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HomeMy WebLinkAboutCOM 0428.000 2000-2002 ~tY~Oi Marry Kura Dixie Kaetsu 7 Mayor ~e; +3.1 f..l.... ~ .bSanagingDirector i ? X11 1l ri U ,~'e ~r T. Young ~~•taov>~A,tys 11 i/i.' 1~~~.iDuty i~agingDirector 25 Aupuni Street, Room 215 • Hiio, Hawaii 96720-4252 • (808) 961-821 I • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • 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 hand Use Houndary An3ondzalent .pplication (FLU 01-008) R~clu~~t:.Agc~i€ar~~ to Url1a~~. Chge df Z~h~ =~~~p1;ECat$oz~ €REZ 01-01.x) Request; ~~'~aa~t~~~-~~ (A-la) tr£ Single balmily Residential (RS-10) A~plict: J~~I F~< I.c~hara, ~1:D. 'ax lip Key: 2-3-0:71 Change of Zone Application (REZ O 1-012) Applicant: Stanley and 13renda Maeda Request: RS-10 to CN-10 'fax Ma Kp e~: 2-~-X6:123 As required by Chapter 4, 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 ely, Harry Kim Mayor L 101901 may Enclosures Coen. Z+d®~ cc: Planning Department ~°i!e ;vn, ~i ~1,5 /3 ~ ~ ~ Ref. `I°©: ~~c~V 1 ~ 2~€~i Ha Kim ~Jasv ®s rry ~ Mnyor t e~ ' 9t' i ~~Yl X11 PUNNING Cf)ISSI®N 25 Aupuni Street, Room 109 • Hile, Hawaii 96720-4252 (808) 961-8288 • Fax (808) 961-8742 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 Kev: 2-3-SO:Z~ The Planning Commission, after a duly held public hearing on October 19, 2001, voted to recommend for your approval the proposed legislative bills to change the State Land Use district from Agricultural to Urban and the district classification from Agricultural (A-1 a) to Single Family Residential (RS-10) for approximately 1.782 acres of land. The property is located in the Sunrise Ridge Subdivision, adjacent to the park site, at the Lahou Street cul de sac, and west of Sunrise Estates Subdivision and Kukuau Street, Kukuau 2°d, South Hilo, Hawaii. The Commission concurs with the following findings as recommended by the Planning Director: St ~d Use ~~adat~v Atne~a The approval of the reclassification from the State Land Use Agricultural to the Urban District will not be violative of Section 205-2, Chapter 205, Hawaii Revised Statutes, nor will it be inconsistent with the Land Use Commission Rules, the Rule 13 of the Planning Commission Rules of Practice and Procedures, the County General Plan and the Hawaii State Plan. According to the Land Use Commission Rules, one of the standards for considering an area for urban reclassification states that "In determining urban growth for the next ten years, or in amending the boundary, land contiguous with Honorable James Y. Arakaki, Chairman and 1Vlembers of the County Council Page 2 existing urban areas shall be given more consideration than non-contiguous land, and particularly when indicated for future urban use on state or county general plans." The subject property is located at the end of Lahou Street, in the Sunrise Ridge L'nit 2-B Subdivision. The project site conforms to this standard as it is situated adjacent to existing urban designated lands. These urban-lands include the existing residential neighborhood (RS-10) bordering the project site to the east. From a land use perspective, it is feasible to expand urban development to the subject parcel since, other than the designated park site, it is the only lot of the Sunrise Ridge, Unit 2-B Subdivision which is still designated Agricultural. The lands in this area can be characterized as residential. Furthermore, an Urban reclassification would complement the existing and future land activities of the adjacent properties within the subdivision. Therefore, urbanization of the subject project area is contiguous to existing urban development and will not contribute • toward scattered spot urban development. The Urban classification would be consistent with the Housing, Land Use and Single Family Residential goals and policies of the Hawaii County General Plan by creating housing opportunities. 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 and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. The goals, policies, standards and courses of action state the following: * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning 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. ,~in~l~-Fafatil,~R~~~cl~~#lial * To maximize choices ofsingle-family residential lots and/or housing for residents of the County. * To ensure compatible uses within and adjacent to single-family residential zoned areas. * To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. * The County shall designate and allocate single-family residential zoned lands at varying densities for future use in accordance with the needs of the communities and the stated goals, policies, and standards. * Areas shall have basic improvements and amenities necessary for immediate use. * Areas shall be limited to low-density and medium density residential uses. Housing * Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. * Attain a diversity of socio-economic housing mix throughout the different parts of the County. * Maintain a housing supply which allows a variety of choice. * Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 * Seek sufficient production of new affordable rental and fee-simple housing in the County in a variety of sizes to satisfactorily accommodate the needs and desires of families and individuals. * Ensure that housing is available to all persons regardless of age, sex, marital status, ethnic background and income. The Urban classification conforms to the Land Use Pattern Allocation Guide (LUPAG) Map which designates the area for Medium Density Urban Development. The 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. The Medium Density Urban Development designation refers to Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). This request is to allow an urban development of single family residences within the subject Agricultural zoned parcel within the existing Sunrise Ridge, Unit 2-B Subdivision. The proposed development would be a reasonable expansion of the Single Family Residential (RS-10) uses that already exist in the area. The applicant intends to create three (3) residential lots consisting of 1.244 acres, 15,170 square feet and 10,250 square feet. It is, therefore, determined that the request is consistent with the Medium Density form depicted on the LUPAG Map for this area of Hilo. Based on the above findings, including the General Plan's goals and policies, the granting of the Urban boundary amendment would complement and implement the General Plan. The Hilo Community Development Plan suggests that this area is appropriate for agricultural use. However, this plan has not been updated since it's adoption in 1975. This request for a State Land Use Boundary Amendment from Agricultural to Urban is being processed concurrently with a Change of Zone request from an Agricultural (A-1) to Single Family Residential (RS-10) zoned district in order to allow for the proposed residential development. As such, the boundary amendment would allow for the rezoning of the project area to allow for activities and uses that are permitted within an Urban district. The subject property is within the State Land Use and County's agricultural districts. However, it is not currently being used for active agricultural purposes. The property is unclassified by the State of Hawaii Agricultural Lands of Importance to the State of Hawaii (ALISH) Map. Soils within the subject property are classified as "D" or Poor for agricultural productivity by the Land Study Bureau. Only a 1.782-acre portion Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 of land will be affected by the land use change. Therefore, the reclassification of this 1.782-acre area from the Agricultural to the Urban designation will not be detrimental to the reduction of this area from the agricultural land inventory in the County of Hawaii. The subject area is located in close proximity to the residential neighborhood and employment center. The Urban classification would be consistent with the adjacent and surrounding urban district and land use pattern. Other than the subject property and the designated park site, the remainder of lots in Sunrise Ridge, Unit 2-B Subdivision are zoned Single Family Residential (RS-10). Lands to the south and west are zoned Agricultural (A-la). The property is situated within 2 miles of the urban retaiUemployment center of Hilo and thereby conforms with the Land Use Commission Rules which encourage urban development in close proximity to existing developments, services and facilities. From a land use perspective, it is a more feasible alternative to infill urban development within this particular subject area. Further, as previously stated, the area is contiguous with existing urban areas and designated for Medium Density Urban development. All utilities and services are available to the property. Access to the property is from Kukuau Street, mauka of Komohana Street, onto Lahou Street, which is a County paved 50-foot right-of--way with curbs, gutters and sidewalks. Water is available from a 6-inch waterline on Lahou Street. The water commitment deposit has been received by the Department of Water Supply. The property has access to a County sewer line. However, since only two service