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HomeMy WebLinkAboutCOM 0507.000 2000-2002 /J~TY OP k4~ O q T~`~ Christopher J. Yuen i~3Yly K1It1 Drrsctor ATayor < M,~' A ~r~rE of •MR/ ~ R(T}! ~ T~CEInOtO r Deputy Director F PLANNING DEI't~,I~`TMEN'I= . 25 Aupuni Str~~t, diooan 109 • Hii~, Hawaii 96720-4252 (80S) 961-8258 • Fax (SOS) 961-8742 January 24, 2002 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 01-016) Applicant: Dr. Erenda Camacho Request: RS-10 to RCX-10 Tax Map K.~ ~ ~-4-2~~ 28 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced request. Since ely, / / ` a? Harry Kim Mayor Enclosures cc: Planning Department .I ~ ~~a ~'i~~ f. ~'s~; J~qV Os M4dg. marry Kim ° " Mayor ( t ~al i ~t8 ~g•NP~ PLANNING CO1VIll~IISSION 25 Aupuni Street, Room 109 • Hilo, 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: Change of Zone Application (REZ 01-016) Applicant: Dr. Brenda Camacho Request: RS-10 to RCX-10 Tax Man Key• 2-4-23.28 The Planning- Commission, after a duly held public hearing on December 21, 2001, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 13,633 square feet of land from Single Family Residential (RS-10) to Residential- Commercial Mixed Use (RCX-10). The property is located on the southwest comer of Mohouli Street and proposed Ululani Street Extension, directly across the Arakaki Physical Therapy Office, and approximately 570 feet west from the Mohouli Street-Kinoole Street intersection, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: Dr. )3renda Camacho is requesting a change of zone from Single Family Residential (RS-10) to Residential-Commercial Mixed Use (RCX-10) for approximately 13,633 square feet of land. The applicant proposes to convert the existing dwelling into her pediatrician's office, with a few possible associates. The applicant may also construct a new structure on the site to accommodate her office. If this occurs, the structure would be single-story and have a residential scale, similar to the applicant's building along Ponahawai Street (Dr. Ruth Oda's original office). 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 also be considered as they may have an impact on similar areas in the County. The Change of Zone Application from a Single Family Residential (RS-10) to Residential-Commercial Mixed Use (RCX-10) zoned district will conform to the following goals, policies and standards of the General Plan Economic and Land Use 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 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: ~ >;JSE -GENERAL • 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 requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 SAND USE - C(3MMERCIAL • 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, ~.nd neighborhoods. • 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. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. • Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. ECONQMIC' • 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 diversification of its economy by strengthening existing industries and attracting new endeavors. 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and ron-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). Approval of the RCX zoning request would allow for uses that are consistent with the Medium Density form depicted on the LUPAG Map. Further, it should be noted that the County is currently conducting a comprehensive revieav update to the General Plan. One of the proposed amendments to the LUPAG Map is to change the designation for this area from Medium Density Urban to High Density Urban. The property has been developed with asingle-family dwelling and the property has been landscaped. The applicant proposes to renovate the existing dwelling as her pediatrician's office, which would not substantially change the property. The applicant also mentioned that there is a possibility of constructing a new structure; however, the design would be asingle-story structure in keeping with the area. Surrounding lands are zoned Single Family Residential (RS-10). There are dwellings adjacent on either side of the subject property. The eastern boundary, however, is bordered by the Ululani Street extension, which is a paper road that has not been constructed. Across the street is the Arakaki Physical Therapy Clinic, and the Higashi Hongwanji also on RS-10 zoned lands. The Arakaki Clinic was approved by Use Permit No. 91 (TMK: 2-4-23:28) in 1991. To the east of the property, on the comer of Mohouli and Kinoole Streets is the United Community Church. The proposed RCX zoning was included in the County Zoning Code as a new zoning designation that would allow for small-scale service type commercial uses in a district that is primarily residential in character. The RCX zoned district, for example, would not allow certain uses that are allowable in the Neighborhood Commercial (CN) zoned district, such as: automobile service stations, farmers markets, financial institutions, mortuaries, museums, r:.pair shops, telecommunication antennas, and theaters, among others. The establishment of the RCX zoning, and in this particular situation, the establishment of a pediatrician's office would be consistent with the existing land use pattern established within this portion of Hilo. To mitigate any possible visual or noise impacts the proposed use would have on adjacent dwellings, the applicant would be required to comply with the Planning Department's Rule No. 17 regarding landscaping. Landscaping shall be indicated on plans submitted for Plan Approval and reviewed at that time. Therefore, a favorable recommendation of this change of zone request to RCX-10 would be appropriate. All utilities and services are available to the site. The primary access to the property is from Mohouli Street, which is a County road with a 60-foot paved right-of- way. The applicant has an existing driveway that utilizes the Ululani Street extension, Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 that is a paper road. The Department of Public Works (DPW) has recommended that the applicant provide full improvements to the entire frontage along Mohouli Street, including pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities, meeting with the approval of the DPW. However, due to the statement that the applicant proposes to utilize the existing dwelling for her pediatrician's business, and that there are no curb, gutter and sidewalks in the immediate vicinity, we are not including a condition to require these roadway frontage improvements be constructed now. However, in the event, that the applicant demolishes the existing dwelling and constructs a new structure that increases the area of nonresidential uses, full roadway frontage improvements shall be required prior to the issuance of a certificate of occupancy. The Department of Environmental Management has recommended that the applicant hook into the County sewer system rather than install a septic system. The nearest sewer line is on Kinoole Street approximately 600 feet from the subject property. Due to the fact that the applicant proposes to utilize the existing dwelling as her office and the high cost to connect to the County sewer system, a condition is not included to require hook up to the County sewer system at this time. However, should the applicant construct a new structure that increases the area of the nonresidential uses, if the projected water usage for a new construction exceeds 1,200 gallons per day, the applicant would be required to hook into the County sewer system. Water is available to the subject property through a 5/8-inch meter. The Department of Water Supply requires that a backflow preventer be installed. The applicant would be required to comply with this requirement. Police services are available from the main station on Kapiolani and Fire services are available from the Hilo station along Kinoole, all within close proximity to 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 properly 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) prepared by the Federal Emergency Management Agency (FEMA). Finally, because the subject property has been developed, 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 