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HomeMy WebLinkAboutCOM 0526.000 2000-2002 a4vlos k~ Harry Kim ~ )mixie;Kaetsu Mayor # :1'fenaging Director I.^ "a r ~A.' , ru w e ire°®i<"rw~ Deputy Managing Director 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini 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 Zone Application (REZ 01-018) Applicant: Branclek, LLP Request: RS-10 to CG-20 Tax Map Key: 2-2-22:6 ~l~~nge of Zone .t~p~liwa~ion (Z 01-019j `~pplcat~t° l.;cc Request. ~ C€ ~-:~~i Tai 1vI~;.- i~~~x: 2-2-22.~ 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 South Kohala 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 N~' - File Igo. t~ Ref. `Po• ttef. Bate qV ®i y Harry Kim c~~~' Mayor ~ e~ ye ' ~ ,,,0: qTi ®P'NFd? ~~~€t~r i~ PLANNING CO1VIll~IISSION 25 Aupuni Street, Room 109 • Hilo, Hawaii 96720-4252 1 ~ '?s;;;:>~ (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 01-019) Applicant: Dr. Curtis Lee Request: RS-10 to CG-20 Taxa Map Key• 2-2-22.5 The Planning Commission, aver 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 322 feet east from the Kamana Street- Kinoole Street intersection, Waiakea House Lots 2"d Series, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: Dr. Curtis Lee 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 his medical office. However, depending on the renovation cost, the applicant may elect to demolish/remove the existing dwelling and carport and construct a new single-story building. A parking area t~vith six parking stalls will be established on the front portion of the lot, which is presently a lawn. 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single Family Residential (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: .,AND iJS~ _ GENE.~~., • 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 ,AND t SE - COMMER IAL • Provide for commercial developments that maximize convenience to users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. 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. E~Q~OMIC • 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 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). 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 asingle-family dwelling and a caarport which are vacant. The front portion of the lawn will be 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 his medical office which would not substantially change the property. However, depending on the renovation cost, the applicant may elect to demolish/remove the existing dwelling and carport and construct a new structure which would be single-story and have a residential scale. The two immediate parcels to the east are zoned Double Family Residential (RD-3.75). To the west and north, the parcels are zoned Single Family Residential (RS-10). However, a change of zone application has been filed for the adjacent property on the west for Branclek, LLP in order to establish an accountant's office. Surrounding properties are also zoned RS-10 and in single-family dwelling uses and intermixed with Commercial (CG-20) zoned lots. The establishment of the CG zoning, and in this particular situation, the establishment of a medical office, would be consistent ~~vith 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 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 may utilize the Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 existing dwelling for his medical office, 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. In the event that the applicant demolishes the existing dwelling and carport 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 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. Based 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, ' vl/ ~ Geraldine M. Giffin, Chairman Planning Commission Ldrlee02PC Enclosures cc: Mr. Sidney Fuke Dr. Curtis Lee Department of Public Works Department of Water Supply Brian Minaai, Director/DOT-Highways, Honolulu BLeeREZeti01/10/02 COUN~'Y OF" kIAWAII PLANNING DEPAR'TIVIENT ~ I~GROUND REPOR'T' DR. CURTIS LEE Cl9[ANGE OF ZONE APPLICATION (REZ Ol-Q 9) DIt. CUItTIS LEE 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 322 feet east from the Kamana Street-Kinoole Street intersection, Waiakea House Lots 2nd Series, South Hilo, Hawaii, TMK: 2-2-22:05. GENERAL INFORI~I[ATI(?N 1. Land. Ownership: Dr. Curtis Lee is the fee owner of the subject property. PROPO ED EV~+ E,OPI~E~T 2. Requcst: 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 his medical office. However, depending on the renovation cost, the applicant may elect to demolish/remove the existing dwelling and carport and construct a new single-story building. 3. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit ~ -Change of Zone Application) STATE AND COUNTY PLANS 4. State Land Use District: Urban. 5. Coastal Zone 1Vlanagement, 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 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 I,UPAG 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. kilo Conagnunity Development Plan: Adopted in 1975, the Land Use Concept Map reflects the subject property as RM-4 (Multiple-family residential 10 units/acre). ~~SCI2IPTI~N ®F SUI$JIJCT PR4~~'EI;.TY AND SUOUNDA~TG 11. Property: The subject property is located on Kamana Street. It is rectangular. shaped and developed with asingle-family dwelling and a detached carport. There is a lawn and grass driveway on the front portion of the property. Behind the dwelling, there is a drop in elevation to a unimproved garden area of various floral, nut and citrus trees, vines and shrubs. To the east and west along the property lines are scattered trees. 