMK: 2-2-36: 123 - `t µ L - z o ts'- Io ~ ~ O - ~ Z [3-10 Q. Z t3-10 ,J z 4 g W _ wG-I ~ ~ ~ t3 O Q CS - I D ML - 20 ~EILANI FUTURE 50' R/W UNE, STREE-T v _ t3 - 10 t3 - t0 AIL - 20 - - Al G - I. [5-10 AlG-Iw F'1~11T~ la III. PR~.9ECT ®~SCRIPTB®N e4. Project Concept and Components The applicants wish to construct and operate a seafood retail outlet on the subject property. The applicants sought this site, as it is fairly visible and can be provided with adequate on-site parking. If the request is approved, the applicants intend to demolish or relocate the residential structure on the site and destroy the existing carport and open storage area. Irk their place, they would construct a 5,100± square foot, 2-story structure. The height of the structure - would not exceed 30 feet. Tentative plans call for the construction of a 30' x 30' structure. The first floor, consisting of 3,600± square feet, would be used for food preparation, sales, cold storage, and office space for the seafood retail business. The smaller second floor (1,500-~ square feet} would be used for storage. (f=igure 2) The project would also have at least 16 parking stalls, including a handicapped parking. There would also be a loading and unloading zone to the rear or Puna-side of the project. Setbacks from the east and south property lines would be 15 feet. A 10-foot strip would be set aside along Kekuanaoa Street to accommodate the future widening of said street. The structure would be setback a total of 26 feet from the existing right-of-way. Access to the site would be from Kekunanoa Street. It would be located at the west end of the site. That would result in its access being almost equidistant from Laukapu and Kalanikoa Streets. Landscaping surrounding the property would be provided, consistent with Planning department Pule No. 17. This is important, particularly as there are residences on the site's west and south property boundaries. Additional landscaping could be provided in these areas to further mitigate potential noise and visual impacts. It should be emphasized that the proposed structure and parking location are preliminary and may be adjusted to accommodate the spatial requirements of the potential use and County's design review and related construction requirements. 2 1VQ1g~ L (tai !(H~~ e e e 0 - d ~ dl d5~ 3 0 `4 g X X X X O = _ ~ 8 0 0 0 8 8 8 8 O ^ ~I r 6 ~ ~ ~ a+ ~ m ~ a r - - ~ m ~ ~R ~ s ~ ~ m u ~ d ~ I ..i ~ ~ ~ d~Y ~ ~ ~ ~ q~9 ~ 1 Ill%'~ \~i~'/%~ - , , I I - ~r- , , I I „ i '~llll //lll / ///1 1 ~ II ~ //1111 ~ I a R I i ~ ~ U 0 I e ..nnII -~I COI ~ ~ I o g~jg pl aR ~ ~ ~ -I -l ~ F I ~ I a ~ ~ ~ ~a-~ I $ ~ a~ R ~i ~ I O i I i 4 I z 4 ~w ,nl .I bl , ~ I ~ I I b i F I ~ I \ a S~ - ~ //1111 Ilj - I I I i O .0~~1f, I d ~ ~ u o ~ ~~ill LL' O 4 I .m"~01 91 m I ~ ~ a~ I ~ I . , I / , ~ $ \ % " _ q~ p q/ ~ 6. ~ 2f - / //J/II ITV` R ~ g LLl ~I ~ ~ / ~ /ronl p,~ { ~ ~ ~ ~ j ~'/anl Iwo m®¢I .m-.o ,m- 40 .m-.u Figure 2 B. I~ro6ect `Tirvsetable and C®st Should the request be approved, the applicant intends to finalize the construction plans and begin construction within the next y.„ear. The estimated cost of this project is $300,000. IV. INSTiTU°TI®Na4L C®NSl®~I~TB®NS aA. State Land Use The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. B. County general Plan The County General Plan Land Use Pattern Allocation Guide ' (LUPAG) map, if scaled, designates the site Low Density. Relative to the Low Density designation, the General Plan allows consideration for "Single family residential in character, ancillary community and public uses, and convenience type commercial uses." As such, the requested CN zoning would be consistent with this designation, and no General Plan amendment is necessary. It should be noted that the Planning Director's proposed revision to the Genera! Plan LUPAG map suggests that the subject area be designated Industrial. In that event, although the requested CN zoning may not be consistent with the proposed General Plan LUPAG map, a MCX zoning could be applied for, and thus make the proposed seafood retail outlet a permissible use. C. Hilo Corn unity Development Plan The Community Development Plan (CDP) attempts to further define _ the General Plan and serves as a uide for decision-makers. It - was adopted:by the Plarming Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map identifies a RS-70 designation for this area. This designation suggests residential uses at an average of nearly 4 units per acre. Notwithstanding this inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna, have made 3 some of the planning assumptions of the CDP obsolete. An updated CDP would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. D. C®unt ~®nirt - The County zoning of the subject site is Single-family Residential (RS-10). if the Neighborhood Commercial (CN-10) request were - - approved; the site would be converted into asmall-scale seafood retail outlet. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with. G. ®ther Permitting Cos~siderati®ns The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, driveway permit, and health clearances. V. E~VIR®N3~~~ITA~ C~~SiI~~~Ti~NS A. Genera! Description The 16,000 square foot site has a 160-foot frontage along lCekuanaoa Street. The rectangularly-shaped site has a depth of 100 feet. There is asingle-family dwelling on the western end of the site that is rented on a monthly basis. As noted earlier, this structure will be removed and/or demolished. The site was fully improved as a residential use. There is a lawn immediately adjacent to the dwelling as well as a carport and open storage area. The balance of the site is fully cleared and graveled. Climate, Sol! and ~opo~ra According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Milo Airport. The rainfall data of this gauge notes that over the past 37 years, the 4 annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly or mountain winds during the evenings. The site is level with no perceptible topographic or geologic constraints. It sits at approximately the 75-foot elevation level. Being within a heavily urbanized area, the Land Studv Bureau Overall Master Productivity Rating d®es not have any classifscation - for this site. Likewise, the site is not classifed under the Agriculture Lands of Importance to the State of Hawaii (ALISO-I) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. The U. S. Soil Conservation Service, however, has designated the soil type in this are to be of the Keaukaha extremely rocky muck (rl<FD) series, 6 to 20 percent slopes. This soil type consists of well-drained, think (less tl~tan 1 foot) organic soils overlying pahoehoe lava bedrock. Run®ff is medium, erosion hazard slight, and shrink-swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards 1. Drasrta~e The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500-year flood). There are no drainageways through the site. Accordingly, the site has not and should not be subject to flooding. As there will be an added level of impervious surface resulting from the proposed parking area, there may be an issue relating to potential increased run-off. In that event, drywall or similar type of accommodations will be implemented, subject to -the review and approval of the Department of Public Works. The depth of these drywalls - if needed -will be sufficient to avoid potentially high groundwater table. s 2. Tsunami Hazard As the site is situated over a mile from the ocean, it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there would be little or no threat from high waves. 3. Vo9canic and Earthquake Hazards fibs United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava I°low Hazard .Zone 3, on a scale of ascending risk, 9 to 1. There is very lifitle that - can be done to mitigate-this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii falls within Earthquake Zone according to the County Building Code. As such, the applicant understands and accepts that there will be added structural requirements to address this seismic hazard during the conversion process. D. Fauna Resou-rtes Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered fauna! resources are likely to be found within or proximate to the subject site. The site is not only within an urban environment, but it is in fact fully developed. Introduced bird species (such as dove, Japanese White eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Elora Resources No commissioned flora survey was conducted of the site due in large .measure to its past and current residential use. Aside from the lawn, there are no other cultivated plants or trees on the site. Given its past use, it is unlikely that the site would be an habitat for any listed threatened or endangered plant life. 6 F. HistoriciCu9tural/~rchaeo9®~1ical Res®urces For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. fibs past and current residential use of the site, resulting in its extensive clearing, reduces the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify then Planning ®epartrnent. _ 0/alued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and- "Ka Aa'akai O Ka'Aina"decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. SpecificaBly, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site. In this situation, the subject site is not adjacent and/or proximate to the shoreline, As such, fishing and/or coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over b0 years and landscaped with a lawn and other introduced species, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. fibers are also no known archaeological features on the subject property. Sased on the above, it does not appear that the project would have any potential adverse impact relating to the cultural and historical resources of this area. H. Vlfater arad C®astal Resources - The subject site is located over a mile from the coastline. As such, coasts! impacts resulting from discharge of drainage systems from the site should not be significant. Seing anon-coastal property, no coastal access will be affected. _ The applicant intends to hook up to the County's wastewater system fronting Kekuanaoa Street. As such, potentia! groundwater and coasts! resources impacts would be mitigated. 