Single Family Residential (RS-10) to the Residential-Commercial Mixed Use (RCX-10) zoned Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 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 Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the staff background for your information. Sincerely, Geraldine M. Giffin, Chairman Planning Commission Lcamacho02PC Enclosures cc: Mr. Sidney Fuke Brenda Camacho, M.D. Department of Public Works Department of Water Supply Brian Minaai, Director/DOT-Highways, Honolulu g < ~ BCamachorezsskg-12/13/01 COUNTY Off' I-IA4~VAII PLANNING DEPA12T1VIENT ~ACI~GIZOL~TD I~EI'OI~T DR. BRENDA CAlYIACIIO CI~ANGE ZONE APPLICATION (REZ 01-016) DRa BRENDA CAlO~IACIIO (REZ 01-016) has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to Residential-Commercial Mixed Use (RCX-10) for approximately 13, 633 square feet of land. The property is located on the southwest corner of Mohouli Street and proposed Ululani Street Extension, directly across the Arakaki Physical Therapy Office, approximately 570 feet west from the Mohouli Street-Kinoole Street intersection, Waiakea, South Hilo, TMK: 2-4-23:28. GENERAL INFORMATION 1. Land Ownership: Dr. Brenda and Dr. David Camacho are the fee owners of the subject property. 2. Original Subi<nittal: The applicant originally submitted an application for a change of zone from RS-10 to CN-10 on September 2001. Subsequently by letter dated November 1, 2001, the applicant amended their request from CN-10 to RCX-10. It was stated that since the area is predominantly single-family residential, the proposed use would be more consistent with the RCX zoning. PROPOSED DEVELOPMENT 3. Requcst: The applicant is proposing to change the existing district classification from Single Family Residential (RS-10) to Residential-Commercial Mixed Use (RCX-10) for approximately 13,633 square feet of land. Objectives: The applicant is proposing to convert the existing dwelling into her pediatrician's office, with the possibly a few associates. The applicant may also construct a new structure on the site to accommodate her office. If this occurs, the structure would be single-story and have a residential scale, similar to the applicant's building along Ponahawai Street (Dr. Ruth Oda's original office). 5. Supportive Infori~natioi~: The applicant has submitted the following in support of the request: (See Exhibit A -Change of Zone Application and letters dated October 31, -1- & November 1, 2001 from Sidney Fuke) STATE AND COUNTY PLANS 6. State Land Use District: Urban. 5. Coastal Zone lO~Ianagement, ~IIZS 205A:. The intent of the Coastal Zone Management Program is to guide and regulate public and private uses in the coastal zone management area with respect to recreational resources, scenic and open space resources, coastal ecosystems, economic uses, coastal hazards, managing development, public participation, and beach protection. The property is located over .5 miles from the nearest coastline. However, it should be pointed out that the entire island lies within the Coastal Zone Management Area. 7. General Plau Consistency: Economic and Land Use Elements goals, policies and courses of action. 8. GP LUPAG 1dlap: 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). As such, the requested RCX zoning would be consistent with this designation. It should be noted that the County is currently conducting a comprehensive review update to the General Plan. One of the proposed amendments to the LUPAG Map is to change the designation for this area from Medium Density Urban to High Density Urban. 9. County Zoning: Single Family Residential (RS-10). 10. I2CX/CN Zoning Designation: The RCX is a designation that was included in the Zoning Code when it was amended in 1999. It provides for a mix of small-scale service- type commercial uses in a district that is primarily residential.(See Exhibit D Permitted uses within the I2CX and CN zoned districts) 11. SMA: The property is not situated within the Special Management Area and is approximately two miles from the nearest coastline. 12. Milo Community Development Plan: Adopted in 1975, the Land Use Concept Map reflects the subject property as A la (Agriculture, 1 acre). DESCRIPTION OF SUDdECT PI~OPEItTY AND SU>E~OUNDING AIdEA 15. Property: The subject property is located along Mohouli Street. It is rectangular shaped -2- and developed with asingle-family dwelling. There is a lawn in the front and rear areas of the property. The property has been landscaped with lychee, plumeria and other trees. The eastern property boundary is bordered by the Ululani Street extension, which is a paper road that has not been constructed. 16. Surrounding Zoning/Land Uses: The immediate surrounding properties are zoned RS-10 and in single-family dwelling uses. Across the street is the Arakaki Physical Therapy Clinic, and the Higashi Hongwanji also on RS-10 zoned lands. The Arakaki Clinic was approved by Use Permit No. 91 (TMK: 2-4-23:28) in 1991. To the east of the property, on the corner of Mohouli and Kinoole Streets is the United Community Church. 17. FIRM: Zone X, an area determined to be outside the 500-year flood plain. 18. Flora/Fauna Resources: Due tot he fact that the subject property has been fully developed, the applicant does not believe that there are rare or endangered plants or animals in the vicinity. 19. Archaeological Resources: It is not anticipated that there are any historical, cultural or archaeological features on the site since the property has been developed. 20. Public Access: There is no public access to the mountains or the shoreline that run through the property. 21. Valued Cultural Resources: 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. PUBLIC U'TILIT'IES AND SERVICES 22. Access: Access to the property is from Mohouli Street which is a paved county roadway with an approximate 60-foot right of way and paved shoulders. There are no existing curb, gutter and sidewalks in the area. The proposed Ululani Street extension is a paper road that lies adjacent to the eastern property boundary and has not been constructed. 23. Water: Water is available through an existing 5/8-inch meter. The Department of Water Supply requires that a baekflow preventer be installed that meets with their approval. 24. Other Essential Utilities and Services: Police services are at the main station on Kapiolani Street and fire protection services by Hilo Central Fire Station located on Kinoole Street. Electricity and telephone services are available to the site. -3- AGENCIES' COMMENTS 25. Police Department (November 9, 2001 Mem0): "Staff has reviewed the above-referenced revised application and has no comments or objections to offer at this time." 26. Fire Department (November 20, 2001): "We have no comments regarding the above-referenced Change of Zone Application." See Also Exhibit C -Original letter from Fire Department dated September 21, 2001 Letter and Applicant's comments dated October 5. 2001 from Sidney Fuke) 27. Real Property Tax Office (November 9, 2001): "There are no comments at this time. "Current Real Property taxes are paid through June 30, 2002." 28. Department of Environmental Management- Wastewater Division (October 25, 2001 Memo): "I apologize for the delay in responding to the referenced change of zone application. Wastewater Division requests that extension of the public sewer system be required a s condition to rezoning for the referenced properly. We do not believe that a commercial development so close to the existing sewer system should be allowed to rely on a septic system." (See also Exhibit D -Applicant's letter of Response dated October 31, 2001 from Sidney Fuke) 29. Department of I-Iealth (November 14, 2001 Memo): "The Department of Health found no environmental health concerns with regulatory implications in the submittals." 30. Department of Transportation (November 30, 2001 Letter): "Thank you for your transmittal requesting our comments regarding the above change of zone application. "The proposed zone change will not impact our State highway facilities." "If you have any questions, please contact Ronald Tsuzaki, Head Planning Engineer, Highways Division, at 587-1830." 