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HomeMy WebLinkAboutCOM 0525.000 2000-2002Harry Kim Mayor Dixie <aetsu 3fianaging Director [0 2 FL _3 ? J.PetiWi. Notmi, Deputy Mavaging Director County of Hawaii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakiri Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 February 15, 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 ?tin; :.A-Pplic nor.. MEZ 01-01.S} ' p' 1c nt 3I tncl 1 LLP 10 to Change of Zone Application (REZ 0 1 -0 19) Applicant: Dr. Curtis Lee Request: RS -10 to CG -20 Tax Map Key: 2-2-22:5 Proposed Street Names - Pacific Heights, Increment IV Tax Map Key: 2-4-66:56 (SUB 6458) Street Names - Waipiele Street, Hikiaupea Street and Hikiaupea Place Hawi Mutual Self Help Subdivision Tax Map Key: 5-5-014 (SUB 7165) Street Name - North and _Qu1LKQhaja As required by Chapter 4, Sec. 6-4.3(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. Sin rely, Harry Kim Mayor Enclosures cc: Planning Department Harry Kim Mayor County of Hawaii PLANNING COMMISSI®N 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 01-018) Applicant: Branclek, LLP Request: RS -10 to CG -20 Tax Man Key: 2-2-22;6 The Planning Commission, after a duly held public hearing on January 18, 2002, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 20,640 square feet of land from Single Family Residential (RS -10) to General Commercial (CG -20). The property is located on the north (Hamakua) side of Kamana Street, between Kinoole Street and Kilauea Street, approximately 236 feet east from the Kamana Street- Kinoole Street intersection, Waiakea House Lots 2nd Series, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: Branclek, LLP is requesting a change of zone from Single Family Residential (RS -10) to General -Commercial (CG -20) for approximately 20,640 square feet of land. The applicant proposes to convert the existing dwelling into an accounting office. There is a paved parking area with four parking stalls in the front portion of the lot. The rear of the property is cleared and graveled. 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 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 General Commercial (CG -20) 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: • 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. • Provide for commercial developments that maximize convenience to users. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. 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. NOW—RIVA 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 growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non -urban form for areas within the County. The subject property is designated High Density Urban. This designation allows for commercial, multiple residential and related services (general and office commercial; multiple residential — up to 87 units per acre). Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 Approval of the CG zoning request would allow for uses that are consistent with the High Density form depicted on the LUPAG Map. It should be noted that the County is currently conducting a comprehensive review update to the General Plan; however, there are no proposed amendments to the LUPAG Map for this area. The property has been developed with a single-family dwelling which is vacant. The front portion of the lawn has been paved and converted to a parking area. The applicant proposes to landscape the property in compliance with the Planning Department's Rule No. 17, regarding landscaping. The applicant proposes to renovate the existing dwelling as an accounting office, which would not substantially change the property. Surrounding lands are zoned Single Family Residential (RS -10). There are dwellings adjacent on either side of the subject property. However, a change of zone application has been filed for the adjacent property to the east for Dr. Curtis Lee, in order to establish a doctor's office. The establishment of the CG zoning, and in this particular situation, the establishment of an accounting 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 CG -20 would be appropriate. All utilities and services are available to the site. The primary access to the property is from Kamana Street, which is a County road with a 60 -foot paved right-of- way, approximately 20 -foot wide pavement and 7 -foot wide paved shoulders. Although there are rolled curbs fronting the subject property, there are no curb, gutter or sidewalk improvements along Kamana Street. The Department of Public Works (DPW) has recommended that the applicant provide full improvements to the entire frontage along Kamana 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 his accountant's business, and that there are no curb, gutter, or sidewalk 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 commercial structure, full roadway frontage improvements shall be required prior to the issuance of a certificate of occupancy. The applicant intends to utilize the existing sewer lateral serving the property. Although water is available to the subject property through a 5/8 - inch meter, additional water can be made available from an existing 6 -inch waterline Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 along Kamana Street, with a connection size subject to review and approval by the Department of Water Supply during the construction design phase of the proposed development. 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 Street and Fire services are available from the Hilo station along Kinoole Street, 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) 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. Eased on the above findings, approval of the Change of Zone request from Single Family Residential (RS -10) to the General -Commercial (CG -20) 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 Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 We are enclosing a copy of the staff background for your information. Sincerely, Aeraldine M. Giffin, Chairman Planning Commission Lbranclek02PC Enclosures cc: Mr. Sidney Puke Branclek, LLP Department of Public Works Department of Water Supply Brian Minaai, Director/DOT-Highways, Honolulu BBrancl ekrersskg-1 / 10/02 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT BRANCLEK, LLP CHANGE OF ZONE APPLICATION REZ 01-0181 BItANCLEK, LLP (REZ 01-18) has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS -10) to General -Commercial (CG -20) for approximately 20,640 square feet of land. The property is located on the north (Hamakua) side of Kamana Street, between Kinoole Street and Kilauea Street, approximately 236 feet east from the Kamana Street-Kinoole Street intersection, Waiakea House Lots 2nd Series, South Hilo, Hawaii, TMK: 2-2-22:06. GENERAL INTIMATION 1. Land Ownership: Lynn Koshiyama, Keith Shimizu and Brandon Shimizu are the fee owners of the subject property. PROP SED DEVELOPMENT 2. Request: The applicant is proposing to change the existing district classification from Single Family Residential (RS -10) to General -Commercial (CG -20) for approximately 20,640 square feet of land in order to convert the existing dwelling into an accountant office. 3. Supportive Infor>1>:aation: The applicant has submitted the following in support of the request: (See Exhibit A — Change of Zone Application) STATE AND COUNTY PLANS 4. State Land Use District: Urban. 