Loading...
HomeMy WebLinkAboutCOM 0134.000 2002-2004 M~v,w Harry Kim Dixie Kaetsu Mrt or ~ ~ Mrtnnging Director Y r Peter T. Young ~~'oi'N•~' Deputy Mnnngirtg Director County of Hawaii 25 Aupuni Street, Roam 215 • Hilo, Hawaii 96720-4252 (808) 961-821 I Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Sui[e 103 • Kailua-Kona, Hawaii 96740 (808)329-5226 Fax (808)326-5663 February 3, 2003 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 02-023) Applicant: Keith K. Yamakawa, DDS Request: Single Family Residential (RS-10) to General Commercial (CG-10) Tax Map Key: 2-2-21:25 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 letter and enclosures regarding the above-referenced request. Si rely, , Harry Kim Mayor U111703 Enclosures 3 cc: Planning Department Oorao. Na .h'; / / ~ 6 FII~ Na Bet. 1b: ~ >~r. ~ + NtY Of y ~_L` • Harry Kim ~ ' 4t' Mayor , • . k: County of Hawaii PhANNING COMMISSION ~ ~ LI~ 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720.3043 x_- (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 02-023) Applicant: Keith K. Yamakawa, DDS Request: Single Family Residential (RS- l0) to General Commercial (CG-10) Tax Mao Key 2-2-2125 The Planning Commission, after a duly held public hearing on January 17, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 10,110 square feet of land from Single Family Residential (RS-10) to General Commercial (CG-10). The property is located at the west corner of the Kino`ole Street and Lanihuli Street intersection, across of the Social Security Administration Office, Waiakea House Lots 2"~ Series, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: Keith K. Yamakawa, DDS is requesting a change of zone from Single Family Residential (RS-10) to General Commercial (CG-10) for approximately ]0,110 square feet of land. The applicant proposes to demolish the existing dwelling and construct an approximately 2,520 square foot office building to accommodate his dental practice and another office space that will be available for rental. A parJtix~g area for ten stalls N~11 be located at the west end of the property. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single Family Residential (RS-10) to General-Commercial (CG-10) zoned district will conform to the following goals, policies and standards of the General Plan Economic and Land Use Elements. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the Lands in the County in the best interest of the island's residents. These state the following: LAND USE -GENERAL • Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural and physical environments of the County. • Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 LAND USE -COMMERCIAL • 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. ECONOMIC • 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 ofits 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 Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 and non-urban form for areas within the County. The subject property is designated Medium Density Urban. This designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). However, during the rezoning of TMK: 2-2-21:26 by Ordinance No. 88 176 (REZ 614) and TMK: 2-2-22:23 by Ordinance No. 90 38 (REZ 660), the parcel to the immediate north and the parcel directly across Lanihuli Street, respectively, interpretations were made that the General Plan designation for both parcels is High Density Urban. Approval of the CG zoning request would allow for uses that are consistent with the High Density Urban designation. The State Land Use designation for the subject property is Urban. The Hilo Community Development Plan reflects the property as RM-4 (Multiple-family, 4,000 s.f./unit). The property has been developed with asingle-family dwelling, and the carport recently demolished. The proposed building will be located along Kino`ole Street with the parking lot sited at the west end of the property. The applicant proposes to landscape the property in compliance with the Planning Department's Rule 17, regarding landscaping. Surrounding lands are zoned Single Family Residential (RS-10) and General Commercial (CG-20). The establishment of the CG zoning, and in this particular situation, the establishment of a dental and general office use, would be consistent with the existing land use pattern established within this portion of Hilo. In an adjacent three block area, twelve parcels were rezoned to commercial with a majority now in office use. To mitigate any possible visual or noise impacts the proposed use would have on adjacent dwellings, the applicant proposes to establish mock orange hedges along the entire side property lines. Also, 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-10 would be appropriate. All utilities and services are available to the site. The primary access to the property is from Lanihuli Street, which is County maintained with a 44-foot wide improved pavement within a 60-foot right-of--way. Although there are curbs, gutter and sidewalks fronting the subject property along Kino`ole Street and on the south side of Lanihuli Street, there are no curb, gutter or sidewalk improvements along the north side of Lanihuli Street. The Department of Public Works has recommended that the applicant provide afull-width concrete sidewalk along the entire frontage of Kino`ole Street and provide full improvements to the entire frontage along Lanihuli Street, consisting of, but Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 not limited to, concrete curb, gutter and sidewalk, and any required drainage improvements and utility relocation, meeting with the approval of the Department of Public Works. However, although full improvements to the entire frontage along Lanihuli Street will be required, the applicant would like to provide a concrete sidewalk, with a landscaping planting strip, along the entire frontage on Kino`ole Street. A condition of approval will be included to address the sidewalk improvements. 