31. Department of Public Works: (Exhibit E -November 29, 2001 Memo) 32. Department of Water Supply (See Exhibit F -December 13, 2001) -4- I'IJ~LIC COMMENTS 33. No comments were received from the general public. -5- SIC~t1~y~Uk~, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 ~ ~ d ~ • Subdivision • Land Use Permits October 31, 2001 f-1c ; i ~ f ~ • Environmental Reports v_ , i-'! - _ Mr. Christopher Yuen, Director L ` - ~ ~ ~ - ' i Planning Department r>:;~., COUNTY OF HAWAII 25 Aupuni Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 01-016), RS-10 to CN-10 Dr. Brenda Camaeho, TMI~: 2-4-23: 028 This is to confirm my discussion this date with Ms. Susan Gagorik of your staff regarding the subject matter. Please be informed that the applicant has no objections to having the subject property be considered for aResidential-Commercial Mixed Use (RCX-10) instead of the Neighborhood Commercial (CN) zoned district. We note that either of those zoning categories would allow the intended use (i.e., doctor's office). I-iowever, given the predominant single-family residential zoning in this area, the site and intended use may be more consistent with the purpose of the RCX zoning. As outlined in the Zoning Code, the RCX district "provides for the mixing of some small-scale service type commercial uses in a district that is primarily residential in character. The intent of this district is to allow a residential area to have certain convenience type of commercial uses so as to provide more of a neighborhood character to the residential area. " Accordingly, please consider this letter as a request on behalf of the applicant to formally amend its application from the requested CN-10 to RCX-10 district. Based on this request, as noted by your staff, the November 16 public hearing on the CN request will be withdrawn. The public hearing on the RCX-10 request would probably be held in December, This has been disc~~sed with and agreed upon by the applicant. Please feel free to contact this office if you have any questions. Thank you very much for your time and attention to this matter. incerel , IDNEY M. F Planning Consultant xc Dr. Brenda Camacho ~@iifi !e qq +yy~ ~idney~uke, Planning Consultant 100 Pauahi Street, Suite 212 -Hilo, Hawaii 96720 • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Subdivision • Land Use Permits • Environmental Reports November 2, 2001 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 25 Aupuni Street Hilo, HI 96720 Dear Mr. Yuen: Subjeet: Rezoning Regtaest (12E~ 01-016),125-10 to 1dCX-10 Dr. Brenda Carnacho 'I'1V1I~: 2-4-23: 02~ This is to confirm my discussion this date with Ms. Esther Imamura of your staff regarding the subject matter. In a letter dated October 31, 2001, I had requested that the subject application be amended to allow for a RCX instead of CN district. It is my understanding that the original request has been scheduled for a November 16 public hearing. On behalf of the applicant, we have no objection to having said hearing continued to enable the Commission's consideration of the amended (RCX) request. Please feel free to contact this office if you have any questions. Thank you very much for your time and attention to this matter. incere , ~ i DNEY M. FUKE Planning Consultant xc Br. Drend~ Carnakcho ~ `r ,r .~_ly.. ~ ie 1 ~l \ I~aJ ~ ~ ' ~Ial~I~I~TG AI®I~ N~RO~~TAL P®1~T" ~®R A. COIT~'I'Y ~®I~TII~G A1'I,IC~'I'I®I~T (IiS~10 t~ 12010) ~ D~ C~IVI~CHO WAIAI~~~, SOIJ'I'I~ III~~, ~I~.WAII Prepared Far: Dr. Brenda Cannacho Prepared ~y: Sidney M. Fuke, Planning Consultant ldoveen ber 2001 C~IJNTI( ~~1/IR®N'~~T~L REP®RT - _ C®IJ~RTI( R~~~I~1~ ~I~EST - RS-10 to [CN-10] `RCX-1~Q'_ ' ' ; ~R. ~~i~®A CAMACH® 91196~IAI'C~, S®UTH ~IIL~, ~IA~dAil t., _ . I. Ifi ~~®11C1`~~R4 `The applicant, Cr. Srenda Camacho, is requesting the rezoning of a parcel of land consisting of 13,633 square feet from Single-Family kesidential (l;'S-70) to 111eighborhood Commercial (0111-70) in the City of Hilo, Hawaii. Should the planning C~epartment determine that a [General Comrraercial (CG-70)] Residential-Commercial IViixed Use (RCX-10) designation would be more appropriate, the applicant has no objections to such a change. The subject site is located on the southeast or Puna side of IVlohouli Street, across of a physical therapy office/clinic. If successful, the applicant plans to convert the existing dwelling into her pediatrician's office and possibly a few associates. However, there is a possibility that a new structure may sail! be constructed on the site to replace the existing dwelling. !n that event, the structure would be single- story and have a residential scale to it, similar in concept to the applicant's building along Ponahawai Street. II. IPR~J~CT L®CATI~b~ As noted earlier, the subject site consists of 13,633 square feet and is identified by TIVIK: 2-~-23: 023. The site is located on the southeast or Puna side of Nlohouli Street, across of a physical therapy office/clinic. Nlauka of and adjacent to the therapy clinic is aState-operated care home. (figure 1) Situated on the site's mauka boundary is asingle-family residence. There is also a residence mauai of the site, across of a 30-foot wide government- owned right-of--way for the possible extension of Ululani Street. There is a vacant State-owned property to the rear or Puna-side of the site, foilowed by the Wailoa Canal. `There are churches and residences proximate to the site. The Higashi Hongwanji Church is located generaiiy across and mauka of the subject site. The Christ Lutheran Church, located at the end of lCapiolani Street, and the United Community Church, located at the corner of Mohouli and * ~cacketed it~ma to be deieted; aander~c®red items to be added - ~ 8C ~ - - ~ ~ - . ~ _ ~ ~ r 19 ~ yar,~ 19 - l r'~e-q _ T . _ ~ is ~ .~.~~al~"~3~ ~ ~ .r_. f-lila l~tematirm , ~ ~"fit ~ ~arfa~ ~ 1 1 fGene2l LYma yi g 4 ~qr 4 ;~'r`~a/1f';_ .'(~1e cent~wa I t^s ~ , Fta'~ h_~/a:l ~9 1 s i~ J1+L~tarli~i.=~a'"l'si=~` 4 - r ~ 1 > "~Afsd:-~1::a.:~.... rarpnls a o Z ~ RPMO ~ Iq ~ i a o' ~ ~ ~5' min Ke anad'~a I St p~ • ~ - ~ 7 3 ~ 6 ~ ~ ~.ro~~ ~ Sri ~va1 y~. I y I ~ I f ~ o ` ~v'U i-1~ ,F. ~?°r ~ ~ CJ~~~'~ ~ v y y ~ °1 ~ a1 I in ~ . ° ° 4I~ c., -w ~ ~ /2C ~ 8. . 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Iv1 I. u' lug ~ Is E Ka""edanl ~ ` Rd`e ~7 1 y _ I i ~ > Man~ra n C PI .Z G S Y.vh Kilr7f ~ ' ~ N <a # _ _ I s k~ ~ 0 4. ~o o, q -~Y. 01 ~ ~ N N fn I I ID Phial ~ qd 1 v0~au . 31~ ~ C ~1 - Ti~Nno i Ka N ~ i ` _ K~dear+ Loco ~ 3 o I . ,x.,,_.-, ~ I ~ ~ ie~~ a~ - ag _ _ ~ /'okar+o 2 YEI E. O~.y~ a g N ~Si ~:~I Sl ' , - i~ i~ HILO r~•-~ Dom. ~BI®]-D~~. C~NY~C~O ~ ~E.~ONING ~QU~EST laS-10 'I`O CN-10 r~ ~'l~I~: (3) ~-4-23:.2 J Kinoola Streets, is within a 500-foot radius of the subject site. There are more developed commercial uses proximate to this site, particularly along Kinoola Street and the lower portion of 11lfohouli Street. These include a furniture store, laundry and dry cleaning, convenience store, auto/lawn repair shop, and the like. There are also two schools within a 1,500 feet of the site (St. Joseph's and Chiefess Queen Kapiolani elementary School). III. PR~JC°T ~ESCRII~~'IQI~ A. I~r,~®'ect Q®nce~t and C®rr~ponea~ts The applicant, who is a pediatrician, presently practices in an office fronting Ponahawai Street, where only on-street parking is available. Because this Street is heavily traveled and there is no on-site parking, the site renders some measure of traffc safety concerns. The applicant would thus like an area where adequate on-site parking, including handicapped parking, can be provided. further, because- of the nature of her "clients" (infants and children), the applicant believes that a residential setting would also be good. In that light, the applicant believes that the subject site would be consistent with her objectives, while still fulflling the County's land use policies. if the request were approved, the applicant would relocate her office to the subject site. Present plans call for the existing single- family dwelling to be converted into a medical office for the applicant and possibly a few associates. Parking would also be provided on the site. (Isiig~are There is a possibility, however, that a new building would be constructed on the site. In tha# event, the structure would have a single-story and be residential in scale, similar in style to the applicant's building along Ponahawai Street. As much as possible, the existing landscaping would be retained. These include a lychee tree and a lawn to the rear of the site, as well as a lawn along the NBohouli side of the property. This is intended to further retain the residential flavor of the structure and use. 