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 two properties to the immediate east are zoned Double Family Residential (RS-3.75). To the immediate west and north (rear), the properties are zoned Single Family Residential (RS-10). However, a change of zone application has been filed for the adjacent property on the west for Branclek, LLP in order to establish an accountant's office. Surrounding properties are also zoned RS-10 and in single-family dwelling uses and intermixed with Commercial (CG-20) zoned lots. -2- 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: A. TMK: 2-2-23:12 -Ordinance No. 97-13, effective February 20, 1997 for John and Linda Tohnie from RS-10 to CG-20 fora 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 fora 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 which allowed for 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 fora 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 fora 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 and a carport, 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. Publie Access: There is no public access to the mountains or the shoreline that run through the property. -3- 17. Valtaed 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 UT.i,~~ES AIyiD SERVICES 1 S. 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 water 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. Sewer Line: There is an existing sewer lateral serving the property, which the applicant will continue to utilize. 21. Other Essential Utilities anti Services: Police services are at the main station on Kapiolaru Street and fire protection services by Hilo Central Fire Station located on Kinoole Street. Electricity and telephone services are available to the site. AGENCII~S' COMMENTS 22. Department of Water Supply (December 28, 2001 Merno): "We have reviewed the subject request and our comments and requirements follow. "The subject parcel has water service from the Department through at 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 (reduce pressure type) -4- on the subject property just after the meter. If they do not have a backflow preventer, then they must have one installed by a licensed contractor. 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." 23. Police Department (September 15, 2001 Memo): "Staff has reviewed the above-referenced application and has no comments or objections to offer at this time." 24. Fire Department (October 15, 2001 Memo): "We have no comments regarding the above-referenced Change of Zone Application." 25. Real Property Tax Office (October 11, 2001 Memo): "There are no comments at this time. "Current. Real Property taxes are paid through June 30, 2002." 26. Department of Land and Natural Resources _ Historic Preservation Division (October 22, 2001 Memo): "We believe there are no historic properties present, because residential development/urbanization has altered the land. Thus, we believe that "no historic properties will be affected" by this undertaking." 27. Department of Health (October 25, 2001 Memo): "The Department of Health found no environmental health concerns with regulatory implications in the submittals." 28. Department of Transportation (November 30, 2001 Letter): "Thank you for your transmittal requesting our comments regarding the above change of zone application request. "The proposed zone change will not adversely impact our State highway facilities." 29. Department of Public Works: (Exhibit >S -November 8, 2001 Memo and Sidney Fuke's letter of response dated November 27, 2001) -5- 30. Department of Environmental Management: (See Exhibit C -Comments dated October 11, 2001 and Sidney Fuke's letter of response dated December 31, 2001). I'UDLIC COMMENTS 31. No comments were received from the general public. -6- " CIIA1~G~ O~° ZOI~T~ A.PPLICA~ION COUNTY OF HAWAII PLA~IVNING DEPAiZTN.~EN'I` (Type or legibly print the requested information) APPLICANT: Dr. Curtis Lee APPLICANT'S SIGNATURE: ~ DATE: 9 / 24 / O1 ADDRESS: 24 Mauna Kea Street, Suite 1 Hilo, HI 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE: (Bus.) 9 61 ° 6 6 5 5 (Res.) (Fax) LANDOWNER(S): Curtis Lee LANDOWNER SIGNATURE(S): ~ DATE: 9 / 14 / O1 (May be by letter) LANDOWNER(S) ADDRESS: ~ REQUEST: RS°10 TO CG-20 (Existing zonin) (Proposed Zoning) TAX N1AP KEY: 2®~-22 : 00~ STREET ADDRESS OF PROPERTY: ~G Kamana Street SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 20, 640 square feet AGENT: Sidney Fuke ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720 TELEPHONE:(Bus.) 9691522 (Res.) 961-6909 (Fax) 969°7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Dr. Curtis Lee (See Instructions on Reverse Side) ~ ~ N c r^ ATTACHMENT Commercial, RM, Resort, ~ Industrial PLANNING DE?ARThENT COUNTY OF HAWAII r APPLICATION FOR CHANGc Or= ZONE i. If your request is approved, do you int~na to suodiviGe the subject land in