laterals are available, the applicant is responsible for installation of the third service lateral. Electrical and telephone services are available to the property. The Hilo Police Station is located within 1 mile from the property and the Central Fire Station is located approximately 2 miles from the site. Based on the foregoing, the request conforms with the Land Use Commission Rules which encourages urban developments in close proximity to existing developments and to existing services and facilities. The project area has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The Federal Emergency Management Agency Flood Insurance Rate Map (FIRM) designates the project area within Zone X, areas determined to be outside the 500-year flood plain. The project area is also located more than two miles from the coastline and as such, outside of any tsunami inundation area. The property was previously graded and therefore, no endangered or threatened species of floral or faunal nor any historic sites are anticipated to be found • within the project area. The proposed development will not adversely impact any recreational, including access to and along the shoreline, or visual resources to the shoreline and coastal Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 ecosystems. The project area is located more than two miles from the nearest coastline and is part of an existing subdivision. The property is not located within an area recognized by the General Plan as an example of natural beauty. Therefore, the proposed development will not adversely impact any scenic or open space resources to the shoreline, coastal view plane, and coastal ecosystems. Finally, it should be noted that the reclassification action would also conform to the following goals, objectives and/or policies articulated in the Hawaii State Plan • relating to Socio-cultural advancement -Housing objectives and policies: (a) Planning for the State's socio-cultural advancement with regard to housing shall be directed towards achievement of the following objectives: (1) Greater opportunities for Hawaii's people to secure reasonably priced, safe, sanitary, livable homes located in suitable environments that satisfactorily accommodate the- needs and desires of families and individuals. (2) The orderly development of residential areas sensitive to community needs and other land uses. (b) To achieve the housing objectives, it shall be the policy of this state to: (1) Effectively accommodate the housing needs of Hawaii's people. (2) Stimulate and promote feasible approaches that increase housing choices for low-income, moderate-income and gap-group households. (3) Increase home ownership and rental opportunities and choices in terms of quality, location, cost, densities, style, and size of housing. (5) Promote design and location of housing developments taking into account the physical setting, accessibility to public facilities and services, and other concerns of existing communities and surrounding areas. (6) Foster a variety of lifestyles traditional to Hawaii through the design and maintenance of neighborhoods that reflect the cultures and values of the community. Based on the above, the approval of the State Land Use Boundary Amendment from Agricultural to the Urban District complements the State Land Use District Honorable James Y. Arakaki, Chairman ' and Members of the County Council Page 7 Regulations and is supportive of the State of Hawaii State Plan and the County of Hawaii General Plan. Cla~~~~ ®f Z~a~~ John K. Uohara, M.D. is requesting a change of zone from Agricultural (A-la) to Single Family Residential (RS-10) in order to subdivide the subject property into three (3) lots consisting of 1.244 acres, 15,170 square feet and 10,250 square feet. One lot will be retained by the applicant the the other two will be sold. There is also a request for a State Land Use Boundary Amendment from Agricultural to Urban that is concurrently being processed for the subject property. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis. approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone Application from Agricultural (A-la) to Single Family Residential (RS-10) zoned district will conform to the following goals, policies and standards of the General Plan Land Use, Housing, and Single Family Residential Elements. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals, policies 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: * 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 8 * 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. The proposed change of zone request would also complement the following goals, policies and standards of the Housing and Single Family Residential Elements of the General Plan: * Attain safe, sanitary, and livable housing for the residents of the County of Hawaii. * Develop better places to live in Hawaii County by creating viable communities with decent housing and suitable living environments for our people. ~Sin~dQ SFarnil esidential * To maximize choices ofsingle-family residential lots and/or housing for residents of the County. * To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. * Rural-style residential-agricultural developments, such as new small scale rural communities or extensions of existing rural communities, shall be encouraged in appropriate locations. * The County shall review and amend if necessary land use ordinances and codes to include considerations for rural-style residential subdivisions in appropriate locations. Standards and criteria for the establishment of these areas shall be developed. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical Honorable James Y. Arakaki, Chairman and Members of the County Council Page 9 relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The subject property is designated Medium Density Urban. This designation allows for Village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). With the exception of the subject lot and the reserved park site, lots in Sunrise Ridge Subdivision, Unit 2-B are all zoned Single Family Residential (RS-10). Approval of this request would allow for the continuation of existing residential uses. It is therefore determined that the request is consistent with the Medium Density form depicted on the LUPAG Map. The applicant is concurrently applying for a State Land Use Boundary Amendment from Agricultural to Urban, which is also in conformance with the Medium Density Urban designation under the General Plan LUPAG Map. . Sunrise Ridge Subdivision, Unit 2-B was previously graded in 1979. The subject property is currently undeveloped and overgrown with ohias, tree fern, uluhe fern and guava. The subject property is comprised of soils classified by the U.S. Department of Agriculture Soil and Conservation Services as Keaukaha extremely rocky muck, 6 to 20 percent slopes (rKFD). In a representative profile the surface layer is very dark brown muck about 8 inches thick. It is underlain by pahoehoe lava bedrock. This soil is strongly acid. The soil above the lava is rapidly permeable. Runoff is medium, and the erosion hazard is slight. Soils within the subject property have been classified as "D" or Poor for agricultural productivity by the Land Study Bureau's Detailed Land Classification System. Finally, soils within the subject property are unclassified by the ALISH system. Surrounding lands are zoned Single Family Residential (RS-10) and Agricultural (A-la) and designated Urban and Agricultural, respectively, by the State. There is a dwelling on the lot that abuts the northwest property line along Lahou Street and on the lot that borders the southeast comer of the lot. The requested RS designation provides for activities or uses characterized by medium density residential use. The RS district is intended to be only within areas designated as State Land Use Urban. In this particular subdivision the area is zoned Single Family Residential with minimum 10,000 square feet • lots. However, other than the designated park site, the subject parcel is the only lot designated Agricultural (A-1 a). The subdivision is residential in nature and the extension of the Single Family Residential designation to this parcel would be a reasonable expansion of an appropriate designation. Although there are some Agricultural zoned parcels adjacent to the southeast and west, this movement of urbanization would be a reasonable designation within the existing subdivision. Therefore, a favorable recommendation of this change of zone request to RS-10 would be consistent with the existing land use pattern established within this portion of Hilo. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 10 All utilities and services are available to the site. The primary access to the property is from Kukuau Street, mauka of Komohana Street, onto Lahou Street, which is a 50-foot paved County road with curbs, gutters and sidewalks. There is an existing 6- inch water line along Lahou Street. The Department of Water Supply has acknowledged receipt of the required water commitment deposit. Applicant would be required to connect to the existing County sewer line extending along Lahou Street. Since there is only two service laterals available, the applicant is responsible for installation of the third service lateral. The Hilo Police Station is within 1 mile of the site, and the Hilo Central Fire Station is approximately 2 miles from the property. All other essential utilities and services are available to the site. The project has no severe geological or topographical problem which cannot be property rectified or which would render the land unusable. The property is designated as Flood Zone "X" (outside of the 100-year flood area) on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Finally, because the subject property has been previously graded, it is not anticipated that endangered or threatened candidate species of flora or fauna are located within the subject property, nor has the area been identified as a significant botanical or biological habitat. Since no valued cultural, historical or native resources nor any traditional and customary native Hawaiian rights were practiced in the area, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. There are also no public access to the mountains or the shoreline that run through the property. Based on the above findings, approval of the Change of Zone request from Agricultural (A-la) to Single Family Residential (RS-10) zoned district would result in an appropriate land use pattern that will further the public convenience, necessity and general welfare. For your favorable consideration, an amendment to the SLU Boundaries Map I-I-66 and an amendment to Section 25-8-33 (City of Hilo Zone Map) are transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 11 We are enclosing a copy of the staff background for your information. Sincerely, ~ . eraldine M. Giffin, Chairman Planning Commission Luohara02PC • Enclosures cc: John K. Uohara, M.D. Department of Water Supply Department of Public Works l~rian Minaai, DirectorfDOT-Highways, Honolulu State Land Use Commission BUoharaSLU01 eti-10/ 1 l /O1 COUNTY OP IIAWAII PLANNING DEPARTMENT I3ACI~GRQUNI) ART JOHN I~. UGHARA,10~I.D. STATE LAND USE BOUNDARY AMEND1dIENT APPLICATION (SLU 01-008) CHANGE OE ZONE APPLICATION (1tEZ Ol_015~ JOHN I~. UGHARA,IVLD. has submitted applications for a State Land Use Boundary Amendment from Agricultural to Urban District and a Change of Zone by changing the district classification from Agricultural (A-1 a) to Single Family Residential (RS-10) for approximately 1.782 acres of land. The property is located in the Sunrise Ridge Subdivision, adjacent to the park site, at the Lahou Street cul de sac, and west of Sunrise Estates Subdivision and Kukuau Street, Kukuau 2°d, South Hilo, Hawaii, TMK: 2-3-50:71. GENERAL INFOR1bIAlTION 1. Land Oe~vnership: John K. Uohara and Karen D. Uohara are the fee owners o~the subject property. PRO~OS~D DEYELOPIO~IENT 2. Request: The applicant is proposing to change the existing State Land Use Agricultural designation to Urban and district classification from Agricultural (A-1 a) to Single Family Residential (RS-10) for approximately 1.782 acres of land. 3. Objectives: The applicant is proposing to create athree-lot subdivision consisting of 1.244 acres, 15,170 square feet and 10,250 square feet. This zoning would be consistent with the existing RS-10 zoning of the Sunrise Ridge Subdivision, Unit 2-B. The applicant intends to subdivide the property within 6 months after the necessary approvals are secured. One lot will be retained by the applicant and the other two will be sold. 4. Supportive Inforl{nation: The applicant has submitted the following in support of the request: (See Exhibit A -State Land Use Boundary Arnendinent and Change of Zone Applications) STATE AND COUNTY PLANS 5. State Land Use District: Agricultural. The district boundary amendment involving lands 15 acres or less are processed by the Planning Commission and forwarded to the -1- County Council for final action. Therefore, the subject district boundary amendment does not require consideration by the Land Use Commission pursuant to Section 205-4, Hawaii Revised Statutes. 6. General Plan Consistency: Economic, Housing, Land Use Residential Elements goals, policies and courses of action. 7. GP LUPAG 1VIap: Medium Density Urban. By Ordinance 456, effective July 16, 1979, the Alternate Urban Expansion Area was changed to Medium Density Urban. This area is mauka of Komohana Street, in the vicinity of the Mohouli Street/Ainako Street extension to Waianuenue Avenue/Kaumana Drive. This designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). As such, the requested Residential zoning would be consistent with this designation. 8. County Zoning: Agricultural (A-la). 9. I~a~vaii State Plan Consistency: Economy, Socio-Cultural Advancement (Housing) objectives and policies. 10. S1V1A: The property is not situated within the Special Management Area and is approximately two miles from the nearest coastline. 11. Coastal Zone lO~Ianagement, HIZS 205A: There are no identified recreational resources, historic resources, scenic and open space preserves, coastal systems, coastal hazard, marine resources or other natural and environmental recourses that will be adversely impacted. 12. Public Access: There is no public access to the mountains or the shoreline that run through the property. 13. Valued Cultural laesources: There is no evidence of traditional and customary Native Hawaiian Rights being practiced on the property, therefore no feasible action is necessary to protect these rights. 14. Milo Community Development Plan: Adopted in 1975, the Plan reflects the subject property as A 1 a (Agriculture, 1 acre). -2- DESCRIPTION OF SUBJECT PIIOPI~ItTY ANI) SUIdIIOUNDING AIIEA 15. Property: Subdivision No. 6485 -Revised (Non-Land Court) was approved on November 17, 1994 to allow for the 28-lot Sunrise Ridge Subdivision, Unit 2-B, and designated park site. County zoning for this subdivided area was Single-Family Residential (RS-10) and Agricultural (A-la). Twenty-seven lots were approved in the area zoned Single-Family Residential (RS-10). The park site and the subject parcel, Lot 28, were approved in the area zoned Agricultural (A-la). In addition, Subdivision No. 6485 (Land Court) approved on November 2, 1994, anon-land court portion of Sunrise Ridge which is zoned Single Family Residential (RS-10). The subject property is an irregularly shaped, undeveloped 1.782 acre lot. It borders the 43,564 square feet reserved park site on the east. The southern tip of the subject parcel abuts Kukuau Street. 16. Surroeanding Zoning/Land Uses: The subject parcel is at the extreme southwestern end of Sunrise Ridge Subdivision, Unit 2-B. While the majority of the lots in this subdivision are zoned Single-Family Residential - 10,000 s.f. (RS-10) by the County and designated Urban by the State Land Use Commission, the subject parcel and park site are the only ones zoned Agricultural - 1 acre (A-la) by the County and designed Agricultural by the State Land Use Commission. There are scattered dwellings on the minimum 10,000 square feet subdivision lots. Immediately adjacent to the south on Kukuau Street, the two abutting parcels of Sunrise Estates Subdivision are also zoned Agricultural - 1 acre (A-la) by the County and designed Agricultural by the State Land Use Commission. This subdivision and zoning continues across Kukuau Street, to include lots along the boundary of Sunrise Ridge Estates. To the west are State of Hawaii lands zoned Agricultural (A-la) by the County and designated Agricultural by the State Land Use Commission. 17. U.S.D.A. Soil Type: The soils are classified as Keaukaha extremely rocky muck, 6 to 20 percent slopes (rKFD). This soil is near the city of Hilo. In a representative profile the surface layer is very dark brown muck about 8 inches thick. It is underlain by pahoehoe lava bedrock. This soil is strongly acid. The soil above the lava is rapidly permeable. Runoff is medium, and the erosion hazard is slight. 18. Land Steady Bureau Soil hating: "D" or Poor. 19. ALISII: Unclassified. -3- 20. FIRlO~d: Zone X, an area determined to be outside the 500-year flood plain. 21. Flora/Fauna Resources: According to the applicant, the subject property was previously graded in 1979 as part of the subdivision. There are no known rare or endangered plants or animals in the vicinity. Natural vegetation consists of ohia, tree fern, uluhe fern and guava. Known mammals in the area include the mongoose, rat and mouse. 22. Archaeological Resources: According to the applicant, it is not anticipated that there are any historical, cultural or archaeological features on the site since the lands were previously graded in 1979. PUBLIC UTILITIES ANII~ SERVICE 23. Access: Access to the property is from Kukuau Street, mauka of Komohana Street, to the end of the cul de sac on Lahou Street. Lahou Street is a 50-foot wide paved County road with curbs, gutters and sidewalks. 24. Water: Water is provided by an existing 6-inch waterline extending along Lahou Street. The Department of Water Supply has acknowledged receipt of the required $300.00 water commitment deposit. Applicant has stated that he will comply with all Department of Water Supply requirements. 