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 users and County's design review and related construction requirements. 2 _ -e--KOMOH~NA MOI-~~uL~ I\~~ ~ ~<IH'~Gl~r= ST~CC ~-r~~~T ~o_f5 - o. Ni I~~?c~~sc-c n I5' r OF=F1G~ U L ~=X15'rll~l~a 1 %~Wc~.LIN~ O Y of ~9. 0 ~ r ~ 1 ` % ~ ~ P,41'< ,'CI N I ~ ~ TA ~ `J ~ ~~~J"~ n ~ ?U p~_~~ I~. ~N®J~ ~ ~0 20 ~o :}o ~ o ~c~t~v IN F~~- I _ 1`he existing access along the proposed extension of tJlulani Sfireet would be used. Although there are a few commercial uses in the general area, the site is nonetheless bounded by residential uses on ~ of its ~ sides. As such, if needed, additional landscaping consistent with the County's Landscaping rule will be implemented adjacent to these properties to mitigate potential visual and noise impacts. P r®ject Tirraetable and C®st Should the request be approved, the applicant intends to finalize the renovation plans and begin construction within the next year. The estimated cost of this project is X75,000. Should the applicant elect to construct a new structure, the cost would be significantly higher. IV. f~STITII`TI~NAIP, C®IVSID~IIZATI®NS State Land flee The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of I-~lawaii can process the rezoning request. B. C®unty genera! ~8an The County General Plan Land Use Pattern Allocation Guide (LIJPAG) map, if scald, designates the site Medium Density. relative to the BVlediurn Density designation, the General Plan allows consideration for "VilBaga and neighborhood comrrrercial and residential and reBated functions (3-story con•?rraercia , residential - up to 35 units per acre." As such, the requested Cdr zoning would be consistent with this designation, and no General Plan amendment is necessary. it should be noted that the proposed revision to the General Plan recommends the extension of the high Density area to include the subject property. C. I~IIo C®ri~inunit~ bevel®ent Plan The Community development Plan (C®P) attempts to further define the General Plan and serves as a quids for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years 3 ago. A9though reviewed by the County Council, the C®P was never adopted. The CCP's Land Use Concept map identifies an RS-10 designation for this area. This designation suggests residential uses. Rlotwithstanding this inconsistency, however, it is acknowledged that the growth of t-iilo and its outlying areas like Puna have crude some of the planningassumptions of the C®~ obsolete. A~ updated C®P would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG rraap and policies. In the end, the General Plan 6s more critical, as the County Charter requires alB zone changes to be consistent with it. C®u~ty ~oninct The County zoning of the subject area is Single-family Residential (RS-1®). if the [Neighborhood Cornenercial (CN-1®)] l:esidential- Commercial l~lixed Use (I~CX-10) req-oast were approved, thae site would- be converted into asmall-scale, doctor's office building. Should that occur, all land use and development codes such as parking, landscaping, fire, ACA, and the like would be complied with. G. ~~ber Perrnittins~ C®nsiderati®rts The site is not located within the County Special IVlanagement Area (SMA). As such, no SiVIA Use Permit would be required. ~iowever, as noted earlier, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, and health clearances. V. I~l~~ll~t~~ll~~l~~TA~. C4~tSl~TI~NS A. ~eraera! ~escriPti®~ The 13,633 square foot site has an 80+-foot frontage along I~lohouli Street. The rectangularly-shaped site has a depth of 169+ feet. The only structure on the site is the single-family dwelling. As noted earlier, this structure will be renovated for the applicant's office. The site is fully unproved based on a residential use. There 4 is a lawn on the front and back portions of the situ. There are also lychee, plumeria, and other ornamental trees around the site. Climate, and T®®c~ra,ph~P 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 3~ years, the annual median rainfal4 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 1=ahrenheit. Wind patterns are generally tradewinds (easterly) during the day and westerly or mountain winds during the evenings. The site is fairly level. It is approximately at the 110-foot elevation level. Seing within a heavily urbanized area, the Land Study bureau Overall Master Productivity Rating does not have any classif~ca$ion for this site., L'skewise, the site is not classified under the Agriculture Lands- of Importance to the State of l~iawaii (ALISI°I} classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. The U. S. S®i6 C®nservation Service, however, has designated the soil type in this are to be of the ~Ceaukaha extremely rocky muck (rKFD) series. This soil type consists of wail-drained, think (less than 1 foot) organic soils overlying pahoehoe lava bedrock. Runoff 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 throug-hoot downtown hlilo. C. Natural 4~azards 1. drainage The US Corps of engineers' Mood Insurance Rate Map (~IF2M) designates the area of the proposed development to be in done 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. It should be noted, however, that the Waiioa Mood Control Drainage Canal is located generally to the rear of the site. s 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 approve! of the Department of Public Works. The depth of-these drywalls - if needed - wiBl be of sufficient depth to avoid potentially high groundwater table. 2. Tsunami Siazard As the site is situated over 1/2 mile from the ocean, ifi is located outside of the Civil ®efense's Tsunami evacuation Zone. Thus, there would be little or no threat from high waves. 3. V®Icanio and ~ar~h~uake ~lazards The United States Geological Survey (USGS) classif€es the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little 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 Isarthquake Zone 4, 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 des®urces Although there was no professional survey conducted of the faunal resources of the site, the appiicant does not believe that rare or endangered faunal resources are likely to be found within or proaeimate to the subject site. The site is not only within an urban area, it is in fact fully developed. Introduced bird species (such as dove, Japanese White eye, house finch, myna) are common in this area. ®omestic 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. 6 Fl®ra Res®urcas No commissioned flora survey was conducted of the site due in large measure to its past and current residentia! use. In addition to the lawn, other plant material observed on the site were lychee and plumeria trees. Given its past use, it is unlikely that the site would be a habitat for any listed threatened or endangered plant life. His#oriclCul#ural/Ar~hae®1®c~ical Res®urcas For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. the 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 the Planning department. f.;. Valued Cul#ural Res®urcas `the recent Hawaii State Supreme Court's "F'ASH" and "Ka f~a'akai ® Ka'Airaa"decisions require decision-makers to consider a project's im-pact to native Hawaiian gathering and fishing rights. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site and the impact of this project to these resources and practices. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and 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 plant species, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. there are also no known archaeological features ore remains on the subject property. used on the above, it does not appear that the project would have any potential adverse impacts relating to native Hawaiian cultural and historical resources and/or practices. H. mater and ~oaatal Res®urces The subject site is located over a 1/2 mile from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Seing anon-coasts! property, no coastal access will be affected. Should the present method of disposing wastewater (cesspool) not be sufficient, the applicant will consider a septic system. In either case, the system would be designed in accordance with Department of Health standards. further as noted earlier, prior to the installation or use of any drywalls on the site to address on-site drainage concerns, the! appropriate Ulf permit from the Sta#e will be taken. Oft that time, impacts to water and coastal resources will be csrefuify examined. I. IV®isseA fir ~uallty~and dust The existing background ambient noise levels is associated with the wind, foliag@, birds, and the like. This is relatively low, averaging less than ~b I~dn. Manmade noise in this area, however, is heavily influenced by traffic along Mohouli Street. e4lthough this project will introduce additional vehicular traffic #o this area, it will be very insigniflcsnt due to its size and type (office versus retail) of use. Thus, any traffic increase should result in a noise increase of Less than b5 !-dn, which is within acceptable levels within an urban environment. The short-term noise impacts will be associated with the construction of the- project. °fhese will be temporary. I° urther, all applicable State rules governing construction noise abatement will be observed. The applicant also intends to not allow noise- generating construction activity to occur during the weekends and early morning and late evening hours. The proposed development should not generate any direct air ug,-..al.~ impacts. ~4s the project itself is not expected to have uses that generate adverse air pollutants, the only discernible air quality 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 significant. This is due in part to s the higher SPA standards for automobile air omissions and the prevailing tradewinds. All of the required parking area within the project site will be paved with an all-weather, dust free surface. Landscaping will also bo roquirod as part of the Plan Approval requirement. As s-uch, with the exception of minimal construction dust in the beginning, long Corm dust generated by the project should be insignificant. J. Scor~iic and ~iis~al! C®rasicterati®ras In the I!latcrral beauty element of the Genera! Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. ~lowever, Mauna Kea and Mauna Loa Mountasns are listed as scenic resources. `The proposed development would not have any visual impacts on either of those mountains, particularly from Mohouli Street. The location of the site is s-uch that there will bo no interruptions to these views. I`urther, the structure ~noili essentially be no different than what presently exists on the site. Thus, there should be IittBe, if any, visual impacts resulting from this project. VI. ~~~IAl. ANA l~L~T~~ C~NS6~~l~~TIONS r~. burr®undin~ La~~ Uses Tho land uses in the immediate area are generally residential in nature. Ther€; are churches and single-family residences. There is also agovernment-operated taro facility as well as a physical therapy offices. Tho design of these structures is residential in size and scale. That is also the objective of the applicant. As such, while the requested use would bo consistent with the design and scale of the immediate area, the use (doctor's office) 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 bo taken into account. 9 ~+~®n®rnic Facts The 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, there will possibly be a few long- term employment opportunities. More space will be available to accommodate another similar physician as well as the related support staff needed by the applicant (which is presently unavailable at her current site.) The subject property is located proximate to commercial areas, including Downtown Hilo, the 6Caiko'o Mall area, and the University. It can thus be competitive with those areas. commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. ,~s the assessed valuation of tF~e 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 #or a certain period of time. C. ~~racult~arat lmpac~ The site is and has not been used for intensive agricultural activities. The site has been used as a residence for over 5~ years. The surrounding area is also heavily urbanized. Even the State ~4LISl~'s mapping system does not classify this site. Accordingly, the potential com~aercial agriculturaB value of the site -aside from limited domestic purposes - is minute, if at all. VII. IN~~ASTRl3CTl3Al! CNSI®i~~aT=£~INS 4. ~®a~ ,access to the project would be from the proposed extension of Ululani Street, This right-of way is 30-feet wide and is graveled. The applicant intends to pave this portion to a width of at least 18 feet to allow for reasonable passage of two (2) vehicles. It should be noted that given the proximity of Ululani Street to other parallel streets and the intervening Wailoa Mood Control Drainage io canal, it does not appear that this extension will function as a through street. Further, neither the County General Plan facilities map nor the County honing map designates this portion of lJlulani Street as a "street°'. accordingly, this right-of--way essentially serves as a driveway to three (3) lots -the two (2) lots (including the subject lot) fronfring this right-of--way and a 2.35 acre State-owned lot at the end of the right- of-way. The lot also directly fronts Mohouli Street. `This Street has aright- of-way of sixty (60) feet, with at (east a 20-foot wide pavement. There are also improved 3+ foot wide shoulders on both sides of this Street. Gn-street parking is not allowed on both sides o~f the street in this area. ~Uater `The County water line fronts IVlohouli Street and currently services the site. It is anticipated that the existing 5/8-inch meter would be sufficient for the proposed office use. C. was#ewater ~Ithough a cesspool was used for the single-family dwelling, the applicant intends to install a septic tank system for the project. D. ®liid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at fibs county landfill in Hilo and eventually at Puuanahulu, North 14ona. Typically, a project of this nature should generate equal to or less than a typical residence. All medically- related material will be disposed in a manner consistent with State and Federal disposal requirements. ,Although the applicant does not believe one is needed, If required, a Solid Waste ~6lanagement Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. ~#her ~®vernmenti Serviices As this area is already part of the City of Hilo urban area, it is already being serviced. lVo extension of government services would be required, and existing facilities should be sufficient to accommodate fibs limited demand expected from this project ii .>4t Fast fibres (3) County Fire Stations and Emergency I!lledical 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 a county park, and public and private schools within 1,000 feet of the site. The Hilo Hospital is located, approximately 3 miles from the site. This hospital is one of five licensed hospitals on the island. F. ~tlaer l~tilities ell other utilities such as telephone and electrical services are available to the site. VIII. III~AC~ SIGf~iEICANCE ANALYSIS I~elati®nsl~i~ etweer~ Local SIt®~-~ferm l6ses ®f ~~vir®r~r~ent aid lar~~arsce and ~rahancerraerrt ®f L~ng-°fer l~r~~~clivi#y 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. Where will be direct and indirect economic benefits - albeit small -resulting from the constructson and implementation of this project. I :elatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. 