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 a existing 8-inch waterline along Kino`ole 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 An existing fire hydrant fronts the property along Kino`ole Street. Police services are available from the main station on Kapiolani Street. Fire services are available from the Hilo station along Kino`ole Street. All other essential utilities and services are available to the site. The project has no severe geological or topographical problem which cannot be properly rectified or which would render the land unusable. The property is designated as Flood Zone "X" (outside of the 100-year flood area) on the Flood Insurance Rate Map (FIRM) prepared by the Federal Emergency Management Agency (FEMA). It is not located within the Special Management Area (SMA) and is over 4,500 feet from the nearest coastline. 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-10) zoned district would result in an appropriate land use pattern that will further benefit the public. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 For your favorable consideration, Section 25-8-33 (City of Hilo Zone Map), of the County Zoning Code is transmitted. We are enclosing a copy of the staff background for your information. Sincerely, Fred Galdones, Chairman Planning Commission Lyamakawa02PC Enclosures cc: Mr. William Moore Keith K. Yamakawa, DDS Department of Public Works Department of Water Supply Brian Minaai, Director/DOT-Highways, Honolulu BYamakuwaKEZeti I l8/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT KEITH K. YAMAKAWA, DDS CHANGE OF ZONE APPLICATION (REZ 02-023) KEITH K. YAMAKAWA, DDS has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to General- Commercial (CG-10) for approximately 10,110 square feet of land. The property is located at the west corner of the Kino`ole Street and Lanihuli Street intersection, across of the Social Security Administration Office, Waiakea House Lots 2"d Series, South Hilo, Hawaii, TMK: 2-2-21:25. GENERAL INFORMATION 1. Land Ownership: Daryl and Tammy Andrade, owners of the subject property, have authorized Dr. Keith K. Yamakawa to apply for the change of zone. PROPOSED DEVELOPMENT 2. Request: The applicant proposes to demolish the existing residential structure and construct an approximately 2,520 square foot office building to accommodate his dental practice and another office space that will be available for rental. 3. Site Plan: The proposed building will be located along Kino`ole Street, with parking for 10 stalls on the west side of the property. Mock orange hedges will be installed along the entire side property lines. 4. Hours of Operation: The dental practice will be open Monday through Saturday, 8:00 a.m. to 5:00 p.m. 5. Number of Employees: For the applicant, there are currently two employees. However, additional employees may be retained when the other office space is rented out. 6. Supportive Information: The applicant has submitted the following in support of the request: (See Exhibit A -Change of Zone Application and October 28, 2002 Supplemental Letter from William L. Moore Planning) STATE AND COUNTY PLANS 7. State Land Use District: Urban. L - /,3 ~F C lJ, / l S i 8. General Plan Consistency: Economic and Land Use Elements goals, policies and courses of action. 9. General Plan Land Use Pattern Allocation Guide Map (LUPAG) Map: Medium Density Urban. This designation allows for village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units per acre). During the rezoning of TMK: 2-2-21:26 by Ordinance No. 88 176 (REZ 614) and TMK: 2-2-22:23 by Ordinance No. 90 38 (REZ 660), the parcel to the immediate north and the parcel directly across Lanihuli Street respectively, interpretations were made that the General Plan designation for both are High Density Urban. 10. County Zoning: Single Family Residential (RS-10). 11. Special Management Area (SMA): The property is not situated within the SMA and is over 4,500 feet from the nearest coastline. 12. Coastal Zone Management, HRS 205A: The entire island lies within the Coastal Zone Management Area. 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, historic resources, scenic and open space resources, coastal ecosystems, economic uses, coastal hazards, managing development, public participation, marine resources and beach protection. As stated, the property is located over 4,500 feet from the nearest coastline. 13. Hilo Community Development Plan: Adopted in 1975, the Land Use Concept Map reflects the subject property as RM-4 (Multiple-family, 4,000 s.f./unit). DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA 14. Property: The subject property is located on the northwest corner of the intersection of Kino`ole Street and Lanihuli Street. It is rectangular shaped, developed with asingle- family dwelling and landscaped with grass and trees. ~'he carport was recently demolished To the west is a residence. Ginoza Realty is to the north, and the Social Security Administrative Office is directly across Lanihuli Street. Kino`ole Street and the south side of Lanihuli Street have curbs, gutters and sidewalks. However, the north side of Lanihuli Street has not been improved. -2- 'lt~l~3 ~i 15. Surrounding Zoning/Land Uses: Numerous parcels in this area were rezoned from Single Family Residential (RS-10) to Commercial Office (CO) or General