25. Wastewater: The property has access to a County sewer line which runs along Lahou Street. The Department of Health supports any sewer requirements made by the County. According to the Department of Environmental Management, two sewer laterals are available on Lahou Street. Applicant would be responsible for installing the third sewer lateral from Lahou Street. 26. Other Essential Utilities and Services: Police services are approximately 1 mile from the subject property and fire protection services by Hilo Central Fire Station approximately 2 miles away. Underground electricity and telephone services are available to the site. .~iGENCIES' COl~lO~ENTS 27. County of Ilawaii, Department of Parks & Recreation: "We have reviewed the subject applications and have no adverse comments to offer." -4- 28. Police Department (September 12, 2001 Memo): "Staff has reviewed the above-referenced application and has no comments or objections to offer at this time." 29. Fire Department (September 20, 2001 Memo): "We have no comments regarding the above-referenced Change of Zone and State Land Use Boundary Amendment Applications." 30. Department of Healtia (September 14, 2001 Memo): "The Department of Health would support any sewer requirements made by the County of Hawaii for the proposed project." 31. Department of Transportation (October 2, 2001 Letter): "Thank you for requesting our review of the proposed land use amendment and change of zone application. "The proposed subdivision accesses roads under County of Hawaii jurisdiction and will not impact our State highway facilities." 32. State Land Use Commission (September 17, 2001 Letter): "We have reviewed the subject applications forwarded by your memorandum dated September 7, 2001, and confirm that the subject parcel is located within the boundary of the State Land Use Agricultural District. "For your information, the subject parcel is adjacent to the approximately 2112 acres urbanized under LUC Docket No. A79-462/Komohana Investors for residential uses." 33. Department of Public Works: (See October 8, 2001 Memo): "We have reviewed the subject application forwarded by your memo dated September 7, 2001 and have the following comments. 1. All development generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. 2. The subject parcel is within Zone X as designated by the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA), dated September 18, 1988. Zone X are areas determined to be outside the 500- year flood plain (may include areas not studied with unknown flood hazards). 3. All earthwork and grading shall conform to chapter 10, Erosion and Sediment Control, of the Hawaii County Code. -5- 4. Lahou Street fronting the subject property is a County road. All driveway connections to Lahou Street shall conform to Chapter 22, Streets And Sidewalks, of the Hawaii County Code. 5. A site inspection revealed cracked and uplifted areas in the sidewalk fronting the subject property. The owner shall repair these areas meeting with the approval of the Department of Public Works." 34. Department of dVater Supply (DWS): (See Exhibit B -September 13, 2001 Meano, Applicant's letter of response to DWS -dated September 20, 2001, and copy of DWS September 24, 2001 letter to Applicant). APPLICANT''S RE PS ONSE 35. Applicant's Responses: (See Exhibit D -October 12, 2001 responses to Department of Public Works, Department of Ilealth and Department of V6~ater Supply). AGEN~,.IES - NO RESPONSE 36. Deal Property Tax Office, 01=ICD, DOE, Department of Land and Natural Resources Land Division, Distoric Preservation Division and Land Management, Department of Agriculture, Natural Resources Soil and Conservation Services and Department of Environmental Management. PUBLIC COMMENT'S 37. Letter of Support: Dy letter dated September 19, 2001 to the applicant, Susan Jahn, Association Manager of Sunrise Ridge & Sunrise Ridge Phase II Association, has expressed support of the proposed request. (See Exhibit C) -6- John Uohara, M.D. 670 Ponohawai Sheet, Suite 220 Hilo, Hawaii 96720 - _ (808) 961-6608 ~ , - w August 16, 2001 - - Christopher J. Yuen, Director County of Hawaii Planning Department 25 Aupuni Street Hilo, Hawaii 96720 Dear Mr. Yuen: Subject: John K. Uohara, M.C. Change of Zone Request from A-la to RS-10 State Land Use Boundary Amendment Request -Agricultural to Urban TMK: 2-3-50: 071; Kukuau 2°d, South Hilo, Hawaii Island Attached for your review and processing is the completed application for a State Land Use Boundary Amendment from the Agricultural to the Urban District as well as a Change of Zone Application from Agricultural (A-la) to Single Family Residential (RS-10) to allow the development of a residential subdivision. The project area, which includes approximately 1.7817 acres of land, is part of the Sunrise Ridge Subdivision, Kukuau 2°d, South Hilo, Hawaii Island, Tax Map Key: (3) 2-3-50: 071. In accordance with the requirements of Hawaii County Zoning Code, please find the following: 1. Original and twenty (20) copies of the completed Change of Zone Application; 2. Original and twenty (20) copies of the completed Residential Questionnaire; 3. Original and twenty (20) copies of the completed State Land Use Boundary Amendment (Less than 15 acres) Application; 4. Original and twenty (20) copies of the Background and County Environmental Report, including: o Location map; o Site Plan; and o Written statement discussing the project in relation to State Land Use District Boundary Standards. 5. One full size copy (approximately 2' by 3') of the Site Plan; 6. List of surrounding property owners; 7. $575 Filing Fee for the Change of Zone Application; 8. $200 Filing Fee for the State Land Use District Application; and 9. Tax Clearance for the subject property. Thank you for your attention to this matter. Sincerely, %~L.~~~`~-~~ John K.. Ohara, M.D. attachments APPLICATION FOIE CIIANGE OF ZONE COUNTY OF IIAVVAII PLANNING DEPARTMENT APPLICANT: John K. Uohara, M.D. APPLICANT'S SIGNATURE: ; .l~G~C-L.-~'~t~~ ADDRESS: 670 Ponohawaf Street, Snite 220 >l•Iilo, Hadvaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Not Applicable LIST PRINCIPAL(S) INCLUDE NAMES OF MAIN OFFICERS: John K. Uohara, M.D. & Karen D. Uohara TELEPHONE-BUSINESS: (808) 961-6608 FACSIMILE: REQUEST: A-la TO RS-10 (Existing Zoning) (Proposed Zoning) TAX MAP KEY: (3) 2-3-50: 071 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 1.7817 Acres LANDOWNER(S): John K. Uohara & /Karen D. Uohara OWNER'S SIGNATURE: ~l` l" Cpl DATE: (May be by letter) AGENT: ADDRESS: TELEPHONE-BUSINESS: Please indicate to whom original correspondence should be sent. ORIGINAL: John K. Uohara COPIES: COUNTY OF IIAVVAII PLANNING DEPARTMENT APPLICATION FOR STATE LAND USE I30UNDARY AMENDMENT (15 ACRES OR LESS) APPLICANT: John I~. Uohara APPLICANT'S SIGNATURE: 7~,2'Z,(~-f~L`~~~'.!~ MAILING ADDRESS: 670 Pono advai Street, Saaite 220 IIiIo, I-Iawafa 96720 TELEPHONE: (BUS) (808) 961=6608 (Facsimile) LANDOWNER: John I~. Uohara & Karen D. Uohara LANDOWNERS SIGNATURE: Z~G~-~' -~i' ~ TAX MAP KEY: (3) 2-3-50: 071 LAND AREA: 1.7817 acres CURRENT STATE LAND USE DISTRICT CLASSIFICATION: Agricultural REQUESTED STATE LAND USE DISTRICT CLASSIFICATION: Urban THE APPLICANT SHALL SUBMIT THE FOLLOWING: A. Non-refundable filing and processing fee of two hundred dollars. B. Original and fifteen copies of: 1. Application form. 2. Location map. 3. Preliminary site plan, drawn to scale, with all existing and proposed structures and improvements shown thereon. 4. Reasons for the requested change and written description of the property and proposed development, including but not limited to: a. The extent to which the proposed reclassification conforms to the applicable goals, policies, standards, and courses of action of the General Plan and implementing ordinances, plans and documents; and b. The extent to which the proposed reclassification conforms to the applicable district standards. C. A minimum of 2-foot by 3-foot presentation map requested under B.3, above. 0400a PD 2/26/87 ATTACHMENT Residential Rezoning PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Yes If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? 1.7817 acres b. Into what lot sizes? 1.244 acres, 15,170 sf & 10 250 sf 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? Within 6 months d. Do you intend to build houses on the newly created lots? No If yes, please answer the following questions: On how many of those lots? At what approximate price range? House Lots Total Approximately how long, after approval of the subdivision, would the first house be available for occupancy? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (Please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. Do you think that your request and your further plans for the land will alleviate the local housing situation? Yes How? By offering expanded housing opportunities within an existing residential area in kilo. 4. Are there any buildings on the subject area? NO If so, what kind? What do you intend to do with those buildings if you request is approved? 5. Is the subject land currently being used for any agricultural activity? No If so, please list the kinds of p~'oducts grown on the how many square feet or acres of land per product. 6. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 7. Do you think that the roads leading to the subject area needs improvement? No Is so, what kind? Is the road adequate for the proposed volume or load Yes 8. what sort of government 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 Yes No f. Fire Protection - g g. Recreational Facilities g h. Public Utilities X i. Other X For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. Signature: Address: 670 Ponohawai Streeter Suite 220 Hilo, Hawaii 96720 Telephone: (808) 961-6608 Date: CHANGE OF ZONE APPLICATION AND APPLICATION FOR STATE LAND USE BOUNDARY AMENDMENT (15 acres or less] Applicant: John I{. Uohara TMI{: (3) Z-3-50:71 ICukuau 2nd District of South Milo, Island, County and State of Ilawaii 1. INTRODUCTION The applicant, John K. Uohara, whose mailing address is 670 Ponohawai Street, Suite 220, Hilo, Hawaii 96720 is seeking to rezone a 1.781 acre parcel of land from Agricultural 1-acre (A-la) to Single-Family Residential with a minimum lot size of 10,000 square feet (RS-10) in order to create 3single-family residential lots. The applicant is also filing along with the change of zone request, an application for a State Land Use Boundary Amendment (15-acres or less) to redesignate the parcel from "Agricultural" to "Urban" to allow the development of the residential lots. This Environmental Report is being submitted in accordance with Section 25-2-42 (a) (5) of the Hawaii County Code, as amended. 2. PROJECT LOCATION The project site is located mauka of Komohana Street, in the Sunrise Ridge Subdivision, Increment II-B, at Kukuau 2"d, District of South Hilo, Island, County and State of Hawaii (See Exhibit 1, Location Map). The parcel is Lot 28, a portion of Royal Patent No. 5706, Land Commission Award No. 8521-B, Part 2 to G.D. Hueu 181, and is more specifically designated as Tax Map Key No. (3) 2-3-50: 71.The applicants fee ownership of the property is evidenced by the deed dated September 11, 1996, and recorded with the Bureau of Conveyances of the State of Hawaii on September 17, 1996, as Document No. 96-132954. 3. PROJECT DESCRIPTION The applicant is planning to subdivide the 1.781 acre parcel into three single-family residential lots with a minimum lot size of 10,000 square feet (See exhibit 2, Site Plan). The lot sizes proposed are as follows: Lot 28-A (1.244 acres), Lot 28-B (15,170 square feet), and Lot 28-C (10,250 square feet). The applicant intends to apply for subdivision of the Property upon approval of this rezoning request and fully intends to secure all of the necessary subdivision approvals. The Applicant's objective is to allow the residents of the County of Hawaii choices of single-family residential lots, to ensure the compatible uses within and adjacent to single- family residential zoned areas and to provide single-family residential lots conveniently located to public and private services and other community activities. 4. EXISTING AND SUI2I~OUNDING USES A. Existing Uses The property is an irregularly shaped, unimproved parcel. It is located within the State Land Use Agricultural District. The property is zoned under the Hawaii County Zoning Code as Agricultural with a minimum lot size of 1 acre (A-la). The Hawaii County General Plan Land Use Pattern Allocation Guide Map (LUPAG) designates the property as "Medium Density Urban". The Property is not located within the County's Special Management Area. B. Surrounding Uses The property is located in an area of existing and planned residential development. It is adjacent to the 43,564 square feet reserved park site on the east. Sunrise Ridge Subdivision, Increment II-A, consisting of 41 lots is located adjacent to and to the northeast of the subject property, and the Sunrise Estates Subdivision is located adjacent to and south of the subject property. On the west, lands owned by the State of Hawaii border the property. 5. ENVIRONMENTAL SETTING, IMPACTS AND MITIGATION A. Climate The property is located on the windward side of the Island of Hawaii, and therefore is subjected to the higher levels of precipitation due to orographic lifting of the moisture laden air up the slopes of Mauna Loa. The mean annual rainfall at the property is 136 inches. Generally, a large portion of this precipitation is received from October through April. The mean annual temperature is approximately 75 degrees Fahrenheit. Wind patterns are diurnal, with easterly trade winds dominating during the day, and cooler, westerly winds descending from the slopes of Mauna Loa during the night. It is not anticipated that the project will impact the microclimate of the region. B. Topography and Soils The property slopes mauka-makai at an average grade of 10-15%. The elevation at the mauka end of the property is approximately 340 feet above sea level descending to approximately 330 feet above sea level at the makai end of the property. The United States Department of Agriculture, Soil Conservation Service, Soil Survey Report classifies the soils on the property as being in the Keaukaha Series (rKFD). These soils consist ofwell-drained, thin organic soil overlying pahoehoe bedrock. In a representative profile, the surface layer is strongly acidic, very dark brown muck about 8 inches thick overlying pahoehoe bedrock. Permeability is rapid, runoff is medium and the _ erosion hazard is slight. The Land Study Bureau's overall productivity rating is "E" or "Very Poorly Suited" for agricultural use. The State Department of Agriculture's "Agricultural Lands of Importance to the State of Hawaii" (ALISH) map classifies the project area as neither "Prime" or "Unique" agricultural land. It is not anticipated that the project will cause any substantial adverse impact to soil erosion. Furthermore, compliance with the County of Hawaii's grading permit requirements will further ensure minimal soil erosion impacts during construction. C. Natural Hazards The property is not in an area prone to flooding. The U.S. Army Corps of Engineers, Flood Insurance Rate Maps (FIRM) designates the property as being in Zone X. Zone X is designated for those areas which are outside of the 500-year flood plain. There are no known drainage problems associated with the property. A drywell on Lahou Street will dispose of precipitation runoff generated at the project site. As the property is located more than 2 miles mauka of Hilo Bay, there is no threat of tsunami inundation. The United States Geological Survey (USGS) designates the area as in Lava Flow Hazard 3, on a scale of ascending risk from 9 to 1. However, since the entire city of Hilo lies within this hazard zone, there are little or no mitigation measures that can be undertaken to reduce the threat of lava flow inundation. According to the County of Hawaii Building Code, the entire Island of Hawaii falls within Earthquake Hazard Zone 4. However, any construction taking place on the property will comply with the Building Code which requires certain structural measures to minimize the seismic hazards. D. Flora and Fauna The subject property was previously graded in 1979 as a part of the Sunrise Ridge Subdivision, Increment II-B. There are no known rare or endangered plants or animals in the vicinity of the subject property. The natural vegetation consists of ohia, tree fern, uluhe fern and guava. Known mammals in the area include the mongoose, rat and mouse. E. Historical/Archaeological Resources According to the records on file with the State Department of Land and Natural Resources, Historic Preservation Division, there are no known historical sites of significance located on the property. Also, because the property has been previously disturbed, the possibility of any surface or subsurface archaeological remains on the property is extremely remote. F. Water and Coastal Resources The property is located approximately 2 miles from the Hilo Bay shoreline, and approximately 700 feet from the Alenaio Stream. Therefore, there will be no impact to coastal waters as a result of this request for a change of zone. G. Air Quality The proposed project should have no direct negative impact on air quality in this area. The only probable impacts would be minimal increases in airborne dust during grading and construction on the proposed three new lots. However, as stated before, compliance with the County's grading permit requirements would ensure that impacts from these activities would be minimal. It is possible that increased vehicular traffic generated by the project could have a minimal impact on the air quality of the area. However, this increase in traffic will be negligible and will result in little or no impact on air quality in the area. II. Noise Quality The noise generated in the vicinity of the property comes from the existing road traffic along Komohana Street and the Sunrise Ridge Subdivision, aircraft en route to the Hilo International Airport and construction of new homes within the subdivision. Any noise generated because of the project should be minimal and have no adverse impact upon the noise quality in the area. I. Scenic and Visual Resources The subject property is not listed as a scenic site. The present landscape of the property is an assortment of introduced exotic trees and shrubs with little or no aesthetic value. The proposed project would alter the visual characteristics of the property from overgrown. shrubs and thickets to well designed and constructed homes. Therefore, the proposed project will have a positive impact on the visual resources of the area. 6. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The surrounding land uses in this area are generally single-family homes. However, there are medical office facilities located nearby on Komohana Street. The proposed project would complement the existing land uses in the are by creating more homes in an already existing subdivision and would not disturb the land use pattern of the area. 13. Economic Impacts The proposed project and the requested change of zone would result in some minimal positive economic impacts by creating jobs for the owner and crew of the construction company responsible for building houses on the new lots created by the project. 7. INFRASTRUCTURAL CONSIDERATIONS A. Roadways Access to the Sunrise Ridge Subdivision is provided by Komohana Street, a State owned highway. Access to the property is provided off of Lahou Street, a County of Hawaii Roadway with a 50 foot wide right of way and paved lanes. The property is located at the end of the cul-de-sac on Lahou Street. The apprcant does not anticipate a measurable increase in vehicular traffic to and from the property and also feels as though no problems from increased traffic will result from the requested change of zone. R. Water County water is available to the property via a 6-inch waterline extending along Lahou Street. Existing water service laterals to the project site are available. These sources should be more than adequate to provide water service to the proposed project site. The property has access to a County sewer line which runs along Lahou Street. This line will be more than adequate to serve the wastewater needs of the proposed project. C. Solid Waste Solid waste will be handled through a commercial hauler into authorized landfill sites. However, the proposed use of the property should not generate large amounts of solid waste and any impacts will be negligible. D. Utilities Public utilities, including underground electricity and telephone, are available to service the proposed project. E. Police, Fire and Medical Services Police services are provided by the Hilo police station, located approximately one mile east of the project site. Fire protection is provided by the Hilo Central fire station, located approximately two miles north from the project site. Emergency medical services are provided by both the Central and Waiakea Uka fire stations, as well as the Hilo Medical Center which is located approximately three miles north of the project site. 8. IMPACT SIGNIFICANCE ANALYSIS A. Relationship ~etvveen Local Short-Term Uses of Environmental and Maintenance and Enhancement of Long-Term Productivity The current short-term use of the property is that of an unimproved vacant lot. Due to the surrounding properties in this area being single family residential in nature, leaving this lot vacant is not the best use of the property. Granting the change of zone would result in amore productive use of the property and would fulfill the land use concept of the General Plan for this area. I$. Irreversible and Irretrievalble Commitment of Resources As the subject property has been previously disturbed, the possibility that commitment of natural resources such as rare or endangered plant or animal life is remote. This is also true for other types of resources, such as archaeological. C. Alternatives to the Proposed Project 1. No Project Under this no action alternative the property would maintain its present use as an unimproved vacant lot. However, given the reasons listed previously, this no action alternative would not result in the most productive use of the subject property. 2. Alternative Use of the Property A second alternative would be to seek a different change of zone and utilize the property in another way. However, due to the residential nature of the surrounding lands, the proposed use of the property as single family residential lots seems to be the most appropriate use of the property. 3. Evaluation of Alternatives Any impacts to the area's physical and social infrastructure as a result of the requested change of zone seem to be insignificant. Any possible impacts that may arise out of the land use change for the subject property would be addressed and mitigated by the applicant. Also, the proposed use of the property is consistent with surrounding land uses in the area, and would be consistent with the land use objectives sought by the County's general Plan Land Use Pattern Allocation Guide (LUPAG) map. Given these reasons, it seems that the best alternative for the subject property is the requested change of zone alternative. 9. I~EGULATOItY ANALYSIS A. General Plan LUPAG IYIap The General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the subject area as "Medium Density Urban". The requested change of zone for the subject property would result in a use that would be consistent with the surrounding land uses in the area, and is consistent with the LUPAG map designation. 13. General Plan Goals and Objectives The proposed change of zone is consistent with the General Plan Housing goals of providing a variety of housing choices as well as attaining a diversity of socio-economic housing mix within the South Hilo area. By allowing the proposed change of zone, the following Housing goals of the General Plan may be attained: o Maintain a housing supply which allows a variety of choice. o The County shall encourage a volume of construction and rehabilitation of housing sufficient to meet growth needs and correct existing deficiencies. The proposed change of zone is consistent with the General Plan Single-Family Residential goals of locating single-family residential lands in close proximity to centers of employment, shopping and other conveniences, and have the basic improvements and amenities necessary for development. By allowing the proposed change of zone and boundary amendment, the following Single-Family Residential goals of the General Plan may be attained: o Designate and allocate land uses in appropriate proportions and mix in keeping with the social, cultural and physical environments of the County. o To maximize choices ofsingle-family residential lots and/or housing for residents of the County. o To ensure compatible uses within and adjacent to single-family residential zoned areas. o To provide single-family residential areas conveniently located to public and private services, shopping, other community activities and convenient access to employment centers. o Areas shall have basic improvements and amenities necessary for immediate use. o Areas shall be limited to low-density and medium density residential uses. The subject property is conveniently located near schools, recreation, commercial areas, and employment centers and is an area that is targeted for residential development by the County. The proposed use of the property is compatible with surrounding land uses. There are single-family residential lands located immediately adjacent to the subject property on the east and south. This area is also designated for medium density urban development and the proposed use is consistent with this designation. The subject property is conveniently located near public and private services, shopping, other community activities as well as existing utilities, facilities and government services. The site is on the western edge of the Sunrise Ridge subdivision and is near police, fire, schools and recreational facilities. C. Rawaii State Plan (Chapter 226, ~Iawaii Revised Statutes) The Hawaii State Plan, Chapter 226, HRS, establishes goals, objectives, policies and priority directions to serve as long-rang guidelines for growth and development of the State. Pertinent sections of the goals, objectives and/or policies of this Plan are listed below: - o Provide greater opportunities for Hawaii's people to secure reasonably priced, safe, sanitary, reliable homes located in suitable environments that satisfactorily accommodate the needs and desires of families and individuals. o Provide for the orderly development of residential areas sensitive to community needs and other land uses. o Effectively accommodate the housing needs of Hawaii's people. o Increase home ownership and rental opportunities and choices interms of quality, location, cost, densities, style and size of housing. o Promote design and location of housing developments taking in account the physical setting, accessibility to public facilities and services and other concerns of existing communities and surrounding areas. o Facilitate the use of available, developable, and underutilized urban lands for housing. The proposed 3-lot subdivision will provide an extension to the quality neighborhood for three additional families. The property is located within close proximity of existing urban subdivisions with public services, utilities and recreational resources available for the proposed subdivision, and will help foster community life in the district. Additionally, the property is contiguous to existing urban areas, with the Sunrise Ridge Subdivision, Increment II-A and the Sunrise Estates Subdivision. D. State Land Use Urban District Boundary Standards 1. Lands characterized by "city like" concentrations of people, infrastructure and services. The subject property and surrounding lands can be characterized by "city like" concentrations of people, structures, streets, urban level of services and other related uses.The subject property is immediately adjacent to the Sunrise Ridge subdivision and is located near the Hilo Urban center which is the major employment, health and service center in this region. Major business include the Hilo Medical Center, numerous medical offices and diagnostic laboratories, Hilo High and other schools, and the central business-district of downtown Hilo. Shopping facilities near the subject area include the downtown Sack N Save and KTA grocery stores and numerous small variety shops and restaurants in the downtown Hilo area. The subject property and surrounding lands are well served by basic infrastructure and government services. Necessary utilities are available to the project area, including water, electricity, telephone and cable television. 