1=urther as noted earlier, prior to the installation or use of any drywalls on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. I. N®ise, ~,ir C~ualit,e, and ®ust Impacts The existing backgi-®und ambient noise levels is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Manmade noise in this area, however, is heavily influenced by traffic along Kekuanaoa Street and frequent aircraft traffic. Kekuanaoa Street is a major thoroughfare leading to the airport and the post office and Kanoelehua Avenue. As such, although this project will introduce additional vehicular traffic to this area, it is not anticipated to contribute significantly to the long-term ambient noise level. Thus, any traffic increase should result in a noise increase of equal to or less than 55 Ldn, which is within acceptable levels within an urban environment. The periodic aircraft overflights generate a higher level at approximately 60 Ldn. The short-term noise impacts will be associated with the construction of the project. These will be temporary. further, all applicable State rules governing construction noise abatement will be observed. The applicant also intends to not allow noise- generating construction activity to occur on Sundays and early morning and late evening hours. The proposed development should not generate any direct air uali impacts. During the short-term, there .may be some fugitive dust associated with the construction of the project. However, compliance with the State Department of Health's regulations governing dust control should help mitigate this potential impact. f=rom a long-term perspective, the project itself is not expected to have uses that generate adverse air pollutants. The only doscernible air qualify impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be s significant. This is due in part to the higher BPA standards for automobile air emissions and the prevailing tradewinds. As the proposed use will involve the preparation and sale of food products, appropriate ®epartment of Health standards regarding disposal will be adhered to. Compliance with these stringent standards combined with the planned indoor operations should mitigate any potential air quality impacts. All of the required parking area within the project site will be paved .with an ail-weather, dust free surface. Landscaping will also be required as -part of the Plan Approval requirement. As such, with - the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. 1`he subject site is not listed as a scenic site. However, Mauna ICea and Mauna Loa mountains are listed as scenic resources. The proposed development would not have any visual impacts on either of those mountains, particularly from Kekuanaoa Street, The location of the site is such that there will be no interruptions to these views. Further, the structure will essentially be no different than what presently exists on the site. Although the structure will be 2-story, it will still be comparable to a standard 2-story residence. Thus, there should be little, if any, visual impacts resulting from this project. VI. SCICIAL ANG IZ~~A,fi~C C®IVSID~ftA°TI®IdS A. Surrounding Land Uses The land uses in the immediate area are generally residential in nature, with a sprinkling of commercial activities. These commercial uses include a retai store adjacent and east of the subject property, aself-service gas station, and the Big Island Candies manufacturing and retail outlet. There is also a church proximate to the site As such, while the requested use would be consistent with the design and scale of the immediate area, the proposed use (seafood 9 store) could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, .parking areas, lighting, landscaping, and the like will be taken into account. Ec®n®rnic Irrapacts ~`he requested zoning would have some? measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the project, (herd will possibly be a-few long- - term employment opportunities. fibs project is anticipated to create at least ~ fuH and-part-time employees. The subject property is located proximate to comtraercial areas, including ®owntown Hilo, Kaiko'o Mall, Hilo Shopping Center, and the University. It can thus be