accordance with the improved chance ' o f zone? NO If yes, please answer the rest cf question 1 and then to ~ quesuon 3. a. How many acres Df the requesteG ar=a do you intend to subdivide? . b. Into what lot sizes? C. If yOUr r°gUeSL 1S aDprOVed, apOrOXimat°ly how lOilG after file Game Of apOrOVaI GO y0U expect t0 SUDm1L yOUr SUbd lViS1On plans tO the Pl~nning Departmen~ for pre liminary approval? r~ Ir' you intend ~o suodlvlde, please suomi~ a preliminary k; schematic subdivision plan together with your chance of zone aoolication form. 2. If you nave no firm plans of subdividing the suoject a_ea, do you intend to: a. yell or lease the land to someone wno has firm N 0 plans? _ b. Sell or lease t`le land to someone who has tentative NO plans? c. Sell or lease the land to someone who has no plans? N 0 d . Keep it? YES e. Other (please state) F" f.= If you intend to do either a, o, or c, please elaDOrate on the kind of plans the other party nas. Please, also, ire Jude in your answer approximately how soon after approval of your rezoning do you expect to transfer the ' subject land to another party. r N/A 3. What specific building plans do you have for the subject land? Include in your answer une following: type of ouilding (apartment, office, launoerett~, etc.); financing arrangement; timetable for construe a on; and any other information which you feel might help us in evaluating 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 perr"ormed any study whicn would demonstrate a need for your proposed building and/or aevelopment? N 0 - If S0, please e labOTate On yOUr flndlnCS in the Space prOVided below. -2- t 5. Hive you perr"armed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? YE S If so, please elaborate on your findines in the space proviaed oelow. Please refer to Planning and Environmental Report. t.. f- o . "her- _ny ou_lc_ncs on the suc jec ~ ter..... YES So, what kinc? Single-family; residence. t V~niat :O V^U _f' _er1G w_ =.-1 =nOS~ Ju__=ii ACS _ i^ y:~l:r reyUeS~.s G:prOv°0:' G Renovate and convert it to an office building. , 7. Is ;.'le SUD~eCt land currently being Used for any agricultural act_vi t i ty? NO f sg, please list the ki,ncs or' products crown and on how many square feet or acres of land per product. 8. To~your knowledge, has there been any flooding and/or drainage problem on the subject area? NO If so, please describe the problem. 9. Do you mink that the roads leading to the subject area needs improvement? N 0 If so, what kind? Is the road adequate for the proposed traffic vo'_ume or load? YES 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developea? Yes No a. Schools X X b. Roads " X c. Sewer d. Drainage X a e. Police Protection X f. Fire Protection X `f>< g. Recreational Facilities X h. Public Utilities X i . Other X For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites stuoy and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with tnis change of zone supplement. See Planning and Enviornmental Report . Cr.,~, _ Signature: Address• 24 Mauna Kea St., Suite 1 961-6655 Telephone: Date: 9/24/01 -5- 6338A/SOA P.C. 5/84 Harry Kim JNtvfcs Nq~ William Takaba Mayor v; bh< Finance Director re ~e ro J.~, $1~OI~~~01 DB~'~ 1F,1`~ ~iSG2 ~i8414 1.00 1? 0001!0008 ~-0~^-OOF 0000-OOiO Coun~lllliof ~avvaii DEPARTMENT OF FINANCE -REAL PROPERTY TAX - 865 PiilantStreet Hilo, Hawaii 96720-4679 Fax (808) 961-8415 Appraisers (808) 961-8354 Clerical (808) 961-8201 Collections (808} 961-8282 75-5706 Kuakini Highway Suite 1 l2 Kailua-Kona. Hawaii 96740 Fax (808) 327-3538 Appraisers (808) 327-3542 Clerical (808) 327-3540 R~~~ ~R®P~RT~ T~X ~.~~I~Ri~lN~.~ (rev. 03/01) August 29, 2001 TMK(s): (3) 2-2-022-005-0000 This is to certify that KEVIN ~ KUROKAWA (owner of record) has paid all Real Property Taxes due for the parcel listed above to the County of Hawaii up to and including June 30, 2002. Reference: TX09. ~y: ~Z Real Property Tax Division << _ - ~ ~ - ~ Prepared F®r: I)r. Curtis I~ee Prepared ~y: Sidney M. Puke, Planning C®nsuftant September 2001 _ . C®~~$~TY l~l~~Jl~®~iM~~BTaAI. ~~~®RT C~~~TY 1~~~~t~G ~E~~~ST - IBS-10 t® CG-20 CU~TtS L~~ TAB lAl~ KEl(: (3j 2-2-22: 005 ~9AIAI~~A I~~U~~Lt3TS, ~~a SRl~S, AIA?K~aA, S~IJTH t~!!-~, I°#~~,1! I. I~°Tt~C3f3UC°TI~~ The applicant, ®r. Curtis Lea, is requesting the rezoning of a 20,640 square foot parcel of land in Hilo, Hawaii from Single-Family Residential (RS-70) to General Corrrrrtercial (CG-20). If successful, the applicant at this time intends to convert the existing dwelling for his medical office. H®wever, depending on the renovation cost, the applicant may als® elect to demolish and/or remove the dwelling and construct a new building in its stead. II. I~R~J~CT L~CA,T'I~N As noted earlier, the subject site consists of 20,640 square feet and is identified by TMK: 2-2-22: 005. The site is located on the northwest or Hamalcua side of Kamana Street, between Kilauea Avenue and Kinoole _ Street. T`he Hilo Shopping Center is located along Kilauea Avenue, approximately 600 feet northeast of the subject property. (Figure 1~ Although there are single-family residences immediately adjoining and across of the subject property, there are a number of commercial uses in this general area. The Hilo Shopping Center is located approximately 