5. Coastal Zone Management, IIRS 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 a mile from the nearest coastline. However, it should be pointed out that the entire island lies within the Coastal Zone Management Area. 6. General Plan Consistency: Economic and Land Use Elements goals, policies and courses of action. 7. GP LUPAG Map: High Density Urban. This designation allows for commercial, multiple residential and related services (general and office commercial; multiple residential — up to 87 units per acre). The High Density Urban designation in this area is bounded by Kinoole, Lanikaula and Mililani Streets. As such, the requested CG 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, however, there are no proposed amendments to the LUPAG Map for this area. 8. County Zoning: Single Family Residential (RS -10). 9. SMA: The property is not situated within the Special Management Area and is over a mile from the nearest coastline. 10. Hilo Community Development Plan: Adopted in 1975, the Land Use Concept Map reflects the subject property as RM -4 (Multiple -family residential 10 units/acre). DESCI2�.P'I'I®101 OF SU�.TE�'I' PI��3.��3'Y AND SUI�OUNDING AREA 11. Property: The subject property is located on Kamana Street. It is rectangular -shaped and developed with a single-family dwelling. There is a paved parking area in the front and a graveled area to the rear of the property. There is newly planted landscaping along the borders of the property. There are rolled curbs fronting the subject property; and there are no curb, gutter, or sidewalk improvements along Kamana Street. 12. Surrounding Zoning/Land Uses: The immediate adjacent parcels to the east and west are zoned RS -10. However, a change of zone application has been filed for the adjacent property to the east for Dr. Curtis Lee in order to establish a doctor's office. To the north and rear of the parcel is TMK: 2-2-22:13 which is zoned CG -20 and the site of Hawaii Electronics. Surrounding properties are also zoned RS -10 and in single-family dwelling uses and intermixed with Commercial (CG -20) zoned lots. There are two Double Residential (RD -3.75) zoned parcels approximately 86 feet east of the subject property, that are being used as dwellings. The subject parcel is also within a half block of the Hilo Shopping Center, where there is existing commercial activity. In the immediate vicinity, change of zones were approved for the following lots: -2- A. TMK: 2-2-23:12 - Ordinance No. 97-13, effective February 20, 1997 for John and Linda Tolmie from RS -10 to CG -20 for a 21,164 square foot property in order to construct a 4,000 square foot office/retail building. The property is presently vacant. B. TMK: 2-2-22:11 - Ordinance No. 94-61, effective June 8, 1994 for 91 Lanihuli Street Partners from RS -10 to CG -20 for a 20,314 square foot property. Approved originally as Use Permit No. 30, which allowed the construction of a one-story dental building to accommodate three dentists. The applicant applied for a change of zone to allow for greater flexibility in future uses of the subject property. This is presently the site of dental offices for Dr. D. Sagawa, Dr. K. Sagawa, Dr. B. Miyashiro and Dr. M. Fujiuchi. C. TMK: 2-2-22:13 — Ordinance No. 87-119, effective November 30, 1987 for Ronald Shinno from RS -10 to CG -20 for a 20,640 square foot property in order to construct a one story commercial building. This is presently the site of Electronics Hawaii. D. TMK: 2-2-22:15 — Ordinance No. 497, effective December 13, 1979 for Roy Nakamoto, etal from RD -3.75 to CG -20 for a 41,203 square foot parcel in order to establish a law office. This is presently the site of a medical office for Dr. G. Ludwig. 13. FIRM: Zone X, an area determined to be outside the 500 -year flood plain. 14. Flora/Fauna Resources: Due to the fact that the subject property has been previously cleared and developed with a dwelling, the applicant does not believe that there are rare or endangered plants or animals in the vicinity. 15. Archaeological Resources: It is not anticipated that there are any historical, cultural or archaeological features on the site since the property has been developed. 16. Public Access: There is no public access to the mountains or the shoreline that run through the property. 17. 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. -3- PUBLIC UMITIES AND SERVICES 18. Access: Access to the property is from Kamana Street which is located between Kinoole Street and Kilauea Street. It is a paved county roadway with a 60 -foot right of way, approximately 20 -foot wide pavement and 7 foot -wide paved shoulders. There are no existing curb, gutter and sidewalks in the area, however, there are rolled curbs along the north side of Kamana Street, which includes the subject property frontage. 19. Water: Although water is available through an existing 5/8 -inch meter, additional seater can be made available from an existing 6 -inch waterline along Kamana Street, with a connection size subject to review and approval during the construction design phase of the proposed development. The Department of Water Supply requires that a backflow preventer be installed that meets with their approval. 20. Seaver Line: There is an existing sewer lateral serving the property, which the applicant will continue to utilize. 21. 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. AGENCI S' COMMENTS 22. Police Department (November 5, 2001 Memo): "Staff has reviewed the above -referenced application and has no comments or objections to offer at this time." 23. Fire Department (October 15, 2001 Memo): "We have no comments regarding the above -referenced Change of Zone Application." 24. Deal Property Tax Office (October 11, 2001 Memo): "There are no comments at this time. "Current Real Property taxes are paid through December 31, 2001." 25. Department of Health (October 25, 2001 Memo): "The Department of Health found no environmental health concerns with regulatory implications in the submittals." -4- 26. Department of Public Works: (Exhibit E — November 8, 2001 Memo and Sidney Fuke's letter of response dated November 27, 2001) 27. Department of Water Supply: (See Exhibit C — December 17, 2001 Memo) 28. Department of Land and Natural Resources — Historic Preservation Division: (See Exhibit D — October 22, 2001 Memo) 29. Department of Environmental Management- Wastewater Division: (See Exhibit E - Comments dated October 17 &a 18, 2001 and Sidney Fuke's letter of response dated October 30, 2001) PUBLIC COMMENTS 30. No comments were received from the general public. -5- 0S 03/2,001 15: 3 8 805 �9-7995 S. FU, -E, PL, JJG P::(;E CHANGE OF ZONE APPLI%°IO T `'vU1N jL"V OF HA y— 1' (Type or legibly print he requested iniorinatioia) APPLICANT: B r a n c 1 e k, L L Z. APPLICANT'S SIGNATURE-f::�--�-.