competitive with those areas. A commercia! rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As fihe 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 provisions that allow homeowners to "freeze" the valuation of their property for a certain period of time. C. Agricultural ~rnpacts The site is and has not been used for intensive agricultural activities. fihe site has been used as a residence for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordirsgty, the potential commercial agricultural value of the site -aside from limited domestic purposes - is minute, if at all. VII. If~ERAS`TRUC~UIL ~®NSfI?ERa0.T'I~NS r~. Road Access to the project would be from the Kekuanaoa Street. This street serves as a major connector between the central parts of Milo to a major cross-town road, Kanoelehua Avenue. Along this secfion of Kekuanaoa Street, the right-of--way is ~0 feet. The is _ pavement width is 20-22 feet wide with grassed shoulders. No on- street parking is allowed. According to the City of Hilo Zone Map, Kekuanaoa Street is proposed to be increased to a 60-foot wide right-of--way. As such, a 10-foot wide strip of land fronting the property is being set aside to accommodate this requirement. It should be noted that a block west of the subject site at Hinano Street, the right-of-way is already 60 feet. Portions of this area have curb, gutter, and sidewalk. Left-turn movements into the project site may somewhat affect the westerly flow of traffic along Kekuanaoa Street. An idealized condition would be a dedicated left-turn lane. In this situation, however, the existing right-of--way does not readily lend itself to creating such a pocket. While there will b~ some measure of traffic impacts, there are certain conditions that should help mitigate the impacts. Por one, the proposed access is located mid-block, and that should help alleviate any potential congestion and/or conflicts with the other finro closest intersections (Laukapu-and Kalanikoa Streets). I<urther, the applicant is prepared to set aside and dedicate a 10-foot wide strip of its property to accommodate: the future widening of Kekuanaoa Street. That, combined with the building's location, should help with visibility and movements leaving the site. Water The County's 6-inch water line fronts Kekuanaoa Street and currently services the site. it is anticipated that the existing 5/8-inch meter would be sufficient for the prop®sed seafood outlet. if an additional or larger meter is needed, the applicant will install one. _ C. Wastewater There is an existing 10-inch diameter collector sewer line along Kekuanaoa Street. The project's wastewater system will be hooked up into this system. D. S®I'sd Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo.and eventually at Puuanahulu, North Kona. Typically, a project of this nature should it generate a little more than a typical residence. All food-related material will be disposed in a manner consistent with State Cepartment of Health and Federal disposal requirements. Although the applicant does not believe one is needed, If required, a Solid Waste Management Flan can be prepared to help address ways to accommodate and reduce the project's waste. E. ®ther (~®vernment Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be su~cient to accommodate the limited demand expected from this project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. Nonetheless, there are parks and schools within a 2-mile radius of the subject site. The Hilo Hospital is located, approximately 3 miles from the site. This hospital is one of five licensed hospitals on the island. F. ether Utilities All other utilities such as telephone and electrical services, are available to the site. VIII. 1Ml~ACT SIGNIFICANCE ATIALYSIS A. Relati®nsh:i'p ~~~v!ie~n L®~al ~h®rt-Term Uses ®f ~nvir®nrraent and Maintenance aid ~nhandement ®t' ~®nct-Term l~r®ductivity - The short-term use of the site would probably be continued residential uses. However, the structure is presently not occupied. Further, this project should not result in any significantly adverse short or long-term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits -albeit small -resulting from the construction and implementation of this project. Belatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. 