Commercial (CG). With the revision of the Zoning Code on December 7, 1996, all Commercial Office (CO) districts were redesignated as General Commercial (CG) districts. These parcels are as follows: A. Within the same block, the adjacent parcel to the north, TMK: 2-2-21:26 (REZ 614), by Ordinance No. 88 176 effective November 25, 1988, was rezoned to allow Michael Ginoza to establish a real estate office. B. To the east, in the block fronting Kino`ole Street: L TMK: 2-2-21:31 (REZ 679), by Ordinance No. 91 16 effective February 22, 1991, was rezoned to allow Hilo Radiator & Glass Shop, Inc. to expand the non-conforming auto repair shop and service station use. 2. TMK: 2-2-21:10 (REZ 729), by Ordinance No. 92-124 effective November 20, 1992, was rezoned to allow Diane Lee to establish a beauty salon. In addition, TMK: 2-2-21: 7 and 14 were commercially rezoned in 1993 and 1987, respectively. C. Across Lanihuli Street: 1. TMK: 2-2-22:23 (REZ 660), by Ordinance No. 90 38 effective April 12, 1990, was rezoned to allow Gregory Gadd to establish a real estate office. 2. TMK: 2-2-22:29 (REZ 615), by Ordinance No. 88 169 effective November 25, 1988, was rezoned to allow Nancy Harlocker to establish office use. D. Across Kino`ole Street, to the south, TMK: 2-2-22:11 (REZ 763), by Ordinance No. 93 22 effective June 8, 1994, was rezoned to allow 91 Lanihuli Street Partners to establish office uses. TMK: 2-2-22: 5, 6, 13 and 15 were also commercially rezoned in 2002, 2002, 1987 and 1979, respectively. -3- The subject parcel is also about a block from the Hilo Shopping Center, where there is existing commercial activity. l6. FIRM: Zone X, an area determined to be outside the 500-year flood plain. 17. Flora/Fauna Resources: Due to the fact that the subject property has been previously cleared and developed with a residence, there are no rare or endangered plants or animals. 18. Archaeological Resources: It is not anticipated that there are any historical, cultural or archaeological features on the site since the property has been developed for residential purposes. 19. Public Access: There is no public access to the mountains or the shoreline that run through the property. 20. Valued Cultural Resources: There is no evidence of traditional and customary Native Hawaiian Rights being practiced on the property, therefore no feasible action is necessary to protect these rights. PUBLIC UTILITIES AND SERVICES 21. Roadway Access: The subject property is on the northwest corner of the intersection of Kino`ole Street and Lanihuli Street. Access will be from the northwest end of the property along Lanihuli Street, which has a fully improved pavement width of 44 feet within a 60-foot right-of--way. 22. Water: County water is available to the property through an existing 5/8-inch meter along Lanihuli Street. Additional water can be made available from an existing 8-inch waterline along Kino`ole 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 Afire hydrant is located fronting Kino`ole Street. 23. Wastewater: The applicant will connect to the existing County sewer lateral within Kino`ole Street. 24. Solid Waste: The applicant will comply with the Department of Environmental Management's requirement to minimize waste directed to the East Hawaii Landfill. Solid waste will be handled through a commercial hauler. -4- 25. Otber Essential Utilities and Services: Police services are available at the main station on Kapiolani Street and fire protection services at the Hilo Central Fire Station located on Kino`ole Street. Electric and telephone services are available to the site. AGENCIES' COMMENTS 26. Department of Public Works (December 17, 2002 Memo): "We have reviewed the subject application forwarded by your memo dated November 14, 2002 and offer the following comments for your consideration. 1. All development-generated runoff shall be disposed of on-site and shall not be directed toward any adjacent properties. A drainage study should be prepared, and the recommended drainage system shall be constructed meeting the approval of the DPW. 2. The subject parcel is in an area designated as Zone X by the Federal Emergency Management Agency. Zone X is an area determined to be outside the 500-year floodplain. 3. All earthwork activity, including grading and grubbing shall conform to Chapter 10, Erosion & Sedimentation Control, of the Hawaii County Code. 4. Based on the proposed zoning, we recommend the applicant provide afull-width concrete sidewalk (the existing sidewalk is substandard at 4' wide) along the entire frontage oFKino`ole Street and provide full improvements to the entire frontage along Lanihuli Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, and any required drainage improvements and utility relocation, meeting the approval of the DPW." 27. Department of Water Supply (December 19, 2002 Memo): "We have reviewed the subject application For the proposed Change of Zone and have the following comment and conditions. "The subject parcel has water service from the Department through at 5/8-inch meter, Account No. 140-48000. Based on the prevailing water situation in the area, additional water can be made available from an existing 8-inch waterline along Kino`ole Street, which fronts the property, with a connection size subject to review and approval during the construction design phase of the proposed development. If the applicant's use is similar to the current use at their 315 Kino`ole Street location, the 5/8-inch meter will be adequate. The applicant is reminded that a 5/8-inch meter is limited to a maximum daily use of 600 gallons. Should future usage exceed this amount then the applicant shall apply to the Department for a larger meter and pay the associated fees and charges, which are subject to change. -5- "There is a fire hydrant fronting the subject parcel on Kino`ole Street. "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) 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." Applicant's Response (Letter dated December 30, 2002): "Please be informed that the applicant, Keith K. Yamakawa, DDS, will comply with Department of Water Supply's requirements." 