2. Lands with suitable topography and drainage and reasonably free of natural hazards. The subject property does not have any topographic or drainage concerns which will limit the developability of the parcel. There are no natural hazards associated with the area that are unique or different from the surrounding areas. 3. Lands contiguous with existing urban areas. The subject property is bounded by urban designated lands to the east and south. Consequently, the approval of the reclassification to urban will continue the development pattern within the Sunrise Ridge single-family residential area. 4. Consistent with County General Plans. The proposed use of the subject property is consistent with the County General Plan LUPAG map which designates the area for Medium Density Urban development. The applicant believes the proposed reclassification is consistent with the State's land use law, Chapter 205, Hawaii Revised Statutes (HRS). Section 205-2(a) (1), HRS provides that urban district shall include lands which were in urban use at the time of the statute's enactment and "...a sufficient reserve area for forseeable urban growth..." The subject property is contiguous with the Sunrise Ridge subdivision and is designated as Medium Density Urban by the Hawaii County General Plan. The proposed reclassification is in keeping with the overall pattern of current and proposed growth. The property is well served by existing utilities and infrastructure and has no constraints which restrict developing the property. This area has been designated for urban development by the County General Plan LUPAG map. Therefore, the proposed reclassification will not result in a loss of a valuable agricultural resource. Furthermore, since the subject property and surrounding area has not been used for commercial agricultural activities, the reclassification to urban will not reduce the overall productivity of the Island's and State's agricultural productivity. E. I-€ilo Corn~nunity Development Plan The Hilo Community Development Plan (HCDP), adopted by Resolution 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. This plan designates the subject property for Single Family Residential with a minimum lot size of 10,000 square feet (RS-10). Therefore, the proposed change of zone is consistent with the goals, policies and land use pattern presented in the Hilo Community Development Plan. F. Coastal Zone Managerraent and Special Management Area The property is located approximately 2 miles from the Hilo Bay shoreline and is outside of the Special Management Area as defined by Chapter 205, HRS and Rule 9 of the County of Hawaii Planning Commission rules. Therefore, an SMA use permit for the proposed project is not necessary. ~m ';O _ Ern o ~fl ~ 3 ~ ,p I~ ~p o_ ~ to ;O S Ifl ~ 2 i--- ~ SOIJTO-1 KONA D Q O ~ Z ~ r I_ D ~ `F ~ ~ D ~ R O Z ~ 11 f- fl_ ~ O Q a ~o D ~ o c ~ ~ ~ m~ ti D O o `o ~ ~~o ° fl \ 0 = z ~ ~ o ~ o° ~ z ~ ` O D o ~ rn P` ~ m a ~ ~ o ~ fl y ~ ~ o _O R it _ ~ c _ - D ~ ~ % i i ~ ~ / / / ~ ~ / d1 0 ~ ~ c A ~ ~ ~ ~ ~ ~ ~ ` F z ~ ~ ~ ~ r"tt, o fl ~ ~ D 1 i e ~ r- r ~ rn _ _ ; i __ti____ s `o ff. 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N ay ~ ~ i ~ ~ r a ~ ~A' ~ ~ S, o'q- - a v'Y-'-~ ~ ~ 1° 9 4 O Y ~ O tr fu ii ~ I\ 1 bF R ~ 1 jj~,` 8 1 .fl fa i . ~V q 77 -P i .j nA d~l .E~sl ~I~3 ~ h'e.l :~Y 4ip ~let!,i," q ~Qn/ W i ~ °Q$ ± 'n to i 0_-,~33 a t o I al n°p!~ ~ O .y ul a k$- t ~~F F IE~ yi~°`j h F =~s~ (emu ~ v $ ii ~ _ 13~ t~ ~ .j. - ~ ~ ~ fl s h t :If ~tFa~i 'e J~ 2 I t e~ 1~`` a F~ a a ,y~ t[ ~ fnp k • r 'a°t'r _ e .i. 4. ~ 4 A e 0 0~ ~ I" ~ v Za ~w ` g ~ °m J ~ N i o - o _ V ,F ~ / M 2 h -s>~.u~a -vii ~a~,u _.ee,--=.~.n.a -o~n -o~.~ -dR~ _~'_`_3~ cgs APPIJICR~TggI~~GN ryF'~~G) l~ l~j~'I$~~AN,~GEg (~E ~~Nli' ~1JUNY Y ®1' YYAWWAI~ PLANNING DEPAIaTMENT - ~ ~ ~ ; APPLICANT: John K. Uohara, M.D. ` ` APPLICANT'S SIGNATURE: o n o ara, ADDRESS: 670 Ponohawai Street, Suite 220 Hilo, Haa~vaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Not Applicable LIST PRINCIPAL(S) INCLUDE NAMES OF MAIN OFFICERS: John K. Uohara, M.D. ~ Karen D. Uohara ~ ~t TELEPHONE-BUSINESS: (808) 961-6608 FACSIMILE: REQUEST: A-la TO 1ZS-10 (Existing Zoning) (Proposed Zoning) TAX MAP KEY: (3) 2-3-50: 071 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 1.7817 Acres LANDOWNER(S): John K. Uohara & Karen D. Uohara OWNER'S SIGNATURE: _ DATE: (May be by letter) AGENT: ADDRESS: TELEPHONE-BUSINESS: Please indicate to whom original correspondence should be sent. ORIGINAL: John K. Uohara COPIES: APPIaACATION F'OI2 CIIANGE OE BONE ~ ~ ~J i~ ` C.``~ ~ 1.~+' I ~1~ A.~ PLANNING DEPARTMENT APPLICANT: John K. Uohara, M.D. APPLICANT'S SIGNATURE: o n o ara, ADDRESS: 670 Ponohamvai Street, Suite 220 I-€ilo, Dawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Not Applicable LIST PRINCIPAL(S) INCLUDE NAMES OF MAIN OFFICERS: John K. Uohara, M.D. & Karen D. Uohara . TELEPHONE-BUSINESS: (808) 961-6608 FACSIMILE: REQUEST: A-la TO lZS-10 (Existing Zoning) (Proposed Zoning) TAX MAP KEY: (3) 2-3-50: 071 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 1.7817 Acres LANDOWNER(S): John K. Uohara & Karen D. Uohara OWNER'S SIGNATURE: ,x DATE: (May be by letter) AGENT; ADDRESS: TELEPHONE-BUSINESS: Please indicate to whom original correspondence should be sent. ORIGINAL: John K. Uohara COPIES: _ _ _ _ 4 19 _ ~~,~'~4~~~~~lT' ~~`1"~ ~~~P1R.Y ~OIJRI~°I°'rP C8~' ~~~~YIO O ~ `a a~' 345 KEKUANAOA STREET, SUITE 20 HILO, HAWAII 96720 rr~FHAwp~' . TELEPHONE (808) 961-8050 FAX (8087 961-8657 c September 13, 2001 - _ { f; TO: Mr. Christopher J. Yuen, Planning Director Planning Department J J FROM: Milton D. Pavao, Manager SUBJECT: STATE LAND USE BOUNDARY AMENDMENT APPLICATION (SLU U1-008) REQUEST: AGRICULTURAL TO URBAN CIIANGE OF ZONE APPLICATION (REZ 01-015) APPLICANT - JOIIN I~. UOIIARA% M.D. REQUEST: AGRICULTURAL (A-1a) TO SINGLE-FAMILY RESIDENTIAL (RS-10) TAX MAP I~EY: 2-3-050:071 We have reviewed the subject application for the proposed State Land Use Boundary Amendment and Change of Zone applications and have the following comments and conditions. Water can be made available from an existing 6-inch waterline along Lahou Street fronting the subject parcel. There is a service lateral to the subject parcel, but water service has not been applied for as of this writing. Pursuant to the Department's Water Commitment Guidelines Policy, a copy of which is being forwarded to the applicant, a water commitment may be issued. Based on the two (2) additional lots that are requested in the proposed change of zone application, the required water commitment deposit is $300.00. Remittance of $300.00 from the applicant is requested, as soon as possible, so that a water commitment may be formally issued. The commitment will be in writing with specific conditions and effective dates stated. Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Upon the issuance of a formal water commitment, we shall submit our comments and requirements for tentative subdivision approval. _ ~ Mr. Christopher J. Yuen, Planning Director Page 2 September 13, 2001 For the applicant's information, should the subject change of zone be approved and a subdivision application executed, final approval will be subject to the following requirements: 1. Construct necessary improvements, which shall include, but not be limited to, a service lateral that will accommodate a 5/8-inch meter to the two additional proposed lots. Submit installation plans prepared by a professional engineer, architect, or land surveyor, registered in the State of Hawaii. 