\('�_ (Keith Shimizu, P r i n ci n a 1) 9/17/01 ADDRESS: 76-6423 Nalani Street Kailua-Kona, HI 96740 LIST A.PPliCANT'S INT=ST I NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF tyiAIN OFFICERS: Lynn Koshiyama and Brandon Shimizu PHONE: (Bus.) 329-8787 (Res.) same 'Fax) 329-1016 �V LANDONER(S): Keith Shimizu, Lynn Koshiyama, Brandon Shimizu LANDOWNER SIGNATURE(S): 'S'ee Attached LANDOWNER(S) ADDRESS: Same asMaabe velecur) DATE: 9/17/01 REQUEST: RS -10 TO CG -20 TAX A2AP BEY: (F-Kisting meg) 2-2 - 2 2: 006 (Proposed Zoning) a STREET ADDRESS OF PROPERTY: 58 Kamana Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 22,640 s f AGENT- Sidney Fuke, Planning Consultant ADDRESS: TELEPHONE: (Bus. 100 Pauahi St., Suite 212 Hilo, HI 96720 969-1522 (ReS) 961-6909 (Fax) 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Branclek, LLC. (See Inst Terse Side) lJ h T Sf�imizu CPA Inc_ 808 3298787 P_02 ,ep-03-01 10:07A Keit COUNTY OF HAWAII .i APPLICANT COUNTY OF FL/ -i VA.I1 :rLAYIVUi G DEPA1kTNMNT i�iv vi' GV1Vl A.Fr1,1(_'ATI0N (Type of icioiy prmi the requested information) BRANCLEK, LLP APPL.ICa NT' S S1Gr A T7rrn'`: ADDRESS: 77-6423 Nalani Street Kailua-Kona, Hawaii 96740 IST APPLICANT'S INTEREST ?F NOT OWNER: LIST PRINCIPAL(S) .INCLUDING NAMES OF MATIN (1FFTr--cr! r: Lynn K. Koshiyama, Brandon T. Shimizu ATE: 9-13-2001 Keith T. Shimizu, PkONE:(Bus.) 329-8787 (Res.) 329-8754 �r_ _., 329-1016 L.r'NDOWl`,bR(S): Keith T Shimizu, Lynn K Koshiyama, Brandon T Shimizu ivlJvvvly C JLUt`If'i1UK�(S): - n.AT'p: may be by letter) L1.11'NilVwNER(3) ADDRESS a, ) 4: 'r"vEQ"''.." RS10 TO � '� u.r.� a : _ (Fwusting•zcning) (PrODOSed Znnin!-) ii9 i i_,'anr Tai�z. 2-2-22:6 S;Pa r=r LwLRLJJ yr rx%UrERT — 58 Kamana Street CT'7'C nt nnnr,r-n"'7 DR T�r^TE ..u...C., %J.Lrrvr��l i CA til r �t 'TED AREA(S) T U ti E REZONED: 20,640 sq . f t. A /^i`AT'i. a a a,+ a,sl � 1 . TELEPHONE: (Bus.) _ (Res.) (Fax Please indicar!� to Wftnm nrioiv,ll -I,,,; d c•^ �O i �•�. �.v�«.J .illl1U" 'c J1.11L. ORI(31^IAL: Keith T. Shimizu COPLES: (See Instructions on Reverse Side) SSR -03-01 10:05A KP itF-i T SF -i imi Zu CPA Inc- BOB 3z 98787 P_02 l COUNTY OF ]f .. W An FLA 4 -MING LPE:?A {TNWNT vi' ZONE Arl' AUATION in icg my pr.= int requested information) APPLICANT: 8RAIYGLER , LLP APPLICANT'S SIGYNATLME: DATE: 9713-2001 ADDRESS: 77-6423 Nalani Street Kailua--Kona, Hawaii 96740 LIST APPLICAN75 D TEREST IF NOT OWNrmR: L15'i PRiNCY AL(S) INCLUDING NAOMES OF MALN OFFICERS: Keith T. Shimizu, Lynn K. Koshiyama, Brandon T. Shimizu F'tiUNE:(B.)329-8787 (Res') .139-8754 (Fzx) 329-1016 LANDC7WNtXl S): Ke ,ith T Shimizu, Lynn K Koshiyama, Brandon T Shimizu :cc X.. n.►�taDOWNER(S) ADDR SS: X05 �� r�6a+ac��, t it d REQUEST, RS 1 0 TO 2-22 : 6 (?roposcd Zonirw) TAX INL P ' — � r-1 : Si°,E I ADDRESS %0'r PRGPERT'i 58 Kamana Street S= OF PROP :TY CR AFr CTEDt�REA(S) TO BE f�EZONED: 2 0 , 64 0 aq. ft . TELEPHONE:(Brass.) (Rca.) (Fax) Please indiCa4ob to wbv= origfi';Z ccz rr-,crdP»^.= =d copies 31%oUiu bc semi. ORIGINAL Keith T. Shimizu CQPrES: (See Instructions on Reverse Side) ATTACHMENT Commercial, RM, Resort, � Inaustrial PLANNING OEPARTM✓NT COUNTY OF HAWAII AFF_LCATION FOR CHANGE OF ZONE Ii your request is aocrcved, cO you intend to suocivice the subject land in acccrdance with the approved chance c zone? 71' yes, please answer the rest c' question 1 ::-:no then to question a. 'How many ac=es cf tine requestee area cc you intend tc succivioe? �. Into what lot es? c. If your revue_=t is approved, approximately how long ar'ter the date o7 approval de you expec. to sucmit your subdivision plans tc tine Planning Oepartmenz for preliminary approval? If you intend to suodivide, piPCSC submit a preliminary scnematic suedivis_on pian tcge- er wit) your chance of Zone application Form. 2. If you nave no fi:m plans cf subdividing the sueject area, do you intend to: a. Sell or lease the land to someone who has firm plans? t. Sell or lease the land to someone who has tentative plans? C. Sell or lease t�e land to someone who has no plans? d. Keep it? e. Otner (please state) C� e NO NO NO YES f.: If you intend to cc either a, o, or c, please elaccrate on the kind or pians 'the otner carty nas. Please, also, include in your answer aporcximately how soon after approval of your rezoning Cc you expect to transfer the suoject land to anctner party. N/A 3. what scecific tui ld_;g plans cc ycu have ror the subject lana? Incluae in your answer the rcllowinc: type Gr ouilcinc (apartment, orrice, launeerette, a -c.); rinancine arrancement; t iGer �_wnich you reel mignt he ip us in evaivatinc your request. We intend to renovate the existing structure into an office building. Construction is anticipated to occur immediately upon securing all necessary permits. �. Have you performed any study which wculC demanstrate a need for your proocsed building and/or cevelepment? NO If sc, please elaborate on your rindings in the space provided below. -2- 5. Have you perrormed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Y E S If so, please elaborate on your findings in the space prcvioed oelcw. Please refer to Planning and Environmental Report. 6. A7e Ener. anv dui ldi gs on the sucjec: area? YES so, what ki,n,c? Single-family:residence. what do you _nrenc so cc with :nose tui -dings if your request is apjprcved? Renovate and convert it to an office building. ,m. 7. TS the sucjecz land c:..,rrently being used for any NO agricultural acti vi t-ty? if so, please list the kincs of products crown and on now many square feet or aces of land per product. 8. To' your knowledge, has there been any flooding ano/or drainage problem on the subject area; NO If so, please describe the problem. 9. Do you think that the roafs leacirc to the suc'ect area needs improvement? NO If so, what kine? IS the road adequate i'or t� ie YrSposec traf f is vol:lme or load? YES 10. what serf of eovernmental ass,szarce and/or imcrove.nents do you reel will be needed _n the subject area wren developed? yes a. Schools b. Roads C . Sewer d. Drainage e. Police Protection f. Fire Protection g. Recreational Facilities h. Public utilities i. Other NO X X x �� 99/_t7r71 'DO 8f7°-969-7996 S. FUE E, PLAI-44DG PAGE Fol' those checked ',yes,,, please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. See accompanying planning and environmental report. Signature: Address: 77-6423 Nalani St. Kailua-Kona Telephone: 329-8787 96740 pate: 9/17/01 bs 6338A/50A P.C. 5/84 Nro ola� o 0 0 0 0 o rn o 0 00'o 0 0 0 0101Im Fr, V I I I I I I I I I I wI I i <I a I__ wISIS12IU 2 2 2IS 2 2 _ 2;2ISI212:2 212I12 21i'212 2 2;212;2:2',=i21 I w (° QI I�1 �Z wl 0 �<1 I2 YSn12 IJ_2 0oa WY 1I2lt�_211S�SA;___2IS_'�2II2!1i,-2�:�2 212io�oo0 11_2 1I 2_ :510J� 1o0 1 ! ^I 1 l clW s WI W I i dal Ir QI IN �I lai V) 2 r rIJ w ¢ c r r a rn fn WIW o 0 ¢ :D iuriaii`RIr F -Iris 1° F- Z n n a mlcnlU U Id'��ir' ¢_ rtr'O nI nI0 rl I�Ir'rlr WI (/)I ! sIZI Iwi Imirl a I.-. 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Y 3 LI+nI c �l O IO -'= nl nl C dY: c I n Y E Q z -). m ¢12! dl N al ml �I o c a O Y 3i m OIC E of Y LLiV m1z lrlpl2l¢I m ? 2 OIUI 7 r!ala 21,1 IX � �t�IV-.-.