28. Police Department (November 22, 2002 Memo): "Staff has reviewed the application for the above-mentioned project and has no comments or objections." 29. Real Property Tax Office (November 19, 2002 Memo): "Comments from the Appraisal Section: There are no comments at this time." "Comments from the collection section: Current. Real Property taxes are paid through December 31, 2002." 30. Department of Environmental Management: Wastewater Division (November 21, 2002 Memo): "Wastewater Division has reviewed the subject Change of Zone Application and recommends the following: Require connection of existing or proposed structures to the public sewer." Solid Waste Division (November 21, 2002 Memo): "The applicant should be aware of the need to reuse and minimize construction waste that is taken to the Hilo Landfill. There is an urgent need to cooperate to extend the finite space available and extend the life of the only landfill in East Hawai`i." -6- Applicant's Response (Letter dated December 30, 2002): "Please be informed that the applicant, Keith K. Yamakawa, DDS, will comply with Department of Environmental Management's requirement to connect the proposed improvements to the public sewer. With respect to solid waste, Dr. Yamakawa understands the need to reuse and to minimize waste in that there is limited space in the East Hawaii landfill." 31. Department of Transportation (December 17, 2002 Letter): "The proposed 2,000 square foot dental & office rental building with 10 parking stalls on a 10,000 square foot lot with access from Lanihuli Street will not impact our State highway facilities." 32. Fire Department: (See Exhibit B -November 20, 2002 Memo) Applicant's Response (Letter dated December 30, 2002): "Please be informed that the applicant, Keith K. Yamakawa, DDS, intends to comply with the requirements of the Fire Department." AGENCY - NO RESPONSE 33. Department of Health. PUBLIC COMMENTS 34. No written objections or comments have been received from the public in response to this application. Dr. Keith K. Yamakawa, DDS Change of Zone Application Waiakea Houselots, 2°d Series, Waiakea, South Hilo, Hawaii Island TMK: (3) 2-2-21: 25 September 30, 2002 ~g~Y F~ APPLICATION FOR CHANGE OF ZONE couxTY of HAwAn ,,,~2 ~rT 1 3 55 PLANNING DEPARTMENT APPLICAIV"C: Ketth K. Yamakawa DD5 APPLICANT'S SIGNATURE: ~ ~ IL ~~~n ~iC~~".J: w" ~ f{sith K Yamakawa. S ADDRESS: 315 Iiiaoole Street Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IP NOT OWNER: In process of acquiring property LIST PRINCIPAL(S) INCLUDE NAMES OF MAIN OFFICERS: Keith K. Yamakawa, DDS TELEPHONE-BUSINESS: (808) 969-3332 FACS11vI1I..E: (808) 9352899 REQUEST: RS-l0 TO CG10 (Existing Zoning) (Proposed Zoning) TAX MAP KEY: (3} 2-2-021: 025 AREA OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 10,110 square feet LANDOWNER(S): Daryl A. Andrade OWNER'S SIGNATURE: See attached DATE: ( ay y otter AGENT: William L. Moore ADDRESS: W_ illiam L Moore Plaaaia8 159 Halai Street Ailo. Hawaii 96720 TELEPHONE•BUSINESS: (808) 935-0311 FACSIMILE: (808) 934-0162 Please indicate to whom original correspondence should be sent. ORIGINAL: William L. Moore COPIES: Keith K. Yamska~a _ r` N C N c:7 F O N ~ ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If yes, please answer the rest of question 1 and then to question 3. a. How many acres of the requested area do you intend to subdivide? N/A b. Into what lot sizes? N/A c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? N/A If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? NO b. Sell or lease the land to someone who has tentative plans? NO c. Sell or lease the land to someone who has no plans? NO d. Keep it? YES e. other (Please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The applicant is planning to demolish the existing residential structure and construct a new office building to accommodate hia dental practice. Construction is intended to commence within six months of rezoning and be completed in approximately one year thereafter. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development NO If so, please elaborate on your findings in the space provided below. 5. Have you performed any study which discusses environmental impacts your request would have on surrounding area and/or County? YES If so, please elaborate on your findings in the space provided below. There are no significant adverse effects anticipated from the proposed development on surrounding lands or the County should this request be approved. Please see the County Environmental Report which was submitted as part of the Change of Zone application. 6. Are there any buildings on the subject area? NO If so, what kind? There is an 1,196 square foot residential structure on the subject property. This building was constructed in 1960 and cannot be reused for office purposes because of the costs of compliance with the current building requirements, including the Americans with Disabilities Act. What do you intend to do with those building if your request is approved. The applicant intends to demolish the existing residence and construct a new office building for his dental practice. 