12 Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed -will be implemented by the applicant to mitigate potential impacts of this project. Finally, the design and scale of the project will be residential in nature. As such, in spite of its "commercial" use, a residential ambiance can be captured. B. irreversible and Irretrievable Coanrnitrraent 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. The likelihood of finding archaeological features on the site is remote, due to the past developrrraent of the site. Further, any unanticipated finds will be properly mitigated upon consultation with appropriate government agencies. C. l~liti ative fJleasures fihe applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include drainage, wastewater, and water improvements. The applicant will provide the driveway access from Kekuanaoa Street. Likewise, the applicant, if required, is prepared to make on- sitedrainage improvements to accommodate the planned parking area as well as hooking into the County's wastewater system. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for unearthing archaeological features on the site is remote, if any inadvertent discoveries are-made during any phase of this project, the Planning Department will be notified. _ Work will resume only upon receipt of proper clearances from said agency. If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residences. The landscaping would be consistent with the Planning Department's landscaping rules. There is asingle-family residence on the property that has been vacant for the past few months. As such, there should be no direct relocation issue associated with the project. 13 D. Alternatives to the l~ro~osed Project 1. lVo F~ro'e~ct Under the status quo alternative, the site would remain in its present residential use. Under this scenario, the site would not be utilized to a use which services the community while keeping the residential flavor of the immediate neighborhood. 2. Developrnent based on Existing t~S-10 ~onin~ Under this alternative, the land would not be able to be further subdivided, as it would not meet the minimum area requirement for 2 lots (20,000 square feet). However, it would be possible to construct an additional dwelling with an "ohana" permit. However, the site's proximity to existing commercial areas and the heavily traveded Kekuanaoa Street would make it less suitable for more intensive residential uses. Accordingly, it may be unlikely that the site would be developed more intensively for residential uses. 3. Alternative i2esic4en#ial Densities °fhe site could be developed into a higher residential density, such as multiple-family, that would also be consistent with the General Plan. Again, having residentia! uses adjacent to a major street, particularly from a noise and dust perspective, may not be a desirable use. Evaluation of Alternatives - Leaving the property in its current undeveloped state would not maximize the use of the land. There would also be diminished tax revenues and less services to the public. While alternative residential densities are possible, the proximity of a major street and the potential infrastructural cast may not make such a project feasible. The project's impact to the area's social and physical infrastructure would not appear to be pronounced, 14 particularly in light of the residential scale and design of the building. Further, additional mitigative measures such as landscaping, lighting, and so forth will be taken to address any possible impact associated with the proposed use. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County Genera! 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-70 zoning alternative. IX. REGULATG~Y ANALYSIS A. General Plan LUPAG Mai The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The LUPAG map designates the site Low Density, a designation that allows the requested 0111-70 zoning. Accordingly, this- request would not be inconsistent with-the LUPAG map. General Plan P~iicies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use dements of the General Plan. Specifically, the- more pertinent ones follow: 1. Ec®n®mic 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 15 opportunities that are compatible with the County's natural and social environment. ~odlcdes • fibs County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's nature! and socia! environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • fibs County shall strive for diversification of its economy by strengthening existing .industries and attracting new endeavors. • The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. ~iscussi®n The request would provide opportunities for a small retail outlet to establish itself in an area that is serviced by a good transportation system. l~elatediy, all of the required infrastructure is there or, if not and/or needed, will be provided by the applicant without taxing government's senoicing ability. Further, the area is located proximate to'i-esidential and busi-Hess areas, making the site accessible also by foot traffic. fibers are schools, including the University system, and commercial, industrial, and residential uses all within the - immediate area. because of the type of use (retail) and its small-scaled nature,. the, requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 