{nIJ,U;�I - 31 n _ moi LL Y 2I¢Iallr'o Alla YlWla.r' ,mlc � O O N O O O 0110 I O O O m d) O O N OO OIOOI� O J c71 C2, 10 O 0107 IC O Ot_1 I^ I O N mll� O )^ N l� O N"'JI?I'J}I OnOOQIO I1iN mIhtNIN NI41hIm GI�m �OIO N O N N Q O N G O N O 0 N N 0 0 NI UIC' O. �'J OI I � V} V CJ NIN NI _ N NIN N O O N N NIN OIOO N NINICi NIN ('F ':• N (` _ N � N Nc� N mlch N rl Y N N NIN NII N�mININ NIc I ,) .: iNi ...cnNN 'rte-• . i',;�I;ri� Harry Kim Mayor Countylllllof Hawaii 3i 30; TO' 08'y9 1r,- 11I } 2 000100108 j DEPARTMENT OF FINANCE - REAL PROPERTY TAX 865 Piilani Street Hilo. Hawaii 96720-4679 • Fax (808) 961-8415 Appraisers (303) 961-8354 Clerical (808) 961-3201 • Collections (303) 961-8282 75-5706 Kuakini Highwav • Suite 112 • Kailua-Kona. Hawaii 96710 • Fax (303) 327-3538 Appraisers (308) 327-3542 • Clerical (308) 327-3540 REAL PROPERTY TAX CLEARANCE (rev. 03/01) August 29, 2001 TMK(s): (3) 2-2-022-006-0000 This is to certify that KEVIN E KUROKAWA (owner of record) has paid all Real Property Taxes due for the parcel listed above to the Cou Hawaii up to and including December 31, 2001. Reference: TX09. Py: Real Property Tax Divisi( SCHEDULE C Commitment No. 441598 Page 5 All of that certain parcel of land (being all of the land described in and covered by Land Patent Grant Number 9999 to Manuel Furtado), situate at Waiakea, South Hilo, Island and County of Hawaii, State of Hawaii, being LOT 15, in Block 72, of the tract of land known as the WAIAKEA HOUSE LOTS, SECOND SERIES, described as follows: Beginning at a pipe at the east corner of this lot, the south corner of Lot 16, Block 72, and on the north side of Road (60 feet wide), the coordinates of said point of beginning referred to Government Survey Trig. Station "HALAI", being 2458.16 feet south and 6404.15 feet east, as shown on Government Survey Registered Map No. 2705, and running by true azimuths: 1. 580 10, 86.0 feet along north side of Road (60 feet wide); 2. 148° 10, 240.0 feet along Lot 14; 3. 2380 10, 86.0 feet along Lot 8; 4. 328° 10, 240.0 feet along Lot 16 to the point of beginning. Containing an area of 20,640 square feet, more or less. Being all of the premises conveyed by Warranty Deed dated April 21, 1999 and recorded May 3, 1999, as Regular System Document No. 99-068733 of Official Records. Grantor: Helen Fumiko Mukai, wife of Tsukasa Mukai Grantee: Kevin E. Kurokawa and Wendy T. Miyao-Kurokawa, husband and wife, as Tenants by the Entirety COUNTY REZONING APPLICATION (RS -10 to CG -20) WALUKEA, SOUTH HILL, HAWAII TAS Y: () 2-2m2: 006 Prepared For: Branclek, LLP. Prepared By: Sidney M. Fake, Planning Consultant September 2001 COUNTY Ex"JVIRONfk�Ek4T[tL,'?.EPO,7,T 0 BRAINCLEK, LLP. i AX TMMP KEY: (3) 2-2-22: 006 11D [!UKMA, SOUTH HILO, c'1AW'w,A11 WAIA!"MA HOUSELOTS,.2SERIES, 3s"4° A 1. INTRODUCTION The applicant, Branclek, LLP., is requesting the rezoning of a 20,640 square foot parcel of land in Hilo, Hawaii from Single -Family Residential (RS -10) to General Commercial (CG -20). If successful, the applicant intends to convert the existing dwelling for his accounting office. 11. PROJECT LOCATION As noted earlier, the subject site consists of 20,640 square feet and is identified by TMK: 2-2-22: 006. The site is located on the northwest or Hamakua side of Ka- mann. Street, between Kik-uea Avenue and Kinoole Street. The Hilo Shopping Center is located along Kilauea Avenue, approximately 700 feet northeast of the subject property. (Figure I 1P Although there are single-family residences immediately adjoining and across of the subject property, there are a number of commercial uses in t 1- 70(1 general area. The Hilo Shopping Center is located app.ro>J[-rr3 D h; feet northeast of the subject site along Kilauea Avenue. There. is als.C, a gas station as well as an optometry 011 -ic=e at thre corne=r of Kilauea. and Kamana Streets. There are office uses within a 1,000 -foot radius of the subject property. These include medical, real estate, financial -related, anc similar types of uses. Proiact Gqric-.­�,A arid Corl!p�nts ?nc.— There isa.n existing single -story, 1,056 square foot structure on the subject site. The subject area is, gradually transforming f,"orn a, single-farnily residential to offincte commemial LIS,3S. 110any Of th,c cirrrnercial us -es, holAjever, have been ho it in dwellings that vv,.re --onverted into office suaces or nE--.%,,i stl ucllves, whose size and scale, tended to blend in with, the Slvli-rOL!nding reside n st,-ucturcs. r, , 'i Con,,isteint vt!'�Uh -this pattekrn', the applicant pnnpasc�;s to coriv&,­� .r­/J:'A[ino dwedling for his oft-1cc. The struCtUire i,, locaied` near th'.. ..'-on'� and rniddlo portion of the SLibiect is setbac'.k' '�Kajiva-Kona MIC -1 /Kapioloani Elementary School ISLAND OF HAWAII SITE TMK 2-2-226 Hilo ho6vi - approximately 50 feet from Kamana Street, while there is more than 150 feet to the rear. The side yard setback is about 25 feet. Further, a minimum of 4 paved parking stalls would be provided on- site. If there is a need for additional parking, they can be accommodated rear of the structure. (Figure 2) The front portion of the lot was originally a lawn. This area has since been partially graveled over and will be used for the project's parking. The rear of the property is an unimproved lawn. There are also some fruit trees near the rear property line. (Figures 3-5) The existing lawn in the rear would be retained and/or supplemented with additional landscaping that would be consistent with the Planning Department Landscaping Rule. Additional landscaping along the sides would also be implemented to further mitigate potential visual and noise impacts to the adjoining properties. Access would be directly off of Kamana Street. The applicant will install driveway improvements consistent with the requirements of the Department of Public Works. B. Project Timetable and Cost The applicant intends to initiate improvements immediately upon approval of the change of zone request. Hopefully, occupancy can occur in early next year. The conversion cost is estimated to cost around $50,000 to $75,000. This would be largely for improvements to address Fire and Health codes for commercial establishments, the American With Disabilities Act (ADA) requirements, and the creation of additional parking areas. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no boundary amendment is required. B. Coun!y General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the site High Density. As such, a 2-2-22:13 Shinno, Ronald S. & Phyllis T. Kamana Street scale: 1 "=30' T. General Plan amendment to the LUPAG map would not be required. Relative to the High Density designation, the General Plan allows consideration for "Commercial, multiple residential and related services (general and office commercial; multiple residential - up to 87 units per acre." The requested zoning and planned uses would be consistent with the uses envisioned within the High Density area. C. filo Community Development Plan The Hilo Community Development Plan (CDP) attempts to further define the General Plan and serves as a guide for decision -makers. It was adopted by the Planning Commission in 1975, over 25 years ago. The County Council reviewed but did not adopt the CDP either by ordinance or resolution. The CDP's Land Use Concept map identifies a RM -4 designation for this area. This designation suggests multiple -family residential use (10 units/acre). The CDP, however, is outdated and has not undergone any revisions over the past 25 years, whereas the General Plan has gone through three since 1971. Absent the availability of a relevant intermediate planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is governing, as the County Charter requires all zone changes to be consistent with it. Although the requested CG -20 zoning is not consistent with the CDP Land Use concept map, it is consistent with the General Plan LUPAG map designation of High Density. It is also following an evolving trend of commercial office uses in this general area. D. County Zoning The County zoning of the subject area is Single -Family Residential (RS -10). If the General Commercial (CG -20) request were approved, the existing dwelling would be converted into an office building for the applicant' s use. Prior to occupancy, however, the applicant intends to comply with all land use and development codes such as Plan Approval, parking, landscaping, fire, ADA, and the like. E. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, as noted earlier, other construction -related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, and health clearances. V. IENVIRORIMENTAL CONSIDERATIONS A. General Description The 20,640 square foot site is rectangular in shape. It has a depth of 240 feet and a width of 86 feet. Improvements on the site consist of a vacant single-family dwelling. The rear third of the site is unimproved. B. Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hilo Airport. The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall was 131.01 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns in the area are often light and variable, dominated by _ tradewinds (easterly) during the day and westerly or mountain »> winds during the evenings. The property's elevation is approximately at 75 feet. The site is fairly level with no significant on-site undulations. Being within an urbanized area, the Land Study Bureau Overall Master Productivity Rating does not have any classification for this site. Likewise, the site is not classified under the Agricultural Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize the site as being agriculturally significant. The USDA Soil Survey Map designates the area to be of the soil type consists of well drained, thick (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 through downtown Hilo. C. Natural Hazards — ---- Drainage— The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500 -year flood). There are no drainageways through the site. Accordingly, the site has not and should not be subject to flooding. As there may 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, drywell(s) or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works. The depth of these drywells - if needed - will be shallow enough to avoid potentially high groundwater table. 2. Tsunami Hazard As the site is situated over a mile from the ocean, it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there should be little or no threat from high waves. 3. Volcanic and Earthguake Hazards F The United States Geological Survey (USGS) classifies the subject site and all of the City of Hilo as Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that can be done to protect structures and improvements on the site. Relative to protection of life, however, this would be achieved through the evacuation routes and warning systems provided by the County Civil Defense agency. Such notices will be prominently placed within office building. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there may be added structural requirements to address this seismic hazard during the conversion process. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. This is due to the developed nature of the subject site and its surrounding area. As such, the area's faunal resources are typical of other recently developed and/or entitled properties in this area. These include bird species such as the Spotted Dove, Japanese White -eye, House Finch, Common Myna, and the like. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. None of these are endangered animals. As such, it is unlikely that the development of this property would cause any adverse faunal impacts_ F. Flora Resources No commissioned flora survey was conducted of the site due to the residential use of the site for over 50 years. In addition to the lawn, other plant materials observed on the site were some banana trees. Given its past use, it is does not appear that the area of the proposed improvements would create any significant impact to the botanical resources of the area. F. Historic/Cultural/Archaeological Resources For the same reasons noted earlier, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. The past 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. G. Valued Cultural Resources The recent Hawaii State Supreme Court's "DASH" and "Ka Pa'akai O Ka'Aina" decisions require decision -makers to consider a project's impact 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 50 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. Based 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. Water and Coastal Resources The subject site is located over a mile from the coastline. As such, :> coastal impacts resulting from discharge of drainage systems from ;> the site should not be significant. Being a non -coastal property, no coastal access will be affected. The dwelling is already hooked into the County's sewer line that fronts the subject property. This further reduces potential adverse groundwater or nearshore water impacts resulting from this project. Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. I. Noise, Air Quality, and Dust The existing background ambient noise level is associated with the wind, foliage, birds, and the like. This is relatively low, averaging, less than 45 Ldn. Manmade noise in this area, however, is heavily influenced by the traffic along Kamana Street, as well as Kinoole Street and Kilauea Avenue, which serve as major cross-town arterials. Although this project will introduce additional vehicular traffic to this area, it will be very insignificant due to its size and type (office versus retail) of use. Thus, any traffic increase should result in a noise increase of less than 55 Ldn, which is within acceptable levels within an urban environment. As most of the improvements on the site will be interior, any short- term noise impacts will be very insignificant. Construction, including the proposed parking area, will be limited to daylight hours and be consistent with established State Department of Health guidelines and standards for noise and emission controls. The proposed development should not generate any direct air uali impacts. As 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 the higher EPA standards for automobile air emissions 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 be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, the Mauna Kea and Mauna Loa Mountains are listed as scenic resources. The proposed project should not create any adverse visual impacts to the views of these mountains. The location of the site is such that there will be no visual interruptions. Further, the structure will be no different than what exists today, and said structure does not impede the view of those mountains. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The surrounding land uses in this area are a mixture of residential and commercial uses. There are residences directly across off and adjacent to the subject property. However, within a 500 -foot radius of the site are commercial offices. As such, the requested use would be consistent with the evolving commercial land use pattern in the area. Nonetheless, because of the adjoining residential properties, some mitigative measures will be taken. These measures deal with landscaping, lighting, and hours of operation (day only). B. Economic Impacts 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 commercial project, there will be long- term employment opportunities in the office area. The subject property is located proximate to commercial areas, including the University, government center at Kaiko'o in Hilo, and the Hilo Shopping Center. It can thus be supportive of the retail and office uses of those areas. A commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjoining residentially -zoned properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. However, landowners intent on keeping their property for residential uses would have the option of dedicating their land for residential uses. C. Agricultural Impacts The subject site and surrounding area have not been used for agricultural activities in the recent past. They have been used principally for residential uses. Further, the soil classification systems of the Land Study Bureau, US Department of Agriculture, and the State ALISH's mapping system do not classify this site important agriculturally. Accordingly, the potential commercial agricultural value of the subject site is not significant, if at all. VII. INFRASTRUCTURAL CONSIDERATIONS A. t13 Road and Traffic Access to the project is from Kamana Street, which consists of a 20+ foot wide paved road within an existing 60 -foot wide right-of- way. There is also a roiled curb separating the road from a paved walkway on the north side of Kamana Street. No on -street parking is allowed on the street. Given the projected low volume of traffic to be generated by the project, traffic impact is anticipated to be insignificant. Water There is a 6 -inch County water line within Kamana Street, which currently services the site. It is anticipated that the existing 5/8 -inch meter would be sufficient for the proposed office use. The applicant will increase it to a 1 -inch meter if it is required. C. Wastewater There is an existing sewer lateral serving the property. The applicant intends to continue its use. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and/or Pu'uanahulu, North Kona. This landfill has an anticipated life of over 100 years. Typically, a project of this nature should generate slightly more than a residence but significantly less than a retail establishment. Accordingly, the applicant intends to either retain the services of a commercial hauler or provide its own service. F. Other Government Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project The Central Fire Station is located at the intersection of Ponahawai Street and Kinoole Street, less than 2 miles from the subject site. Personnel equipped to handle para -medical and fire and rescue protective services staff said station. The Police Station is located along Kapiolani Street, less than 2 miles from the subject site. Given the site's proximity to these facilities, response time should be short. These facilities should be able to accommodate the relatively low level demand of the site's proposed office use. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. As the project may indirectly generate a school demand, it should be noted that the site is proximate to the Waiakea High and Hilo High School complexes. There are also parks within the City of Hilo. The nearest public health facility is at the Hilo Medical Center, approximately 3 miles from the subject site. This facility is one of 5 licensed hospitals on the island. The project, due to its size and proposed office use, is not anticipated to add significantly to the emergency and daily medical needs of the hospital. F. Other Utilities All other utilities such as telephone and electrical services are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. RelationshiI2 Between Local Short -Term Uses of Environment and Maintenance and Enhancement of Long -Term Productivity The short term use of the site would probably be continued residential use. As no new structures are planned, the conversion of these buildings will not change the character of the site. Further, this project should not result in any significantly adverse short or long term impacts that cannot be properly mitigated. There will be direct and indirect economic benefits - albeit small - resulting from the construction and implementation of this project. Relatedly, 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. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as botanical and avifaunal) would not appear to be an issue. Likewise, the likelihood of finding any archaeological or cultural remains on the site appear remote. Further, any unanticipated <<' finds will be properly mitigated upon consultation with appropriate government agencies. C. Mitigative Measures The applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include driveway, on-site drainage for the parking area, and water improvements. All of these, if required, will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential of discovering additional archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to residential properties. The landscaping would be consistent with the Planning Department's landscaping rules. The existing dwelling is presently vacant. As such, the project will not result in the dislocation of any person or families. 12 D. Alternatives to the Proposed Project 1. No Project Under the status quo alternative, the site would remain in its present residential use. Under this scenario, the site would not be utilized to its highest and best use, as envisioned by the General Plan and the commercial growth of the general area. 2. Development Based on Existing RS -10 Zoning Under this alternative, the land could possibly be subdivided into 2 residential lots. Thus, if the site were subdivided, it could possibly accommodate a maximum of 4 units under the "Ghana" zoning provision of the Code. However, the site's proximity to existing commercial areas may 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 and rezoned for multiple -family residential uses, and that would still be consistent with the General Plan. While possible, a mixture of residential/commercial-office ..j uses in this area would still be appropriate. Thus, either of those alternatives would be appropriate and the choice elected by the applicant is for the office use. 4. Evaluation of Alternatives Leaving the property in its current state would not maximize the use of the land. There would also be diminished tax revenues and less services to the public. While alternative residential uses are possible, as noted earlier, so are low impact commercial uses. In this situation, the applicant has opted for the commercial uses. The project's impact to the area's social and physical infrastructure would not appear to be pronounced. Certain 13 ........................................... mitigative measures such as landscaping and so forth will be taken to address any possible impact associated by the conversion of the dwelling into office 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 LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested CG -20 zoning alternative. IX. REGULATORY ANALYSIS - County and State Land Use Policies A. General Flan LUPAG MaI2 The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The LUPAG map designates the site High Density, a designation that allows the requested CG -20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: 1. Economic Element Goals • Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies • The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. • The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. • The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussi®n The request would provide opportunities for existing and new offices to establish themselves in an area that is serviced by a good transportation system. Relatedly, all of the required infrastructure is there or, if not and/or needed, will be provided by the applicant without taxing government's servicing ability. Further, the area is located proximate to residential and business areas, making the site accessible also by foot traffic. There are schools, commercial uses, and residential uses all within the immediate area. Because of the type of use (office) and its small -scaled nature, the requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Tennent (Commercial) Goals Provide for commercial developments that maximize convenience to its users. 