7. Is the subject land currently being used for any agricultural activity? NO If so, please list the kinds of products grown and on how many square feet or acres of land per product. The proposed commercial area is currently vacant of any use. 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 think that the roads leading to the subject area needs improvement? Yes Is so, what kind? The subject property is at the corner of Lanihuli Street and Kinoole Street. While there are sidewalks along the Kinoole Street frontage, there are currently no sidewalks along the Lanihuli Street frontage. The applicant acknowledges that with the proposed rezoning and establishment of a dental office on the site, there may be an increase in pedestrian traffic in this area. Accordingly, sidewalk improvements along the Lanihuli Street frontage should be provided. Is the road adequate for the proposed volume or load Yes 10. What sort of government assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools X b. Roads X c. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other X For those ehec}:ed eyes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. I?ave you performed any historic sites study and/or survey of the subject area? If ao, what were the results? Please, also submit a copy of the study together with this change of zone supplement. No historic sites study was prepared for this application. However, the subject has been improved for single family residential purposes. Accordingly, ao hietorlc resources are associated with the project area. Signature: Address: ~ ~-~ilo Telephone: ~'~3~' Date: ~~I ~~r~ DR. KEITH YAMAKAWA ENVIRONMENTAL REPORT TAX MAP KEY: (3) 2-2-21:25 WAIAKEA HOUSELOTS, WAIAKEA, SOUTH HILO, HAWAII I. INTRODUCTION The applicant, Dr. Keith Yamakawa, is seeking a change of zone from the Single Family Residential - 10,000 square foot (RS-10) to the General Commercial - 10,000 square foot (CG-10) zoned district for approximately 10,110 square feet to allow the establishment of a dental office and related uses. II. PROJECT LOCATION The subject parcel, whose street address is 1166 Kinoole Street, is located on the south side of Kinoole Street at the northwest corner of Lanihuli and Kinoole Streets, Waiakea Houselots, 2nd Series, Waiakea, South Hilo, TMK: 2-2-21:25. III. PROJECT DESCRIPTION A. Project Concept and Components The subject property is currently owned by Daryl Andrade, who has authorized the applicant to subject this change of zone application. The applicant, Dr. Keith K. Yamakawa, is in the process of acquiring the property to relocate his dental practice to the site. The property is currently improved with a single family dwelling which was constructed in 1960. The applicant considered converting the 1,196 square foot structure to office uses, however, the cost of rehabilitation was prohibitive, especially related to converting the building to allow for handicap access as required by the Americans with Disabilities Act (ADA). Therefore, the applicant is proposing to tear down the existing structure and construct a new office building to house his dental practice. In addition, the proposed 2,520 square foot structure will include an office space that will be available for rental. Driveway, parking and landscaping improvements are also proposed. B. Project Timetable and Cost The applicant is planning to commence construction on the new office building as soon as possible upon approval of the change of zone. Construction is estimated to take approximately 8 months to one year to complete. The estimated cost of construction of the improvements is $250,000 to $300,000. Environmental Report TMK: (3) 2-2-21:25 Page No. l IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The State Land Use District classification is Urban, therefore no State Land Use permitting action is required B. County General Plan The Hawaii County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the property as High Density Urban. This designation allows for commercial, multiple residential and related services. C. Community Development Plan The Hilo Community Development Plan (CDP), adopted in 1975 as Planning Commission Resolution No. 1, recommends Multiple Residential - 4,000 square foot (RM-4) zoning for the area. However, there have been many land use changes in the immediate vicinity, including four similar rezonings on the applicant's block. D. County Zoning The current County zoning of the site is RS-10. The requested change of zone would allow the applicants to utilize their property in a more efficient manner. A number of similar rezonings have been approved in the vicinity of the subject property, including the parcel immediately across Lanihuli Street (COZ Ordinance No. 90-38) and the area immediately to the north. E. Other PermittinE Considerations The site is not located within the County Special Management Area (SMA) and therefore no Special Management Area Use Permit would be necessary. However, other permits such as Plan Approval, etc., would still be required and complied with as part of the development review process. III. ENVIRONMENTAL CONSIDERATIONS A. General Description The project site consists of approximately 10,110 square feet of land area and is general]y rectangular in shape. The parcel has an approximately 81 foot frontage Environmental Report TMK: (3) 2-2-21:25 Page No.2 along Kinoole Street and a 126 foot frontage along Lanihuli Street. The parcel is currently improved with a residential structure and related improvements, including a lawn area. B. Soils and Toooeraphv The topography of the subject property is generally level. The soils on the property are classified by the U.S Department of Agriculture, Soil and Conservation Services, Soil Survey Report as Keaukaha extremely rocky mud (rKFD). This soil type is described as very acidic dark brown muck about 8 inches thick underlain by pahoehoe lava. Permeability is rapid, runoff is medium, and the erosion hazard is slight. Due to the fact that the property is part of an urban area, the Land Study Bureau provides no soil classification of the property and surrounding area. This is also true for the Agricultural Lands of Importance to the State of Hawaii (ALISH) map. C. Natural Hazards 1. Drainase According to the Federal Emergency Management Administration's Flood Insurance Rate Map, the property is outside the 500 year flood plane (Zone "X"). 