16 2. Land flee E9ennent (~®mrraercial~ Goals • provide for commercial developments that maximize convenience to its users. • ~'rovide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. ~'odecies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • ®istribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • fibs development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas - adequately served by transportation, utilities, and - amenities. Commercial develop-menu shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading. facilities shaA 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: t~ • Preference shall be given to commercial lands with a reasonably lave! topography. Discussi®n As the City of Hilo and its surrounding area continue to grow, there will be a need for more retail space. HoweverT_not all - type of retail functions need to be in large structures such as a mall or large freestanding buildings. They can be within smaller structuresra~icularly where an area~+s~t~~sition - from residentia! to commercial And this is the case here. From a visual and infrastructural perspective, the proposed project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General -Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the applicant. The County water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5- minute response time. As such, this project should not require addition public services to be provided., The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. I°urther, because office use is not noxious, potential pollution concerns would be minimal, if at all. Being used as a residence in the past, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. There is also little evidence that _ the site would have any archaeol®gical feature. Because of the proposed. scale and type of use, the request would be -ironically -generally compatible with the surrounding residential area as well as the growing mix of commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to the surrounding residential properties. Finally, the standards for an office building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. is C. 9~i1® C®rn~unity bevel®prraent Klan As noted earlier, the Milo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan..., Although the site is designated RS-10, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. If the request is approved, the existing dwelling would be demolished and aresidential-scaled building to accommodate a seafood retail store would be constructed. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. No variances from the Code are anticipated. 19 L_ ~ CG -7.5 I i G -7.5 i CG-7.5 ML- 20 1 1 I ~ ~ I ~ 1 1 _ ~ 1 1 i - CG-7.5 1 I CG-1,5 1 CG-1.5 ML-20 1 1 I Z g ~ ~ 1 RS - 10 ~ RS - 10 ~ RS - 10 RS - 10 O n 1 s•-- Z ' Lil W I ~ W i ~ 1 ,l j 1'`~ I W I W I M l - 2 0 ~ 1 I ~ 1 c5 - 7.5 ~I 1 RS - 10 ML - 10 [n ~ 1 W ~ es-lo ~ cs-lo 31 cs-lo cs-lo ~ HUAL_,4N1 J ~ FUTURE 50' R/w LINE ~TRccT ~ ° [S- 10 21 ~1 ~ ~1 c5-10 ~ _ ~ I ~1 RS- 10 1 cS-10 I W ~ 1 1 1 1 l_____ [S - 10 ,LO 1 ~ ~ ~ RS-10 1 [S ~ 10 I ~kll - 20 RS - 10 KEKUANAJA -FUTURE 50' R w LIVE STRECT [S - 10 ; RS - 10 [S 10 1 ' 1 T cs-lo i Q 1 ~ Q O J O O a Y ±J Z Z cs•lo Q Q cs-lo ~ O t5 - 10 Q Y RS - 10 z QI ~ ~ ~ 2 ~ Y I I ML - 20 ~Eit~.Nl S~REE`i' APPROVED COMMERCIAL ZONES a. Bernard & Rita Soares (CN-10) b, George and Adele Hara (CN-20) c, Oda-McCarty Architects (CN-7,5) f d, Wayne and Barbara Yamanaka (CN-10) i e. Big Island Candies, Inc. (CG-20) ~~P~RT~~NT O~ W®~~S HILO, HAWAII DATE: August 30, 2001 TO: Christopher J. Yuen, Planning Director Planning Department FROM: Department of Public Works - SIJBJECI~: C6°BANGE ®F Z®NE APP~IC/~TI®N (FZE~ 01012) Applicant: Stanley and Brenda Maeda Request: RS-10 to CN-10 TMK: 2-2-36: 123 We have reviewed the subject application forwarded by your memo dated July 30, 2001 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. 3. The applicant shall be informed that if they include dry wells in the subject development, an Underground Injection Control (UIC) permit maybe required from the Department of Health, State of Hawaii. 4. A drainage report shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of the DPW. 5. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. B. Wastewater disposal shall meet the rules and regulations of the Department of Environmental Management. The driveway connection to a KekuanaoaAvenue shall conform to Chapter22, Streets and Sidewalks, of the Hawaii County Code and meet the requirements of the Americans with Disabilities Act. ~ ~ Memo to the Planning Director ~~r~ ~ f;ugust 30, 2001 8. The applicant shall provide full improvements to Kekuanaoa Avenue along the entire frontage of the subject property. Improvements shall include, but not limited to, construction of concrete curb, gutter and sidewalk along with the necessary pavement widening, transitions, and utility relocation. The future road widening :setback area should be subdivided and dedicated to the County. 9. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. KG _ . ~idn~y~uke; Planning Consultant 100 F'auahi Street, Suite 212 • Hilo, Hawaii 96720 ~m Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Subdivision • Land Use Permits October 2, 2001 • Environmental Reports r , - Mr. Christopher Yuen, Director r ~ ' " ' COUNTY PLANNING DEPARTMENT C, , ' 25 Aupuni Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (~Z €91-012) _ Stanley and Brenda 1Vlaeda Waiakea Houselots, Hilo, HI, TI07K: 2-2-36: 123 This is in regards to comments from the Department of Public Works regarding the subject matter. In response to these comments, please note that the applicant: a. intends to comply with all appropriate codes relating to construction; b. will, if needed, develop and implement a drainage plan meeting. with the approval of the Department of Public Works to assure that run-off from the project will be contained on-site. If a drywall is required, the appropriate UIC permit from the State will be secured; c. prior to any earthwork on the subject site, the appropriate grubbing and/or grading permit will be secured; d. will connect to the County's sewer line fronting Kekuanaoa Street; e. will construct an access driveway meeting with the approval of the County, including compliance with ADA requirements; f. agrees to construct a curb, gutter, and sidewalk section fronting the length of the subject property meeting with the approval of the County Department of Public Works. This will also include setting aside and dedicating the required right-of--way to the County. The building setbacks will be taken from the proposed new right-of--way line; and g. fmally, will install the appropriate lights, signs, and markings along the frontage to assure property visibility and enhance vehicular movements. Should you have further questions on this matter, please feel free to contact me. Thank you very much. inc~rely SIDNEY M. FUKE Planning Consultant xc DPW -.ETnygine~aeriAng `i g ~la~ ar2d 3~r~i~Li~. 1W~ta.a.ii~t`d 'ti i~ ~.--iea`:lYi~~~~ 'f -0G' .L.+ iiD~ ;,i . f~'~5(! OF W ATER S O~ L o t ~ < n.~." _ _ _ ~ I - k: ` i n - - LG, ~ yT y'~v.y.~ t`i ~ J r ~ ~ \ l~ ~i ~ ii ~i r. J ~ c c _ i _ ~ - r _ v , ~ J~~ ~S ?i J / L OF HA W.P\\. •z:'•. TELEPHONE 1808) 961-8050 ~ FAX (808) 961-8657 August 28, 2001 TO: Mr. Christopher J. Xuen, Planning Director Planning Department FROM: Milton D. Davao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 01-012) REQUEST: RS-10 TO CN-10 APPLICANT: STANLEY AND BRENDA MAEDA TA% MAP I~EY: 2-2-036:123 We have reviewed the subject request and our comments and requirements follow. The subject parcel has water service from the Department through a 5/8-inch meter. Based on the prevailing water situation in the area, additional water can be made available from an existing 6-inch waterline along Kekuanaoa Street, which fronts the property, with a connection size subject to review and approval during the construction design phase of the proposed development. We would require that the applicant do the following: 1. Consult with the Fire Department for any fire protection requirements. The nearest fire hydrant to the property is approximately150 feet away on Kalanikoa Street and is on an 8-inch waterline. The next nearest fire hydrant is approximately160 feet away on Kekuanaoa Street and is on a 6-inch waterline. Both lines are interconnected and are a part of the water network in the Waiakea house lots area. 2. Before the Department can issue a water commitment, the applicant should submit the following: a. The anticipated maximum daily water usage as recommended by a registered engineer. The Department reserves the right to make a final determination. b. A water commitment deposit must be remitted in accordance with the Department's Water Commitment Guidelines Policy, a copy of which is attached to the applicant's copy of this memorandum. The applicant will be informed of the deposit amount upon final determination of the submittal required in Item 2a. Upon completion of Items 2a and 2b above, an official water commitment will be effected in accordance with the Water Commitment Guidelines Policy. The commitment will be in writing with specific conditions and effective dates stated. /l1 1Ifi Mr. Christopher J. Yuen, Planning Director . ~~g.