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. Irreversible ar~~f lrra#rievable Cor~rr6itr~ent of Res®urces The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not 12 appear to bean issue. fihe likelihood of finding archaeologica! features on the site is remote, due to the past development of the site. I"urther, any unanticipated finds will be properly mitigated upon consultation with appropriate government agencies. C. litigative Measures 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. fihe applicant will improve the driveway access from the Ululani Street extension. Likewise, the applicant, if required, is prepared to make on-site drainage improvements to accommodate the planned parking area as well as upgrading the wastewater system. All of these, if required, ~nrill be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for finding archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning f3epartment wilB be notified. If required, additional landscaping will also be incorporated within fihe project site, as well as along the boundaries adjacent to e neighboring residences. fihe landscaping would be consistent with the Planning U~partment's landscaping rules. fihere 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. D. ,~Iternatiyes to the Pr®~osed P`r®~ect 1. ~o Pr~~ect 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 that services the community while keeping the residential flavor of the immediate neighborhood. 2. ~evel~~n~er~t used ~ti I~~-10 ~~nin~ Under this alternative, the land would not be able to be furthee subdivided, as it would not meet the minimum t~xea 13 , 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 traveled Allohouli 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 residential densities The site could be developed for high residential density uses and that would be consistent with the General Plan. Again, having residential uses adjacent to a major street, particularly from a noise and dust perspective may not be desirable. ~valuatton Alternatives heaving the property in its current undeveloped state would not maximise 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 cost (particularly wastewater system) 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, particularly in light of the proposed use (doctor's office) and the residential- scale and design of the building. 1=urther, additional m4tigative measures such as landscaping and so forth wilt 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 General Plan t_l}PAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested [CN-10] I~CX-10 coning alternative. 14 IX. ~~Gl1L~aTG~Y ~~~LYSIS Gers-era! Pia LUPAG Mai T'he Genera! Plan provides for the long-range comprehensive development of the island of ~Bawaii. It provides direction for balanced growth in the County. The LUPAG map designates the site Medium tensity, a designation that allows the requested [CN-90j RCX-10 ~onir~g. ,accordingly, this request would not be inconsistent with the LUP~G map. Genera! Plaa~ I~®licaes The requested zoning would be consistent with the goals, pofacies, and standards of the economic and Land Use dements of the General Plan. Specifically, the more pertinent ones foBlow: 1. c®n®miic ~lierrten~ 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 laawaii. • The County of I•-lawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. ~olicles • The County shall provide an economic environment that allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. 15 • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The 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 fibs residents of the County. ~iscussiion The request would provide opportunities for a doctor's office to establish itself in an area that is serviced by a good transportation system. ~elatediy, all required infrastructure is there or, if not andAor needed, will be provided by the applicant without taxing government's servicing ability. further, the area is located proximate to residential ar:d business areas, making the site accessible also by foot traffic. There are schools, fibs University, commercial uses, and residential uses ail v?aithin the immediate-area. because of the type of use (offce) and its email-scaled nature, she requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. hand Use Klement (Cornr~erclal) Goals • Provide for commercial developments that maximize convenience to its users. • provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. ,~®IicAes • 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 16 intensive uses should be in concert with a localised 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. • The 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 developments shall provide for adequate interne! circulation amongst commercial faclities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • preference shall be given to commercial lands with a reasonably level topography. ~iscussi®n As the City of l°iilo and its surrounding area continue to grovte, there wiil be a need for more office space. hiowever, not all type of offce area needs to be in large structures. `They can be within smaller structures, particularly where an area is in transition from residential to commercial. And this is the case here. From a visual and infrastructural perspective, the proposed use would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the (3enerai Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended andlor provided by the applicant. The County water line is already available to the subject site. The applicant will install a new septic system, and that would be an improvement over the existing cesspool system. 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 FI~A01 map. Further, 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 archaeological 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. C. l~il® ~®mrnunltyy t3evel®~me~t Plan As noted earlier, the Milo CQP 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. D. ~®nin If the request is approved, the existing. dwelling would be demolished and aresidential-scaled building to accommodate a doctor's office would be constructed. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. IVo variances from the Code are anticipated. is § 25-5-33 HAWAII COUNTY CODE Section 25-5-33. Height li~xait. (a) In areas in the County Qutside of the City of Milo, the height limit in the RM district shall be forty-five feet. (b) In the City of Milo, the Height limit in the RM district shall be one hundred twenty feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999. ) Section 25-5-34. Minimtaraa building site area. 'The minimum building site irt, the RM district shall be seven thousand five hundred square feet. (1996, Ord. No. 96-160, sec. 2; rati~ed April 6, 1999.) Section 25-5-35. 1l~Iinimaarr? boil ing site average width. Each building site in the RM das shall have a minimum average width of sixty feet. (1996, Ord. No. 96-160, sec. 2; ratified ril 6, 1999.) Section 25-5-36. lViinierauan yards. Minimum yards in the RM district shat be as follows: (1) Eront and rear yards, twenty feet; d (2) Side yards, eight feet for aone-story 'lding, plus an additional two feet for each additional story. (1996, Ord. No. 96- l 60, sec. 2; ratified April 6, 99.) Section 25-5-37. Landscaping. Landscaping shall be provided on a minimum o twenty percent of the total land area of any building site in the RM district. Parking areas shall not be inclu ed within the area required for landscaping on any building site. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-3g. ®tlaer regulations. (a) There may be more than one main building on any builds g site in the RM district. (b) Distance between main buildings on the same building site i the RM district shall be at least fiReen feet. (c) Plan approval shall be required for all new buildings and ditions to existing buildings in the Rl~d district. (d) Exceptions to the regulations for the RM district regarding he ts, building site areas, building site average widths and yards, may be approved by the director wi a planned unit development. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Division 4. 