2. Tsunami Hazard The property is located outside of the Civil Defense Tsunami Evacuation Zone. The parcel is situated over 4,500 feet from the shoreline. 3. Volcanic and Earthquake Hazards The Unites States Geological Survey (USGS) designates the area as in Lava Flow Hazard Zone 3, on a scale of ascending risk from 9 to 1. However, since the entire city of Hilo lies within this hazard zone, there are little or no mitigation measures that can be undertaken to reduce the threat of lava inundation. According to the County of Hawaii Building Code, the entire island of Hawaii falls within Earthquake Hazard Zone 4. Any construction on the property as well as any resulting structure would comply with the Building Code and appropriate mitigation measures would be taken to address this hazard. D. Flora and Fauna Environmental Report TMK: (3) 2-2-21:25 Page No.3 There are no known rare or endangered species associated with the property. Due to the improved nature of the project site and immediate surrounding area, it is unlikely to provide habitat for endangered plant or animal species. E. Historic/Archaeological Resources There are no known archaeological associates with the property. Due to the improved nature of the project site and immediate surrounding area, it is unlikely to contain any significant historic sites. F. Water and Coastal Resources The subject property is located over 4,500 from the shoreline. There is an existing sewer line along Kinoole Street, therefore there should be little or no impact to the coastal waters as a result of the requested change of zone. Also, due to the distance from the shoreline, there will be no impacts on shoreline access. G. Air Quality, Noise and Dust Because the subject property is located in a rapidly expanding urban area and is abutted by Kinoole Street, a major thoroughfare that provides for the movement of traffic into and out of the downtown area, there is an existing high ambient noise level associated with the subject property. Given these factors, the applicant's proposed change of zone and any new activities associated with it, should have little or no impact on surrounding properties noise levels. The applicant's use of the property should not generate any direct impacts on air quality. The only discernable impact to air quality could be associated with the minimal increase in vehicular traffic coming to and leaving the property. However, this increase will be negligible and will result in little or no impact on air quality in the area. H. Scenic and Visual Resources The subject property is not listed as a scenic site. The proposed construction of the office building will replace an existing residential structure. Therefore the requested change of zone should have little or no impact on these visual resources. Environmental Report TMK: (3) 2-2-21:25 Page No.4 IV. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The surrounding land uses in this area are transitioning from residential to commercial. Commercial uses, including federal government, real estate and medical offices are situated to the north, south and east of the subject property. A single family dwelling and the County's Kamana Elderly Housing project is situated to the west. Within a one block radius, medical, dental, real estate and financial offices, warehouse space and service stations have been established. These additional uses are situated on all sides of the subject property, increasing in frequency towards Kilauea Avenue, which is part of the older commercial core of the city of Hilo. Therefore, the requested change of zone for the subject property would not create any disturbance in the pattern of the area's land use. B. Economic Imaacts The requested change of zone would not have any measurable economic impacts. VIL INFRASTRUCTURAL CONSIDERATIONS A. Road Access to the property is from Lanihuli Street, which has a pavement width of 20 feet and grassed shoulders within a 60 foot right-of--way. The project site also fronts Kinoole Street which has a pavement width of 36 feet within a 60+-foot right-of--way. Kinoole Street and the south side of Lanihuli Street are improved with curbs, gutters and sidewalks. B. Water Water is available to the property. Fire hydrants are available along Kinoole Street. C. Wastewater The County has installed a sewer line fronting the project site. As part of the proposed improvements, the applicant will connect to the County's sewer system. D. Solid Waste Solid waste will be handled through a commercial hauler into authorized landfill sites. Environmental Report TMK: (3) 2-2-21:25 Page No.S E. Other Governmental Services As the subject property is located in an urban area of Hilo, all necessary services are already being provided. No additional services would be required as a result of this change of zone. There would be no impact to schools, parks and other related facilities. F. Other Utilities Once again, as the property is located in an urban area, all other utilities such as telephone and electricity are already available to the property. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environmental and Maintenance and Enhancement of Long-Term Productivity The current short-term use of the property is residential. However, due to the mixed nature of land uses of properties in the surrounding area, this may not be the most productive use of the property. Granting the change of zone would result in a more productive use as well as fulfilling the land use concept of the General Plan for this area. B. Irreversible and Irretrievable Commitment of Resources As the subject property has been previously disturbed, the possibility that commitment of natural resources such as rare or endangered plant or animal species as well as archaeological resources is remote. C. Mitigative Measures The subject property is at the corner of Lanihuli Street and Kinoole Street. While there are sidewalks along the Kinoole Street frontage, there are currently no sidewalks along the Lanihuli Street frontage. The applicant acknowledges that with the proposed rezoning and establishment of a dental office on the site, there maybe an increase in pedestrian traffic in this area. Accordingly, sidewalk improvements along the Lanihuli Street frontage are proposed to be provided as part of the dental office improvements. D. Alternatives to the Proposed Project 1. No Project Environmental Report TMK: (3) 2-2-21:25 Page No.6 Under this alternative, the property would maintain its present residential use. However, given the reasons listed previously, this alternative would not result in the most productive use of the property. 2. Alternative Commercially-Zoned Site Under this alternative, the applicant would be forced to seek another site that is already commercially zoned. However, this would only defer the on-going transition of this neighborhood from residential to commercial. 3. Evaluation of Alternatives Any impacts to the area's physical and social infrastructure as a result of the requested change of zone seem to be insignificant. Any possible impacts that may arise out of the land use change for the subject property would be addressed and mitigated by the applicant. Also, the proposed use of the property is consistent with surrounding land uses in the area, and would be consistent with the land use objectives sought by the County's General Plan Land Use Pattern Allocation Guide (LUPAG) map. IX. REGULATORY ANALYSIS A. General Plan LUPAG Mao The requested change of zone for the subject property would result in a use that would be consistent with the surrounding uses in the area, and would also be consistent with the land use objectives sought by the County's General Plan LUPAG map. B. General Plan Policies The requested change of zone would result in a use of the property that would be consistent with the goals, policies and standards of the Economic and Land Use Elements of the General Plan. Included in these are the following: Economic Element Goals o 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. Environmental Repor[ TMK: (3) 2-2-21:25 Page No.7 o 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 of Hawaii shall: ~ Strive for an economic climate which provides its residents an opportunity for choice of occupation. ~ Strive for diversification of its economy by strengthening existing industries and attracting new endeavors. Discussion The requested change of zone will allow the applicant to continue his dental practice in a facility that he owns and controls in an area consistent with the General Plan in lieu of renting. Furthermore, the proposed request is a continuation of the on-going transition of the Kinoole Street-Lanihuli Street area from residential to commercial. Land Use Element Goals o 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 type of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. ~ Promote and encourage the rehabilitation and use of urban and rural areas which are serviced by basic community facilities and utilities. ~ Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. o Encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environments. Land Use-Commercial Development Environmental Report TMK: (3) 2-2-21:25 Page No.8 Goals o 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. Policies ~ Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers and transportation systems. ~ Distribution of commercial areas shall be as such as to best meet the demands of neighborhood, community and regional needs. ~ 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. Standards ~ Commercial development shall be located in areas adequately served by transportation, utilities and other amenities. ~ Off-street parking and loading facilities shall be provided. o 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. o Preference shall be given to commercial lands with reasonably level topography. Courses of Action (South Hiloj o Appropriately located commercial lands shall be allocated as the need arises. Discussion As the City of Hilo continues to grow, it creates a need for more commercially zoned lands. This can be witnessed by the recent commercial rezonings and development inside as well as outside of the central business district of Hilo. It can also be witnessed in the area of the subject property through the rezoning of residential lands into commercial uses in the surrounding area. The Environmental Report TMK: (3) 2-2-21:25 Page No.9 requested change of zone for the subject property is consistent with the recent rezoning and commercial use of other residential lands in this area. The