600 feet northeast of the subject site along Kilauea Avenue. There is also a gas station as well as an optometry office at the corner of Kilauea and Kamana Streets. There are office uses within a 1,000-foot radius o¢ the _ subject property. These include medical, real estate, financial-related, and f><< similar types of uses. III. ~t~~J~CT [~~S~I~I1~T1~~ ry:: A~ ~r®iect Once- t and C®a~ponents There is an existing single-story, 1,289 square foot structure on the subject site. The subject area is gradually transforming from a single-family residential to office commercial uses. Many of tl~e commercial uses, however, have been housed in dwellings that were converted into office spaces or new structures, whose size and scale, tended to blend in with the surrounding residential structures. t ~ s. ?assn v~armrs a~-r~a,r ~ e. carte rte, r®s. rsr sh DOLP4iIP! x -ate - gds,. . ri: 6 r ~y -9A)r - Cocos t r:. u "0.-,1- 'r4MAiJUW Pl,'°E!'E®. as end Ku3swBay_. - .~we CAAhP P¦ ~ , • raa ~ ~ f~oirs? l,i!!'uodonlsrtF ~ v- a . . Kinfzn' ~6`7~~ ~„e~ ~ 1 ~ P¦~n , •evn~rrax'u. on ,~T , ..e ~ ~ ;,ate,. 'o ' ' ~.B,cPtcfgJt _ `1P~,~,~".~ ~ " , ~ a : ; Hilo:: ItrtBmatiarrsl ~ , ~ ` r ~ t j Opa.'a.-- - ; ~R®d8% ~.y?7131Y A -IOSPif8! % ~r f-~arTt~^' ldk[-,~, edprlar ~ • ,dot R %t o ® ~3 .P Yt~~KeF~lten~8't$ 3t ~ r3- ~ ~ :.dH,,ak3 ps: r:.1-e1s , ~ ~ B $ 1 Yt Y! c ~ ~O m ! Park ~u'U ~tA'" ~ ~ ~ E `3 SI ~i~~~ ~ ~ ~ , y= ~i,~ ~A ~ Obrtler ~ 94 ~ ~ 5+ o~ ~ m gt ' P8h ~ ~ ~ admin. cry! ~ `Ib .aw'ai{~ p ~ ~ .~c,•k.; 1 ~ 2000 ~ ~ College ~S oaa~eCarnss \ - - ® ~ University - 3• nea~•~ st , = ~ : ~aiake3 9t 'Nelo HatHa ~1 cf}Nawai i y,3„ ~ ~i ¦ Prkrce'r ~ / 2g HiIO S;,,yGO( L Cokah! _ Lbkah! ~9- ~f c ~ Kuhio ~ 8p v j . - ~ ~ ` _ Park ~ m • m Plaza St 1 ~ I ~ • ~ Ppe9, c0(~s P- ~ 2000 n,.p. ( ~ Psksa! ~ 5 mss. ;diJ el1>~AP~i,I ~ i~B 6l S L" ~ N ~P' r0f471 i q Si. . c C ~1~ 6 C S ti~l~ v w Rtl ~4 PU' NAICV ~ ~ ~ { ~ ~ tl1 E i ~ P/anWe ad `d MekeM P, tl1 I ~ ~ m~ ~ ~y po ~ tG(" - ~ a E ~ G ~ ~ p1 8 ~ g St , ° ( ~ m ~ '3 I ~ v 1 Rtl .,r v t(®ne~ ~ t ~ l~ ~ C~ .e m I~ f 1 , PI y ~ - ~ - r~ rn ®tho s~ Ks~ ~y NUo l~ ~ FF I .8~ _ " ~ ~ ~ ~ ~ 3 ~ ~ ~ ~ i. [.M~la 9t Afunlcrpa0 ti"; > I I <x~ M _ %z~;;: T• Kea o 4 a ; 3LeomelaPl- ~ GON u ~ ' 'O~gfq rq ~ ~ '6r,. ~ I . ' 4. LeMhou.Pl . ~ . ~I~ \ HILO I~. CiTRT'I~ L~~ ~ ' r' -'.,J• LOfAYO6d MAP ~'1~18Y'~ 1 Consistent with this pattern, the applicant proposes to convert the existing dwelling for his office. The structure is located near the front and middle portion of the subject site. it is setback approximately 75 feet from Kamana Street, while there is mire than 125 feet to the rear. The side yard setback is about 30 feet. Further, a minimum of 6 paved parking stalls would be provided onR site. if there is a need for additional parking-, they can be accommodated rear of the structure. (Irigure 2) There is a Sawn in the front and rear of the dwelling. There are also some fruit trees near the rear property line. (iF'lgtares The existing lawn in the rear would be retained andlor 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 Cepartment of Public Works. It should be noted that in the event the cost of renovating the structure becomes comparable or nearly comparable to a new structure, the applicant may elect to construct a new building In that event, the applicant would strive to have a structure that-befits the surrounding residential ambiance. Rr®iect Ti~etab9e and C®st The applicant intends to initiate improvements immediately upon - approval of the change of zone request. hlopefully, occupancy can _ occur in early next year. k: Without a detailed study, the applicant estimates the conversion cost to approach X100,000. This would be largely for improvements to address Fire and ~9ealth codes for commercial establishments, the American With ®isabilities Act (A®A) requirements, and the creation of an improved parking area. 2 S 6 00 5 ~ K~M~N~ ~T - TM IC = 2-2. -2~ = 0.~ ~ Set _ ~°r: 0 0 0 0 o 0 ~t- . N N 3p' r P(~OPo-ED oF~~e c ~p'r (LXI7TING DW =LLING~ C~I~TIN G I,aB~ 962_FT c,412P~~T ~~MO1.15 H f'~OP®5L LxI~TIN P~Of~KING wA~Kw,~Y 6 - 5TA t,L~ 6.00 Fi~ur~ 2 o io 20 30 ~o ~o ~G.~LC IN o=~~'f" ~ uc_ 20o I ~Iiew of ~'ro~e~ Looking Makai (Kilauea 1~venue} . ,~3 .rye>:::~>' - n H.~ ~..x.: ;S.' View of Property Looking Mauka (Kinoole Street) >;i I .1R:._ 7 r ~ ' *:;{'^i i '~~ii li l~ Ali ~ ~i ~ _ .f Figure 3 iTiew of ~'roper~y _ .ter . ~:::a:::::<::. VieuJ of Proporty »i v~'f •.e~•<';t;}.;j:;Isis:::::>::<::>:<:>:::;:>:::;:::> ...c ~ ::t;>{.>::;:: ;y',<: .~l~{l~pl { ,r m;:: ;w:: x.y,: ny;wY: ~ , ' , r....:;}ii:v:; { { ~ x~ ~ E~; fi ~f ,r$i i . r ...y ~1~LiP~ IV. IS7'ITt11'IGI~AL CC?I~SI®aTl®IVS Sta#e Land Use The subject property is designated Urban. As such, no boundary amendment is required. C®unt~ General Plan The County Genera! Plan Land Use Pattern Allocation Guide (LUPAG) map designates the site High Density. As such, a 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 relafed services (general and ol~ce commercial; multiple residential - up fo 87 units per acre." The requested- zoning and planned uses would be consistent with the uses envisioned within the High Density area. C. I~lil® C®mrnuni#~~7evel® rnent Klan The Hilo Community Development Plan (CDP) attempts to further define the General Plan and serves as a 9u!d~ 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 underg®ne 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 tl~e County Charter requires all zone changes to be consistent with it. Although the requested CG-2(3 zoning is not consistent with the CDP Land Use concept map, t is consistent with the Generai Plan LUPAG map designation of High Density. It is also following an evolving trend of commercial office uses in this general area. 3 +~®ta~ty ~®ninq! The County zoning of the subject area is Single-family Residential (t?S-10). lfi the Genera! 