~ August 28, 2001 The applicant needs to keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Lastly, should the change of zone request be granted, then the applicant must furnish proof that there is a departmentally approved backflow preventer (reduced-pressure type) on the subject property just after the meter. If they do not have a backflow preventer, then they must have one installed by a licensed contractor within 90 days of receiving the change of zone. The installation and assembly of the backflow preventer must be inspected and approved by the Department. The backflow preventer shall be operated and maintained by the customer. A copy of our backflow preventer handout is being forwarded to the applicant to help them understand this requirement. If you or the applicant have any questions, please contact our Water Resources and Planning Branch at 961-8070, extension 1. Sincerely yours, Milton D. Pavao, P.E. Manager BCM:jh copy - (w/encs.) Mr. Stanley Maeda and Ms. Brenda Maeda Mr. Sidney Fuke Mr. Michael Watanabe, Water Quality Assurance and Control Branch ..r.. ssx~,..~. m.. - _ _ _ _ _ 100 Pauahi Street Suite 212 ~ Hilo, Hawaii 96720 • Planning • Variance • Zoning ,cf ` Telephone. (808) 969-1522 Fax: (808) 969-7996 • Subdivision • Land Use Permits September 4, 2001 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 25 Aupuni Street I-Iilo, ICI 96720 Dear Mr. Yuen: Ste' Subjeet: Rezoning Request (REZ 01-012) ~ Stanley and Brenda 1Vdaeda T1Vld~: 2-2-036: 123 - This is in response to the Department of Water Supply's comments regarding the subject application. The applicant understands that inasmuch as the fire hydrants are situated less than 200 feet from the subject property, that requirement is met. Nonetheless, in conjunction with the building permit process, the applicant will confer with the Fire Department to verify this matter and make appropriate improvements, if needed. In terms of the amount of water required for the project, the applicant does not anticipate a need for more than 2 units of water. The applicant's architect or engineer will verify the anticipated maximum daily water usage for this project and pay the requisite amount of commitment fee. Finally in terms of the installation of a backflow preventer, this will be done. It would appear more prudent to have this installed in conjunction with the rest of the improvements on the property and not before a building permit is even issued. Accordingly, we respectfully request that this be made a condition prior to issuance of an occupancy permit and not within 90 days of receipt of a change of zone. Should you have further comments on this matter, please feel free to direct them to this office. Thank you very much. Sincerely, f: ~i SIDNEY M. ~FUI{E Planning Consultant xc Department of Water Supply Mr. Stanley Maeda ~F` , ~ 4_:~ ~E O F H, ,lr! y ~95y 9i +x'-M'.::fi;~ BENJAMIN J. CAYETANO BRUCE S. AN©ERSON, Ph.D., ry9.P.H. GOVERNOR ~1,i~• 8 - ~ UIRECTUR OF HEALTH pp°°~~~pp9~p/6p~~~lypq ~gy~/y~I~PiJYYYA~~~ GY~Ir7'!I('1 l 9Vf ~IV f kXr r1~A3~~~ P.O. BOX 916 HILO, HAWAII 96721.0916 MEMORANDUM DATE: August 6, 2001 ~ TO: Christopher J. Yuen ~ , Planning Director, County of Hawaii . FROM: Aaron Ueno R District Environmental Health Program Chief ms's SUBJECT: Change of Zone Application (REZ 01-012) Applicant: Stanley and Brenda Maeda Request: RS-10 to CN-10 TMK: 2-2-036:123 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. The applicant should also be aware that Chapter 46 also regulates stationary noise sources such a refrigeration equipment and air conditioners. These types of equipment should be designed or sited to meet these requirements. Should there be any questions on this matter, please contact the Department of Health at 933- 0917. tiVly7.0: tZE~ O 1-01 ~.at _ .~~3t~~ n~~~`~.~~~?_ Pia.t~i~n::i ~~il~s[~ifc~il'[ 100 Pauahi Street Suite 212 • Hilo, Hawaii 96720 • Planning • Variance • Zoning ::iqy~, Telephone: (808) 969-1522 Fax: (808) 969-7996 • Subdivision • land Use Permits August 27, 2001 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 25 Aupuni Street - Hilo, HI 96720 Dear Mr. Yuen: Subject: Iaezoning Application (IZ~Z 01-012) Stanley and Brenda IbiIaeda, 'TMI{: 2-2-36: 123 Thank you for sending me a copy of comments, dated August 6, 2001, from the State Department of Health. The applicants are aware of the need to comply with appropriate construction and operational requirements of the Department of Health. To that end, they will make sure that the contractor takes measures to comply with the noise and fugitive dust requirements during construction of this project. Likewise, in the design of the project, the applicants will advise their architect to be mindful of the placement of refrigeration and air conditioning system so as to minimize noise impacts to adjoining residential properties. Should there be further comments or questions on this application, please feel free to contact me. Thank you. S~carely, ~ r C 6\ h \Y~.1 SI~ Y M. ~ FUKE Planning Consultant c Mr. Aaron Ueno, State DOH Mr. Stanley Maeda w/ enclosure 7 t~'