3eC~C, ~2esidential-Comrraercial Mixed Use Districts. Section 25-5-40. )E'aarpose and applicability. The RCX (residential-commercial mixed use) district provides for the mixing of some small-scale service type commercial uses in a district that is primarily residential in character. The intent of this district is to allow a residential area to have certain convenience type of commercial uses so as to provide more of a neighborhood character to the residential area. (1996, Ord. No. 96-160, sec. 2; ratifed April 6, 1999.) Section 25-5-41. Designation and density of )l2C7~ districts. (a) Each RCX (residential-commercial mixed use) district shall be designated on the zoning map by the symbol "RCX" followed by a number which indicates the required land area, in thousands of square feet for each dwelling unit, or for each separate rentable unit in the case of boarding, rooming, or lodging houses, fraternity or sorority houses, or for each commercial unit. (Hawaii County 7-1-00) ~ ' . § 25-5-43 HAWAII COUNTY CODE Section 25-5-43. I~eight limit. The height limit in the RCX district shall be forty-five feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999. ) Section 25-5-44. Minimum building site area. The minimum building site area in the RCX district shall be seven thousand five hundred square feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-45. Minimum building site average width. Each building site in the RCX district shall have a minimum average width of sixty feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-45. Minimum yards. Minimum yards in the RCX dis~ict shall be as follows: (1) 1~ront and rear yards: twenty feet; and (2) Side yards, eight feet for aone-story building, plus an additional two feet for each additional story. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-47. Landscaping. Landscaping shall be provided on a minimum of twenty percent of the total land area of any building site in the RCX district. Parking areas shall not be included within the area required for landscaping on any building site. (1996, Ord No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-~48. Cotrarr'ercial use restrictions. (a) Where commercial uses are integrated with residential uses in the RCX district, pedestrian access to the dwelling shall be independent from other uses and shall be designed to enhance privacy for residents. (b) No floor of any building in the RCX district shall be used for both dwelling and commercial purposes. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-49. ®ther regulations. (a) There may be more than one main building on any building site in the RCX district. (b) Distance between main buildings on the same building site in the RCX district shall be at least fifteen feet. (c) Plan approval shall be required for all new buildings and additions to existing buildings in the RCX district. (d) Exceptions to the regulations for the RCX district regarding heights, building site areas, building site average widths and yards, may be approved by the duector within a planned unit development. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Division 5. Residential and agricultural Districts. Section 25-5-50. Purpose and applica ' 'ty. The RA (residential and agricultural) district ovides for activities or uses characterized by low density residential lots in rural areas where "city-like" concen 'ons of people, structures, streets, and urban level of services are absent,. and where small farms are intermixe ith low density residential lots. The RA district is intended to be only within areas designated as being in the fate land use rural or urban districts. (1996. Ord. No. 96-160, sec. 2; ratified and amended April 6, 19 ci-ta.~v, c~~n~y. ~-;-oo~ 25-62 § 25-5-102 HAWAII COLJN'TY CODE (4) Boarding facilities, rooming, or lodging houses, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (5) Business services. (6) Cemeteries and mausoleums, as permitted under chapter 6, article 1 of this Code. (7) Churches, temples and synagogues. (8) Community buildings, as permitted under section 25-4-11. (9) Convenience stores. (10) Crop production. (11) Day care centers. (12) Dwellings, double-family or duplex, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (13) Dwellings, multiple-family, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (14) Dwellings, single-farn.ily. (15) Family child care homes. (16) Farmers markets. When the vending activity in a farmers market involves more than just the sale of local fresh and/or raw produce, plant life, fish and local homegrown and hornemade products for more than two days a week, the director, at the time of plan approval, shall restrict the hours of use, maintenance and operations and may require improvements as determined appropriate to ensure its compatibility with the existing character of the surrounding area. (17) Financial institutions. (18) Group living facilities. (19) 1-Iome occupations, as permitted under section 25-4-13. (20) Medical clinics. (21) Meeting facilities. (22) Model homes, as permitted under section 25-4-8. f/ (23) Mortuaries. (24) Museums. (25) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar neighborhood recreational areas and uses. (26) Offices. (27) Personal services. r/ (28) Photography studios. (29) Public- uses and structures, as permitted under section 25-4-11. ? (30) Repair establishments, minor. (31) Restaurants. (32) Retail establishments. (33) Schools. (34) Telecommunication antennas, as permitted under section 25-4-12. ? (35) Theaters. (36) Utility substations as permitted under Section 25-4-11. (b) In addition to those uses permitted under subsection (a) above, the following uses may be permitted in the CN district, provided that a use permit is issued for each use: (1) Crematoriums. (c) Buildings and uses normally considered directly accessory to the uses permitted in this section shall also be permitted: in the CN district. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) (Hawaii coUO~}. ~_~-oo> 25-76 _ _ ZONING § 25-5-103 Section 25-5-103. d~eight limit. The height limit in the CN district shall be forty feet. (1996, Ord. No. 96-160, sec. 2; ratifed April 6, 1999.) Section 25-5-104. Minimum building site area. The minimum building site area in the CN district shall be seven thousand five hundred square feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-105. Minimum building site average width. Each building site in the CN district shall have a minimum average width of sixty feet. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Section 25-5-106. Minimum yards. The minimum yards in the CN district shall be as follows: (1) )ti-runt and rear yards, fsfteen feet; and (2) Side yards, none, except where the adjoining building site is in an RS, RD, RM, RCX or V district. Where the side yard adjoins the side yard of a building site in an RS, RIB, RM, RCX or V district, there shall be a side yard which conforms to the side yard requirements for dwelling use of the adjoining district. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) Bastion 25-510°7. Laneiscaping of yards. (a) All front yards in the CN district shall be landscaped, except for necessary access drives and walkways. (b) were any required side or rear yard ira the CN district adjoins a building site in an RS, RD, RM or RCX district, the side or rear yard shall be landscaped with a_screening hedge not less than forty-two inches in height, within fve feet of the property lane, except for necessary drives and walkways. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999. ) Section 25-§-IOS. ®ther regulations. (a) In conjunction with plan approval, the director may require the construction of a continuous save overhanging the front property line iga the CN district. The director may also require that the save be of similar height and design in any one block of the CN district. (b) Plan approval shall be required for all new structures and, additions to existing structures in the CN district. (c) Exceptions to the regulations for the CN district regarding heights, building site areas, building site average widths and yards, gassy be approved by the director within a planned unit development. (1996, Ord. Ne. 96-160, sec. 2; ratified April 6, 1999.) Division,,ll. CG, General Commercial Districts. Section 25-5-110. Paarpose and applica ' 'ty. (a) The CG (general commercial) district applie an area suitable for commercial uses and services on a broad basis to serve as the central shopping or p ~ cipal downtown area for a city or a region. (b) No CG district slsall be established until there is a onstrated need for such action and no two CG districts shall be established in such relationship to each o that they cannot act as one center and yet are too close together to serve two distinct regions. (1996, Ord. No. 96-160, sec. 2; ratified April 6, 1999.) 