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, A®A, and the like. ®#her Perrraitti onsiderati®ns The site is not located within the County Special Management Area (SMA). As such, no SMA lJse Permit would be required. however, as noted earlier, other construction-related permits would still be required. These would be of the "ministerials' variety, such as Plan Approval, building permit, and health clearances. V. ~i\/l€~fll~i~TAIa Ct}NSI~~`TB~NS A. general ~escri~ti®n The 20,F40 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-fiamiiy dwelling. The rear third of the site is unimproved. Climate, S®i! artd ~'®p®graph~ According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Kilo Airport, The rainfall data of this gauge notes that over the past 37 years, the - annual median rainfall was 131.01 inches. °fhe wetter months tend _ to occur between Qctober through April. The average daily temperature ranges firom 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 lave! with no significant on-site undulations. 4 Seing within an urbanized area, the Land Study Sureau Overall I~Baster I~roductivi Ratin does not have any classification for this site. Likewise, the site is not classified under the Agriculture! 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 US®A Soil Surve IVIa 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. ~atur~l ~iazards 1. ®ra The US Corps of Engineers' Flood Insurance Date IVlap (FIRI<ll) 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 lave! of impervious surface resulting from the proposed parking area, there may be an issue relating to potential increased run-off. In that event, drywall(s) or similar type of accommodations wiN be implemented, subject to the review and approval of the ~epartrnent of ~'ublic Works. `fhe depth of these drywalls - if _ needed -will be shallow enough to avoid potentially high groundwater table. _ 2. Tsunat~ii 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. Volcansc and Ear~ke t°lazarcts 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 s 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 done 4, according to the County Building Code. As such, the applicant understands and accepts that there may be-added structure! 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 develapment of this property would cause any adverse faunal impacts. j E. 1=1®ra Res®urces No commissioned flora survey was conducted of the site due to the residential use of the site for over 50 years. F:< In addition to the lawn, other plant materials observed on the site were some citrus 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. Hist®rirclCuftura~lAtchae~l®~ical Res®urces l=or the same reasons noted earlier, no commissioned archaeological inventory survey and cultural assessment study was 6 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 ®epartment. Valued Cultural des®urces fibs recent Hawaii State Supreme Court's "DASH" and °Ka ~a'aka6 O 6Ca'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 5D 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. Sased 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. a#er and Coas#a! €~es®urces fibs 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. Seing anon-coastal property, no coastal access will be affected. fibs dwelling is already hooked into the County's sewer line that fronts the subjecfi property. °fhis 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 drywalls on the site to address on-site drainage concerns, the appropriate 191C permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully exarnined. I. ~®ise, Air C~uality, and Dust The existing background ambient noise level is associated with the wind, foliage, birds, and the like. phis 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 versos 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 ®epartment ~sf i~ealth guidelines and standards for noise and emission controls. fibs proposed development should not generate any direct fir uali impacts. As the project itself is not expected to have uses that generate adverse air pollutants, the only discernible air qualifiy impact would be associated with vehicular traffic fio and from the site. Voihile the added traffic will have an impact to the ambierrot air- quality, the impact should not be significant. fihis is due in part t® the higher IAA standards for automobile air emissions and tabs prevailing trade`~ainds. 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. s J. Scenic and !lis~aa! C®nsidera4i®ns In the Natural t3eauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not Fisted as a scenic site. 6~owever, the Mauna Kea and IVlauna Loa ~Olountains 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 '~~1..