15 Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and 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 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 internal circulation amongst commercial facilities 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. I Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more office space. However, the demand for all type of office area need not be satisfied in large and new structures. They can be accommodated within smaller, existing 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 project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and, where there are not, will be extended and/or provided by the applicant. The County water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5 - minute response time. As such, this project should not require addition public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. Further, because office use is not noxious, potential pollution concerns would be minimal, if at all. Being used as a residence for over 50 years, 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 adverse archaeological impacts. 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 proximate to the site. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to the undeveloped portion of the surrounding lots. Finally, standards for office buildings will be met. These include setbacks, uses, parking, and the like. 17 C. Hilo Corninunity Development Plan As noted earlier, the CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although many changes have occurred over the past 25 years, the CDP has never been updated. Thus, many of the planning assumptions are no longer apropos and obsolete. Since 1971, the General Plan has been updated twice and is now undergoing another revision. It would thus be more appropriate to use the General Plan as a land use guide; and in that respect, the requested zoning is consistent with the High Density designation of the General Plan. D. Zoning If the request were approved, the existing dwelling would be converted into an office building. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. No variances from the Code are anticipated. F. Hawaii State Plan Chapter 226, Hawaii Revised Statutes, outlines the long-range goals and policies of the Hawaii State Plan. Said Plan is intended to serve as a guide for the growth and future long-range development of the State. Pursuant to said requirement, a discussion of the pertinent policies and goals and the project's relationship follows: Goals • A strong, viable economy characterized by stability, diversity, and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations A desired physical environment characterized by beauty, cleanliness, quiet, stable and natural systems, and uniqueness that enhances the mental and physical well-being of the people Physical, social and economic well-being for individuals and families that nourishes a sense of community responsibility and caring of participation in family life. Discussion The proposed project would achieve these goals. It would provide both direct and indirect employment opportunities for current and future residents of the island; contribute to the island's overall tax base and hence, increase both State and County revenues; and complement and support other economic uses and in turn, contribute to the stability, diversity, and growth of local and regional economies. This employment opportunity would come without adversely affecting the environment. There are no known or significant plant or animal life as well as archaeological/cultural features that would be impacted Impacts to the surrounding areas would also be negligible. All of the required infrastructure are in place, and if any upgrades are needed, they would be done by the applicant and not at the cost of the public. The residential setting of the site would also not create any adverse impacts to neighboring properties, which are either used commercially or residentially. G. Hawaii Coastal Zone Management Program The objectives of the Hawaii Coastal Zone Management (CZM) Program are outlined in Chapter 205a, Hawaii Revised Statutes. The principal goal is to assure the protection and maintenance of the State's coastal resources. Although the entire State falls within the CZM area, the permitting process is geared for those areas proximate to the coast and identified by the County as the Special Management Area. Nonetheless, a general review of a project's consistency to the CZM policies - regardless of its location - must still be made. In that regard, please note the following: The proposed project will not have any substantial adverse environmental or ecological effect. (Please refer to discussions in Chapters V and VI). Any effect that may result will be minimized to the extent practicable and will be clearly outweighed by public interest. • The proposed development would be consistent with the objectives of the CZM program. Specifically: 19 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: November 8, 2001 TO: Christopher J. Yuen, Planning Director Planning Department FROM: Department of Public Works = r SUBJECT: CHANGE OF ZONE APPLICATION (REZ 01-018) Applicant: Sranclerk, LLP Request: RS -10 to CG -20 TMK.- 2-2-22: 006 We have reviewed the subject application forwarded by your memo dated October 10, 2001 and have the following comments. 1. All building construction shall conform to current code requirements. 2. All development -generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. A drainage study shall be prepared and the recommended drainage system shall be constructed meeting the approval of the Department of Public Works. 3. Any earthwork or grading shall conform to Chapter 10, Erosion and Sedimentation Control, of the Hawaii County Code. 4. The applicant shall provide full improvements to the entire frontage along Kamana Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation meeting the approval of the Department of Public Works. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. KG sldneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 Telephone: (808) 969-1522 • Fax: (808) 969-7996 November 27, 2001 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAII 25 Aupuni Street Hilo, HI 96720 Dear Mr. Yuen: • Planning • Variance • Zoning • Subdivision • Land Use Permits • Environmental Reports Subject: Rezoning Request (REZ 01-018) ® Branclek, LLP. TMK: 2-2-22: 006 Thank you for sending me a copy of the Department of Public Works' comments regarding the subject application. Please be informed that the applicant will comply with the recommendations of the Department of Public Works. Specifically, these include having the building constructed according to current Code requirements; the development of appropriate drainage system; compliance with, if appropriate, the requirements of the grading code; and construction of a curb, gutter, and sidewalk section fronting the subject property. The applicant, however, believes that given the scope of this project and the fact that the property is within Zone X on the FIRM maps, there may not necessarily be a need for a drainage study. As such, the applicant requests that such a study be provided only if deemed necessary by the Department prior to issuance of any land disturbance permit. Should you have further questions or comments on this matter, please feel free to contact me. Sncerryely, SIDNEY M. FUKE Planning Consultant xc Department of Public Works — Engineering Branclek, LLP w/ enclosure r 1 1. ;.,� ec DEPARTMENT OF WATER SUPPL-Y • COUNTY OF HAWAII 345 KEKUANAOA STREET, SUITE 20 • HILO, HAWAII 96720 TELEPHONE (808) 961-8050 • FAX (808) 961-8657 December 17, 2001 TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 01-018) REQUEST: RS -10 TO CG -20 APPLICANT: BRANCLEK, LLP , TAX 1VIAP KEY: 2-2-022:006 fV We have reviewed the subject request and our comments and requirements follow. The subject parcel has water service from the Department through a 5/8 -inch meter. Based on the prevailing water situation in the area, additional water can be made available from an existing 6 -inch waterline along Kamana Street, which fronts the property, with a connection size subject to review and approval during the construction design phase of the proposed development. The applicant should consult with the Fire Department for any fire protection requirements. Lastly, should the change of zone request be granted, then the applicant must furnish proof that there is a departmentally approved backflow preventer (reduced pressure type) on the subject property just after tho meter. If they do not have a backflow preventer, then they must have one installed by a licensed contractor. The installation and assembly of the backflow preventer must be inspected and approved by the Department. This shall be done before the existing building is put to the proposed use. The backflow preventer shall be operated and maintained by the customer. A copy of our backflow preventer handout is being forwarded to the applicant to help them understand this requirement. If you or the applicant have any questions, please contact our Water Resources and Planning Branch at 961-8070, extension 1. Sincerely yours, Milton D. Pavao, P.E. Manager BCM:jkh copy — (w/enc.) Branclek, LLC Mr. Sidney Fuke Mr. Michael Watanabe, Water Quality Assurance and Control Branch ... ,/-,, bring] progreii... EXHIBIT C SOI&JAAWN J. CAYETANO 9OVERNOR OF HAWAII! �. STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES HISTORIC PRESERVATION DIVISION Kakuhihawa BuildkV, Room 555 609 Kanwkila Boulevard Kapolei, Hawaii 96707 IIAWAI'I HISTORIC PRESERVATION 'MLZMT S. COIJ MA-AGAPAR. CHAMUMN &OARO OF LAND AND NATURAL RESOURCES CO(,@,q ON WATER RESOURCE MANAGEMENT DEPUTIES JANET E. KAWELO U NNrd NISHIOKA AQUATIC RESOURCES BOATING ANO OCEAN RECREATION COMMISSION ON WATER RESOURCE MANAGEMENT CONSERVATION AND RESOURCES ENFORCEMENT CONVEYANCES FORESTRY AND `AILDIJFE MSTORIC PRESERVATION LAND STATE PARKS DIVISION REVIEW (��) Pte• Name of Aplacant/Agency: L�. �-2 e-, n Address of Applicant: 74-41,'12-3 TMK: Ahupua' a: W a % ate - District, Island: e.so GsI-Ai hL,/z>-� Project: 60%n1:�- at' Z -9;?l c ar-, F- 8 Log #: e�> X/ 0,0'~68� Doc #: lj 1. We believe there are no historic properties present, because: a. intensive cultivation has altered the land _ b. residential development/urbanization has altered the land g c. previous grubbing/grading has altered the land d. an acceptable archaeological assessment or inventory survey found no historic properties — e. other Thus, we believe that "no historic properties will be affected" by this undertaking. Z 2. This project has already gone through the historic preservation review process, and mitigation has been completed. Staff? --P ,6f667/Date lG 2 0/ Title:C, ia e -r, l4 I- I -S EXHIBIT .y 0 Marry Kiat Mayo October 10, 2001 MEMORANDUM ,� ��:n Paiva H PLANNING DEPARTMENT 25Aupuni Street, Boom 109 - Hilo, Hawaii 96720-4252 (808) 961.8288 - Fax (808) 961-8742 TO: DPW - Hilo DWS Police Fire Real Property Tax DLNR - Land Division - Honolulu DLNR - SHPD - Honolulu z G. - : '__- CCS—$..:, a*--/' FROM: CHRISTOPHER J. YUEN Planning Director Christopher J. Yuen Director Roy R. Takemot_o DeputyDirector DLNR - Land Management - Hilo Health DOT - Hilo DOT - Honolulu Dept. of Environmental Management Hilo Staff - Drafting - G. Bailado (See file) SUBJECT: Change of Zone Application (REZ 01-018) Applicant: Branclek, LLP Request: RS -10 to CG -20 Tax Map Key: 2-2-022:006 The enclosed application for a Change of Zone is being forwarded for your review. May we please have your written comments by November 7, 2001. Otherwise, we will assume that you have no comments on or objections to this request. Should you have any questions regarding the above, please do not hesitate to contact Susan Gagorik or Esther Imamura of this department at 961-8288. Thank you very much SKG:cps pAwpwin60\susan\memos\REZ 01-018 Branclek Enclosure 16�(Yf) I i^16 Ca -it -t— 4- Gvr SidneyFuke, Planning Consultant ANOWANIMW 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 AMOOV Telephone: (808) 969-1522 • Fax: (808) 969-7996 October 30, 2001 1. E Mr. Christopher Yuen, Director - Planning Department COUNTY OF HAWAII 25 Aupuni Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 01-018) – RS -10 to CG -20 Branclek, LLP., I`MK: 2-2-022: 006 • Planning • Variance - Zoning • Subdivision - Land Use Permits • Environmental Reports This is in response to the Department of Environmental Management's (DEM) comments of October 17, 2001 regarding the capacity of the West Hawaii Landfill. We apologetically stand corrected on the misstatement. The source of that information is outdated. According to a DEM approved Solid Waste Management Plan prepared for the Manini'owali Residential Community, dated September 2001, the West Hawaii Landfill at Pu'uanahulu has a capacity of 25 years. It received more than 90,000 tons of waste in 2000. While the amount of disposable paper for the accountant's office may be greater than a normal household, the household would have more disposable products associated with the preparation, handling, and consumption of food products. On balance, then, the estimated volume of waste for this accountant's office should be comparable to a single- family residence. The average household size is 2.82 residents. I appreciate the DEM's correction on this information. Should you have further questions or comments on this matter, please feel free to contact me. Thank you. S' cZy, A4— SIDNEY M. FUKE Planning Consultant xc Department of Environmental Management Branclek, LLP. via FAX ::t: - C