2. Remit the prevailing facilities charge, which is subject to change, of $8,700.00. This amount was determined as two additional units of water with each additional unit being charged at $4,350.00. This is due and payable upon completion of the construction of the water system improvements and prior to final subdivision approval being granted. Should there be any questions, please call our Water Resources and Planning Branch at 961-8070, extension 1. Sincerely yours, Milton D. Pavao, P.E. Manager BCM:jh copy - (w/enc.) John K. Uohara, M.D. Joh>~ K. Uohara, M.D. 670 Pon®hawai Street, Suite 220 Hil®, Hawaii 96720 (808) 961.86608 September 20, 2001 Milton D. Pavao, Manager County of Hawaii Department of Water Supply 345 Kekuanaoa Street, Suite 2~) Hilo, Hawaii 96720 Dear Mr. Pavao: Subject: State Lard Use Boundary Amendment Application (SLU 01-008} Request: Agricultural to Urban Change of Zone Application (RES O 1-015 Applicant: John K. Uohara, M.D. Request: Agricultural (A-la) to Single Family Residential (RS-10} Tax Map Key: 2-3-50: 071 Kukuau 2°d, South Hilo, Hawaii Island In accordance with the your .memorandum to the Planning Department, dated September 13, 2001, please find attached a cherk in the amount of $300 for a water commitment deposit for the proposed application. This will further acknowlec;ge that water is available to the project area via an existing 6-inch waterline along Laho~.i Street, fronting the subject parcel. Thank you for your comments sin these requests. Please call me if you have any questions on the attached. Sincerely, John K. Ohara, M.D. attachments cc: ~t;hristoptier ~'uen, Director I f V:A7Eq ~ f- a 0 ~Gn O__ ~ i9 Z T._....- G~'ry ~ ~P 345 KEKUANAOA STREET, SUITE 20 HILO, HAWAII 96720 pp NAW A\V• TELEPHONE f808) 961-8050 FAX (808) 961-8657 September 24, 2001 John K. Uohara, M. D. 670 Ponohawai Street, Suite 220 Hilo, HI 96720 CIIANGE OF ZONE APPLICATION NO. (REZ 01-015) REQUEST: AGRICULTURAL (A-la) TO SINGLE FAMILY RESIDENTIAL (RS-10) TAX MAP I~EY: 2-3-050:071 This is to acknowledge receipt of the required $300.00 water commitment deposit for the subject application. We are enclosing receipt No. 227332 for your files. In accordance with the Department's Water Commitment Guidelines Policy, a water commitment for the proposed development in the amount of 1,2.00 gallons per day or two additional units of water at 600 gallons per day per unit is hereby granted until September 30, 2004, with the following conditions: For your information, should the change of zone request be approved and a subdivision application be executed, approval will be subject to the following conditions: 1. Construct necessary improvements, which shall include, but not be limited to, a service lateral that will accommodate a 5/8-inch meter to the two additional proposed lots. Submit installation plans prepared by a professional engineer, architect, or land surveyor, registered in the State of Hawaii. 2. Remit the prevailing facilities charge balance, which is subject to change, of $8,400.00. This is due and payable upon completion of the installation of the required water system improvements and prior to final subdivision approval being granted. For your information, the total facilities charge requirement, which is subject to change, is $8,700.00. However, the total water commitment deposit paid to date is $300.00. Water commitment deposits are credited towards the final facilities charge requirement for the development. (/Vcc~er breszc~~ ~r~~j~e~~... Tolxn ~ T7oh~ra. Tt~i.r'a sage September 24, 2001 Note that the amount of water commitment deposit may exceed the prevailing facilities charge amount; for example, when requests for time extensions continue and are approved. Until the development is finally completed, these are separate and unrelated items. In the event that water commitment deposits exceed the facilities charge, no refunds are applicable. With this understanding, the current facilities charge balance is $8,400.00. 3. Comply with all other applicable policies and requirements of the Department's Rules and Regulations. Noncompliance may be cause for voiding this water commitment, at which time availability will be subject to change in accordance with prevailing water system conditions, policies, and Rules and Regulations. Should there be any questions, you may contact our Water Resources and Planning Branch at 961-8070, extension 1. Sincerely yours, ilton D. Pavao, P.E. Manager BCM:jh Enc. copy - Planning Department Customer Service (Hilo) T. - DA®®Y-LUM ~R/EN~TA~eL~S7~ MA~'NAGEMENT, INC. - ~L~1'~~1~A JL~.IS.LL ~i~l.~' ~i-,:~:~: ~ /~(~C?1 (?7~ iE T rte,. ! { ~ I'~.aYC1E.Ila1I'1F_{1~ e~-tVf~iyiiC rax (~~io) 7b1-~`2Jy Hilo, Hawaii 96720-2830 e-mail: rentals@daylum.com TO: William L. Moore Planning 1''ROM: Day-Lum Rentals & Management, lnr. DATE: September 19, 2001 1-i 1''. ~JV~J1l Y ll/ll~'1J dll\. V ~.YZ~ L~l Thank you for the opportunity to review Dr. John Uohara's plan to subdivide his lot #28 into three separate lots, with each lot to exceed 10,000 square feet. i~~ 1997, whe;i~ Dr. Uohara, M.D. made the request to subdivide this lot an amendment was passed allowing this process with the stipulation that each lot must be at least 10,000 square feet in size. Since Dr. Uohara intends to respect that amendment decision, we can do nothing bur look favorably upon this move. Once this process is complete, the association will treat each lot as a separate lot and the assessment of $160.00 per year for vacant lots will apply to each lot. For this reason, it is important that we be notified once the subdivision of the lot is complete. Should you have any questions or comments, please contact me at 935-4152, the address above or e-mail me at sjahn(a)daylum.com. Mahalo, Susan Jahn Association Manager cc: Dr. John Uohara Sum-ise Ridge & Sunrise midge Phase II Board of Directors r'-: EOUAL HOUSING OPPORTUNITY o IJ~hr~q l_~'Ia~~: ~o~~o~awai ~t~°~~f, ~ttii~~ Hilo, Hawaii 96720 - - (~0~) 961~660~ October 12, 2001 Dennis Lee, Director County of Hawaii Department of Public Works 25 Aupuni Street Hilo, Hawaii 96720 Attention: Kelly Gomes, Engineering Division Dear Mr. Lee: Subject: State Land Use Boundary Amendment Application (SLU 01-008) Request: Agricultural to Urban Change of Zone Application (RES 01-015 Applicant: John K. Uohara, M.D. Request: Agricultural (A-la) to Single Family Residential (RS-10) Tax Map Key: 2-3-50: 071 Kukuau 2°d, South Hilo, Hawaii Island This is to acknowledge receipt of a copy of the memorandum dated October 8, 2001, from Department of Public Works to the Planning Director regarding the above cited State Land Use Boundary Amendment and Change of Zone applications. Please be informed that the requirements of the County Code will be complied related to the subdivision and development of the subject property. More specifically, in response to the specific areas of concerns, the applicant agrees to the following: Drainage: That the applicant will comply with the drainage requirements of the County, including appropriate disposal of generated run-off. The applicant acknowledges that the area is within Zoned X according to the Flood Insurance Rate Maps. Earthwork: That the applicant agrees that should any earthwork be undertaken, the work shall conform with the requirements of Chapter 10 of the Hawaii County Code relating to Erosion and Sedimentation Control. Dennis Lee Page lvo. Road: That Lahou Street is a County Road and that all driveway connections to Lahou Street shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. The applicant further acknowledges that there are cracks and uplifted areas in the sidewalk fronting the- property. As required by the Hawaii County Code, the applicant will repair these areas meeting with the approval of the Department of Public Works. Please call me if you have any questions on this matter. Sincerely, John. K. Uohara cc: Kelly Gomes, DPW Engineer William L. Moore, WLM Planning John . IJoha~°a, ll~I°I)e Hilo, Hawaii 96720 (~0~) 961~660~ - October 12, 2001 Aaron Ueno Disti°ict Environmental Health Program Chief State Department of Health P.O. Box 916 Hilo, Hawaii 96720 Dear Mr. Ueno: Subject: State Land Use Boundary Amendment Application (SI.U 01-008) Request: Agricultural to Urban Change of Zone Application (RES 01-015 Applicant: John K. Uohara, M.D. Request: Agricultural (A-la) to Single Family Residential (RS-10) Tax Map Key: 2-3-50: 071 Kukuau 2"d, South Hilo, Hawaii Island In response to your memorandum to the Planning Department, dated September 14, 2001, please be aware that wastewater disposal for the proposed subdivision will be through the existing sewer line within L,ahou Street. Thank you for your comment on these requests. Please call me if you have any questions on the attached. Sincerely, John K. ~ Ohara, M.D. attachments cc: Christopher J. Yuen, Director J®hn ~o U®hara@ 1dIoD9 Hilo, ]Hawaii 96720 (~08) 961.~660~ ®ctober 12, 2001 Milton D. Pavao, Manager County of 1-Iawaii Department of Water Supply 345 Kekuanaoa Street, Suite 20 Kilo, Hawaii 96720 Dear Mr. Pavao: Subject: State Land Use Boundary Amendment Application (SLU 01-008) Request: Agricultural to Urban Change of Zone Application (RES 01-015 Applicant: John K. Uohara, M.D. Request: Agricultural (A-1 a) to Single Family Residential (RS-10) Tax Map Key: 2-3-50: 071 Kukuau 2"d, South Hilo, Hawaii Island This is to follow up with respect to your memorandum to the Planning Department, dated September 13, 2001. This will acknowledge that all requirements of the Department of Water Supply will be complied with for any subdivision of the subject property. Thank you for your comments on these requests. Please call me if you have any questions on the attached. Sincerely, John Inc'. Uohara, M . D . attachments cc: Christopher J. Yuen, Director