~T1~~ C~~6Si®~~ATit3NS A. Saarr®undin~ Imam flees 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. I-{owever, within a 500-foot radius of the site are commercial offices. Ass such, the requested use would be consistent with the evolving commercial land use pattern in the area. Rlonetheless, 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. Ec®nomic irr~Pacts 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 iong- ~ 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 4-lilo, and the f~ilo Shopping Center. It can thus be supportive of the retail and office uses of those areas. commercial rezoning would also increase the tax revenues to the County. I-lowever, 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 9 higher commercial use, there could be some fallout to neighboring properties. 4~owever, landowners intent on keeping their property for residential uses would have the option of dedicating their land for residential uses. C. Agr~iicu~tura~ Facts 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 Sureau, US ®epartment of Agriculture, and the State ALISH's mapping system do not classify this site important agriculturally. Accordingly, the potential commerciaB agricultural value of the subject site is not significant, if at all. VII. t~~AST~tJ~TIJL C~NSI~~~TI®NS l~®ad and Traffic Access to the project is from Kamana Stmt, which consists of a 20~ foot wide paved road within an existing 6®-foot wide right-of- way. There is also a rolled curb separating the road from a ;paved walkway on fibs north side of Kamana Street. lVo on-street parking is allowed on the street. Given the projected low volume of traffic to be generated by the project, traffic impacfi is anticipated to be insignificant. mater There is a 6-inch County water line within Kamana Street, which rs.. currently services the site. It is anticipated that the existing ~/8-inc"~ meter would be sufficient for the proposed office use. The applicant will increase it to a 1-inch meter if it is required. C. ~Yastewater There is an existing sewer lateral serving the property. The applicant intends to continue its use. D. S®9id waste Solid waste will be handled by commercial haulers who will dispose of the refuse afi the county landfill in Hilo and/or I~u'uanahulu, North io Kona. This landfill has an anticipated life of over 100 years. Typically, a project of this nature should generate slightly mire than a residence but significantly less than a retail establishrv~nt. Accordingly, the applicant intends to either retain the senoices of a commercial hauler or provide its o~rn service. E. ether ~®ver°r~r~era# Services As this area is already part of the City of Milo urban area, it is already being serviced. IVo extension of government services +~oouid be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project The Central hire Station is located at the intersection of Ponahavvai Street and- Kinoole Street, less than 2 miles from the subject site. I~ersonnel equipped to handle pare-medical and fire and rescue protective services staff said station. The I~olice 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 loe~e level demand of-the site's proposed office use. As this project is a commercial one, it should have little or no direst 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 N/aiakea High and Milo 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 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. ~#her ~tili#ies All other utilities such as telephone and electrical services are available to the site. tt VIII. ii~ACT SIG~iFi~AidC~ ANAlLYSIS ~elatiorashi between L~cai Sh®rt-'Term l9ses ®f ~nviro~e~I and Iain~tenan~e and Ea~haracement of !.®n~a-Term I~s°®d~ti~i 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. 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. lrreversibie and Irretrievab9e C®rrmmitment ®f des®urces 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, fihe 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. E C. ~$easfires 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. 12 If required, additional landscaping will also be incorporated '~eithin the project site, as well as along the boundaries adjacent to residential properties. The landscaping would be consistent with the planning ®epartment's landscaping rules. The existing dwelling is presently vacant. As such, the project wilt not result in the dislocation of any person or families. Alternatives t® the l~r®~®sed Pr~ect i. ~o t~r~ect Under the status quo alternative, the site would r~m~in 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 flan and the commercial growth of the general area. 2. eve!®p~el~t used ®n ~xistinc~ ~S-10 ~®nins~ 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 "C3hana" 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 ll~esiderttia! ®ensities The site could be developed and rezoned for multipleafamily residential uses, and that would still be consistent with the _ Genera! 