25'77 (Hawaii Couocy 7-1-00' JN?Y:UF ~'?fL Edward ~umatay ~.1u, ; Harry Kim Fire Chief Maynr „ems-.: 9tF oF•Np,.Np i C~~~xxt~~ ~x£~~xt`t FI~2~ D~PART1il~~i~T° 80 Paua6f Street • Suite 101 • Hilo, Hawaii 96720 ~ (808)961-8297 • Fax (808)961-8296 September 21, 2001 To: Christopher J. Yuen, Planning Director From: Edward Bumatay, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 01-016) APPLICANT: DR. BRENDA CAMACHO REQUEST: SINGLE-FAMILY RESIDENTIAL (RS-10) TO NEIGHBORHOOD COMMERCIAL (CN-10) TAX MAP KEY: 2-4-023:028 Water supply shall be in accordance with UFC 10.301: "Sec. ].0.30].. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Speciai Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do - not apply. ~~~.u coG 4s yam; ? ~ ;j To: Christopher J. Yuen, Planning Director Page 2 September 21, 2001 "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. " (d) ~°ire Hydraxat Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. " (e) Tianinc,~ of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall be subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." EDW BUI~ATAY Fire Chief EB/mo ~Idt1~y~U~E, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Planning • Variance • Zoning X Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Sut~ivision • Land Use Permits • Environmental Reports October 5, 2001 Mr. Christopher Yuen, Director Planning Department COUNT~t' OF HAWAII 25 Aupuni Street _~1 Hilo, HI 96720 . , Dear Mr. Yuen: fV Sub'ect: iZez®aaiaa Re oast - Dr. Brenda Camacho 01-016 Y3ilo, ~a®vaiig T16~%K: 2-4-23: 02~ Thank you for providing me with a copy of the Fire Department's comments regarding the subject matter. Please be informed that the applicant intends to have the structure designed to comply with the County's Fire Code. The contractor will also be instructed to adhere to fire and related requirements during the construction phase of this project. Furthermore, the applicant does not intend, aside from medically-related (such as syringe) to store any hazardous: material on the property. If there are, the material will be disposed off irz compliance with appropriate requirements. I trust that the aforementioned adequately responds to the comments. If not or if there are further comments on this matter, please feel free to contact me. Thank you very much. ' cerely, UV v ` SIDNEY M. FUKE Planning Consultant cc Fire Department Dr. Brenda Camacho w/ enclosure SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 • F9ilo, Hawaii 96720 • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Subdiasion • land Use Permits October 31;'001; F • Environmental Reports 1F F,. Mr. Christopher Yuen, Director L`J , i. Planning. Department , . COUNTY O~ HAWAII 25 Aupuni Street Hilo, I°II 96720 Dear Mr. Yuen: Subject: fez®ning Request (R~~ 01-016), ~5-10 to CN-10 Dr. Brenda Ca~aclh~o, ~'F~dK: 2-4-23: 0213 This is in regards to the Department of Rnvironmental Management, Wastewater Division's comments regarding the subject matter. The applicant agrees with the goal of having all systems linked to the County's system. In this particular situation, however, the applicant maintains that the cost to extend the line as well as the nature of the project does not reasonably justify such a requirement. The approximate distance of the nearest sewer line (Kinoole Street) to the subject property is about 600 feet. Based on an estimated cost of $200 to $300 per lines! foot, it would cost the applicant between $120;000 to $180,000. Although there is a rebate program for a period of up to ten (10) years, the rebate in no way would come close to a "proportionate" share of the applicant's initial cost. Notwithstanding the issue of cost, the nature of the project itself (doctor's office) does not generate a significant amount of wastewater. It is anticipated that the demand would be .comparable to asingle-family residence, or essentially no different than the current use of the property. Resides, the applicant plans to upgrade the wastewater system by replacing the existing cesspool with a septic system. Rased on the above, the applicant respectfully requests that there be no requirement to extend the public sewer system t© the subject property. If the line were to be extended, the applicant believes that the burden should be home or shared equally by all affected property owners. Please feel free to contact this office if you have any questions. fihank you very much for your time and attention to this matter. 'nc~rely, S DN M. DUKE Planning Consultant xc Dr. Brenda Camacho Mr. Peter Boucher, DEM ~r rfi D~P~R°~IV9~NT ®F PUBLIC W®RKS COUNTY OF HAWAII HILO, HAWAII DATE: November 29, 2001 TO: Christopher J. Yuen, Planning Director i PROM: Department of Public Works SU~JEC7°: CHANGE ®1= ~®NE AI~R~IC~4TION (RED 01-016) ~.-._1 Applicant: Dr. Brenda Camacho ~ Request: RS-10 to RCX-10 - TMK: 2-4-23: 028 We have reviewed the subject application forwarded by your memo dated November 6, 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. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting with the approval of the DPW. The applicant shall be informed that if they include dry wells in the subject development, an Underground Injection Control (UIC) permit may be required from the Department of Health, State of Hawaii. Any earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 5. The applicant shall provide full improvements to the entire frontage along Mohouli Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities, meeting with the approval of the DPW. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. KG f t; , 12/13/2001 12:03 FAX 981 885° DEPT WATER SLPPPLY M/0 PLANNING (~j001 5~~, YV F'K ; ~ h ~E8. ~ ~ ~B~~S'i~~i~a~~~ 6.d d"" YBP~~ ~i~~~~~ ~ C®~N~Y i~i7'i1606"iII p o ~~T~^ 345 KEKUANAOA STREET, SUITE 20 • HIlO. HAWAII 96720 ~ rye~,wi°~~ I 41' TELEaHONE feoe) 961-8050 -FAX (808! 961-8657 i;7ecember ).3, 2001 . PBi94 !t® Fax !Votes 7671 1 ~ 0 ¢ Pa9 ~ 'TO: NIr. Christopher J. Yuen, plaaexaitflg Director co.lOepL (71 G1?Y14ti ~ ces. Plaflarliaa~ Departaarent Pnoe~®: ~ I _ 8 ~n~ ~ ~ ~ p , ' 0 O FROM: 1blilton Pavao A+tana er a LLD r r ~ "1.~~ x 61 - e ~ fi Z3 efi S C~: C]€1E~~ C3~ 2e~I*~ ~~'EI~~~®PT Ol<-®X6} IV.F 1Y: 2-4»023:028 ~ _ f , We have reviewed the subject request avod our coaattraents and r'equireanents follow. ~ 1`lae saabject peel has water service frown tfie Depar~ent through a 518~IBach meter. used on the.:evai)6ttg water sitaxation as the area, additional water can be !Wade available fr®in an eltistizsg 6-inch waterer a4ora,~==> Ndoh®uli Street; which faoa~ats the property, with a connectiota size subject to review and approval deg the' constraactioa~a drsigra phase of the prasposed developanent. If the applicant's us® is similar to the currc use ~a't their Poaaahawai Street locations, the 5/8~irach meter will be adequate _ _ ~'he applicant should consult with the Pire I?epartaraent for stay fire protection requireniaents. Lastly, slsould the chag>!ge of zone request be grented, then the applicant must furnish proof that there is a departnnentally approved backt7ow preventer (reduced pressure type) on the saabject property feast ~ the treater. ~f they do not have a backflow preveaate<r, theta they aneast have one installed by a licensed contractor, `t'he anstallatioee and ~sssembly of the backflow prCVe;nt~r naea3t be inspected and approved by the I3epartes~ent. `Thls ahl~ll be done bdf~re the existing builsiing is put to the propos~i use. The backfflow pgeveaater shall operated and maintaiated by the customer. A copy of Dear baclc#]owi preve:nter handout as being fot~varded to the applice~4 'to help therar understand this requiremento if you or the applicant have any questions, please contact our Water Resources and plaeaning Branch at 961-8070, extensiorPa 1. S' cerely yours, , Nlil n D. Pavao, P.E. 1~ agar I~CM: jkli copy - (wlane-) I3r. Breratla Canaacho 1Vir. Sidtaey puke 1Vir. jVdichael 9Vataxaabe, ~'ater Quali Assuresace and Control Er>3arch _ _ _ _