4~lan. While possible, a mixture of residential/commercial-office 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 ofl<ice use. 13 ~vala,aa#i®~ ®f A6#erna#ives Leaving the property in its current stag 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 earBier, 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 mitigative measures such as landscaping and so fortl° 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 flan LUF'AG map. to view of the aforementioned, it would appear that none of the al#ernatives would be more prudent and beneficial than the requested CG-20 zoning alternative. IX. F~~GU~ATGRY A~#AL1(~I~ - Coun grad ~#a#e Land flee P®Ilic'aea A~ Genera! flan Ll~~AG Itfia The General flan provides for the Tong-range comprehensive development of the island of hlawaii. 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 LU~AG map. General I~laa~ ~®licies The requested zoning would be consistent with the goals, policies, and standards of the economic and Land Use rciements ofi tl~e General plan. Specifically, the more pertinent ones €olluw: in 1. ~c®n®mic ~iervaent Goals • Provide residents with opportunities to improve their quality of life. • economic development and improvement shat! be in balance with the physical and social environments of the island of I~awaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shelf provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. F'olicses • The County shall provide an economic environment which allows new, expanded, or improved econorr~ic 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 ?s~hich is consistent with the social, physical, and economic goals of the residents of the County. ~iscussi®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. Belatedly, all of the raga-iced infrastructure is there or, if not and/or needed, will be provided by the applicant without taxing government's servicing ability. 15 laurther, the area is located proximate to residential and business areas, making the site accessible also by foot firaffc. There are schools, commercial uses, and residentia` 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. hand tae le~ent (C®mmercial~ G®ads • 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. P®lacpes • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • ®istribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimum intrusion _ while providing the desired -services. 9~ppropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercia! developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercia! developments shall provide for 16 adequa#e internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be providede • 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. ~isc~assi®~ 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. 6~nd 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, swill be extended andlor provided by the applicant. The County wa#er 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 ~IRI~I 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 i~ or animal life appear remote. There is also little evidence that the site would have any adverse archaeological impacts. E3ecause of the proposed scale and type of use, the request would be -ironically - generalty compatible with the surrounding residential area as well as the growing rnix of commercial uses proximate to the site. To further mitigate potential visas! and noise impact, additional [andscaping cap 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. C. I'°lil® G®muni ~?evelo~~tent Plan As noted earlier, the CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. t4lthough many changes have occurred over the past 25 years, the CAP has never been updated. Thus, many of the planning assumptions are no longer apropos and obsolete. Since 1971, fibs 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 gu-ids; and in that respect, the requested coning is consistent with the Hegh ~ensi~ designation of the General Plan. D. ~®e~in If the request were approved, the existing dwelling would be converted into an office building. ,III of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. iVo variances from the Code are anticipated. Hawaii ate Plan Chapter 226, Hawaii Devised 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: ig t3®ale • 6~ strong, viable economy characterized by stability, diversity, and growth that enables the fulfillment of the needs and expectations of hlawaii°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 Iife. i~i'scussii®n 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. Phis employment opportunity would come without adversely affecting the environment. Where are no known or significant plant or anima! life as well as archaeological/cultural features that ,would be impacted Impacts to the surrounding areas would also be negligible. III 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. T'he residential setting of the site would also not create any adverse impacts to neighboring properties, which are either - used commercially or residentially. 9~awaii Coastal ~®ne nagerr~ent I~r®grarr~ `The objectives of the Hawaii Coastal done IVlanagement (C~lV9) Program are outiined in Chapter 205a, Hawaii Devised Statutes. T'he principal goal is to assure the protection and maintenance of the State's coastal resources. Although the entire State falls within the CZIVI area, the permitting process is geared for those areas proximate to the coast and identified by the County as the Special IVlanagement Area. Nonetheless, a general review of a project's 19 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 Ch~~ters V and VI). any effect that may result wiH be minimized to the extent practicable and will be clearly outweighed by public interest. • 1°he proposed development would be consistent with the objectives of the CZM program. Specifically: • there would be no impact to the area's recreational resources. This is not a shoreline property; • the site does not appear to have any historical resources; • the project will not affect any scenic and open space resources; • the coastal ecosystem will not be impacted; • there will be more employment opportunities, and hence furthering the economic uses of the site; • the site is more than a mile from the shoreline, and thus there would be no coastal hazard or beach erosion or ~ marine resource impacts; and • public participation will be achieved through the hearings on this request. • The proposed development is consistent with the County General Plan and other appropriate regulatory tools, such as the Zoning Code. 20 ~~P~~T~~T ®F P'IJ~LIC 11V®RK~ COUNTY OF hiAWAlI HILO, HAWAII DATE: November 8, 2001 TO: Christopher J. Yuen, Planning Director Planning Department t c FROM: Department of Public Works - SU~JIEQCT: CH~4NGE ®F ~®Nle APPLICe~TI®N (Ft~~ 01-019) Applicant: Dr. Curtis Lee Request: RS-10 to CG-20 TMK: 2-2-22: 005 CJl 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 with 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. C`~uestions may be referred to Kelly Gomes of our Engineering Division at ext. 8321. KG ~f~ ~IC~~Ia?y~Uk2, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Planning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Subdim~ision • Land Use Permits ,aa - : "7 f • Erviranmental Reports November 27, 2001 _ ~ I 2 , ,l Mr. Christopher Yuen, Director Planning Department COUNTY OF I~AWAII 25 Aupuni Street Hilo, HI X6720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 01-019) ®Dr. Curtis Lee T1iVIK: 2-2-22: 005 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 FIP.M maps, there may not necessarily be a need fora :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, S' cerely, `Q V`~ . SIDNEY M. Planning Consultant xc Department of Public Works -Engineering Dr. Curtis Lee w/ enclosure 8/01 COUNTY OF HAWAII DEPARTMENT OF ENVIRONMEtdTAL MANAGEMENT ROUTE SLID' FROM: DATE: ~ l® SUSPENSE: TO INITIAL DATE /DIRECTOR a SOLID WASTE s,~/ ] / o/ WASTEWATER /U~6 SECRETARY [ ] TAKE ACTION [ ] INFORMATION [ ] TAKE/ ACTION/cc to me [ ] CIRCULATE REPLY DIRECTLY [ ] DISTRBBUTE [ ] DRAFT REPLY [ ] FILE [ ] REVIEW/COMMENT [ ] RETURN [ ] INVESTIGATE/RECOMMEND FOR YOUR: [ ] SEE/CALL ME ( ] APPROVAL [ ] AS REQUESTED [ ] ?~fVATURE REMARKS: ~ ~ , t ~ ~.,t 'f~ - Kona. This landfill has an anticipated life over 100 years Typically, a project of this nature should ner ig~more than a residence but significantly less than a retail establishment. Accordingly, the applicant intends to either retain the services of a 1, commercial hauler of pr®vide its own service. ~c.~,v,~~"'~.~ E. ~t~er ~®verne~ent Services ~ c~~. ,.~gr~- ~/%t~ ~ As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services ~rd would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project The Central l=ire Station is located at the intersection of Ponahawai Street and Kinoole Street, less than ~ 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 Hiio Medical Center, approximately 3 mites 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. ~ti~er lJtilities All other utilities such as telephone and electrical services are available to the site. 1~ ~Idt~2y~llke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Pt~;ning • Variance • Zoning Telephone: (808) 969-1522 • Fax: (808) 969-7996 • Subdivision • Land Use Pennits • Environmental Reports December 31, 2001 l1 nn ,r.T Mr. Christopher Yuen, Director ~ ~ ' , < < ; ~ , Planning Department C" ~ J - COUNTY OF HAWAII :>t 25 Aupuni Street Hilo, HI 96720 Dear Mr. Yuen: Subject: l~ezoniing Request (REZ 01-019) RS-10 to CG-20 Dr. C~ar°tas 1(..ee, T1V1I~: 2-2-022: 005 This is in response to the Department of Environmental Management's (DEC) handwritten comments of October 10, 2001 regarding the capacity of the West Hawaii Landfill. We apologetically stand corrected on the misstatement. The source of the information contained in the submitted report is outdated. According to a DEM approved Solid Waste Management Plan prepared for the Manini'owali Residential Comm9.~nity, 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 and medically related matters for a doctor'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. Thus, on balance the estimated volume of waste for this doctor's off ce should be comparable to asingle-family residence. The average household size is 2.82 residents. The applicant intends to use a commercial hauler for the disposal of its waste products. Thus, there will be no dumping into any of the transfer stations. I appreciate the DEM's correction on this matter. Should you have further questions or comments on this application, please feel free to contact me. Thank you. ~ncerely, ~ f~ SIDNEY i LJKE Planning Consultant Copy - Mr. Larry Capellas, DEM Dr. Curtis Lee w/ enclosure