requested change of zone for the subject property also meets the policies and standards of the General Plan. This property is currently serviced with more than adequate infrastructure to meet the demands resulting from the requested change of zone. It is serviced by County water and sewer lines, and other needs such as electrical and phone service are also already available to the property. Fire and police services are available and located within the near vicinity of the subject property. The requested change of zone would not place a burden on any State or County agencies to provide additional public services. Because the property has been previously disturbed, the chances of it containing, or serving as a habitat for any rare or endangered plant or animal species are extremely remote. Also, for the same reasons, any chance of surface or subsurface archaeological remains being discovered on this property is equally remote. There are no known archaeological sites on the property. The requested change of zone and the subsequent commercial use of the subject property is consistent with the mixed ]and uses of the surrounding azea. Although the some of the surrounding area is residential, the proposed rezoning of the subject property will have no visual effect on surrounding properties and will appear no different than most other structures in the area. Any effects on the surrounding area arising from the requested change of zone will be negligible. The request is consistent with the urban form depicted for Hilo in that it would add commercial uses that service the entire city in a central location and in close proximity to other similar services. The establishment of an office in this area would not involve the introduction of an entirely new use in to the area. It would in fact be compatible with the uses already established and approved for the area. The granting of the change zone would strengthen the existing commercial core in additional to provided additional services to the community. For the abovementioned reasons, the applicant feels that the requested change of zone and commercial use of the property is consistent with the mixed land uses in the surrounding area and is a reasonable request for the property. Environmental Report TMK: (3) 2-2-21:25 Page No.10 ~ - ~ :Q I~ rb ~ ~ 4 h I fl i _ i III yyyi `J~fl~ ~~~y_.,, ~ _ 'k~ J,I ~ I, I -b ~ ~ I ~ I ~ - ~ ,4 r. t s ~ , ~ ® N O N e~ ~ L '4~ ~ a rnrn Um ~ _ ° 0 E m=° ~ i ~ ~ ,may a ~ ~ Q) ~ ~ Q ;n ~ ~ =m o= ~ ~ _ am / U U V n ~ E~ yy^~~q ryry~, ~ ~ .V W o`c ~ o ~ ~ :1S ~?~CJhII~I 6u{snoH ~(~~ap~3 euewe~{ ~INooLE ,AVE~ I I / ( ~ ExISrINC. slnEWi.l-k-.-- > :Ye' ~ 1 / ' ~ ~ \ ~ F ~ A ~ az\ N ~ ~M , , ,1 e r ~ e i : j _ 1 z _ 11 j ~ i , • j0 'i O S1uK142PRWN RM. o - ~W I ~ . ~J Y nn y i ~ i ~ w ud ~ ~ - Q r-~ ~ of ~ i ~ _ _ F - ~ i ~ ~ _O ~ V ~ i r V Jw ~ I I ~ j ~ ~C_' n LL O d - ' n 3 ~ °y~ ~ o I I ~ ~ % ~ L'~~, ~qn 9 / ~ ~ ul ~ S.~ ~ _ ice. ~ z m? 4 d I I C-;; m ~ ~ - p~Y, ~ I ~ - - „-fir. ~ t ark `~+4 ° ~ _ , - - -.1 ~1 N :c, '7~ I - T ~ - it i }f d ~ ~ l S I~ d ~~i•~il ~ Q ''F y F--- - B-gxiB P KING O . SaI STALLS ~ o I ~ L~ i ~ I., ~`-u' ~ Q S- ~ C ~ Try' 1 ~ f ~ li iii I I -i _ I t ,o~.a~ ~ F~! J r {IJ, ;I ~ i ~ ~ ~ ~ ~ i ' - y~ ~ ~ ';ti. - "`~c r,. i ~ i J _ r _ X. ~~°05=D DEf~fAL 3~ILpING ~aR: ~ ti~ biC KriTH YAMAKAWA ~i 1~1 ;~~.epi"x 1;66 _}sINOO~ c ST, ~ tvr p„`` $il.o, Ij4wA~1 rrn.k. 3-2-2-2~-2` ` 7v.-2` zi i:~J. ~.I' _ j ;~`yK. \ TA6ULaT1aN 11 ,c ;a ~i ` DENTAL oPFi<E ~ 1~4¢o fa ~ TOTAL 2520 1 1 09/23/2002 08:16 6089352849 KEITH K YAMAKAWA DDS PAGE 02 ~ ? 23 Yt1 1~."~9r? 1 Pal " S'f f, i~~~~tii~;a CE°~ - C.CI~r~ a'(,~~ ~P;TY Q~ i September 21, 2002 To Whom it may concern, I authorize Keith K. Yamakawa to apply for Rerizoning of this propery located at 1166 Kinoole Street, TMK: 2-2-21:25, from RS-1D to CG-10. Signed: ~~"~-Date: ~ y3JDY Owne ~VdLLIA10'I I,. MOORE PLAN1oTI1vG 20 10 19 159 HALAI STREET HILO, HAWAII 96720 ~ , (808)935-0311/Fax (808) 934-0162 ~~iV'T A3, October 28, 2002 Christopher J. Yuen, Director County of Hawaii Planning Department Aupuni Center 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 Dear Mr. Yuen: Subject: Supplement to Change of Zone Application: Dr. Keith K. Yamalcawa, D.D.S Waiakea Houselots, 2"' Series Waiakea, South Hilo, Hawaii Island TMK: (3) 2-2-21:25 This is to supplement the Change of Zone Environmental Report that was submitted on behalf of Dr. Keith K. Yamakawa, D.D.S. on October 28, 2002. The following will supplement/correct the information in Sections III. A, Project Concept and Components and IV. B, County General Plan. The hours of operation of the dental practice will be Monday through Saturday, 8:00 AM to 5:00 PM. The number of employees is currently two, but additional employees may be retained as the additional office space is rented out. The General Plan Designation is Medium-Density Urban. This designation allows for commercial and residential and related functions. Thank you for your attention to this matter. Sincerely, ~~X ~VVWVV~ William L. Moore Enc. cc: Dr. Keith K. Yamakawa, D.D.S Vern Yamanaka, Yamanaka Enterprises `oV~`Y Os Fgwi Harry Kim " Darryl J. Oliveira h/oyor Fire Chief „.,o.•~ Desmond K. Wery q,, a Uepury!'ire chief c~Countp of ~at~ai`i FIRE DEPARTMENT 25 Au puni S[ree[ • Suite ]03 • Hilo, Hawaii 96720 p~ - -n (8116) 961-R297 • Fax (808) 961-8296 ~ F-.~~ iu, ~ f~~~ ~ U`QU[0TJ ~P„L"s~1 P~",i?P~liia; 'ft ~ f,IC9E~~2 Ftt~:~43 November 20, 2002 TO CHRISTOPHER J. YUEN, PLANNING DIRECTOR FROM DARRYL OLIVEIRA, FIRE CHIEF SUBJECT: CHANGE OF ZONE APPLICATION (REZ 02-023) APPLICANT: KEITH K. YAMAKAWA, DDS REQUEST: SINGLE FAMILY RESIDENTIAL (RS-10) TO GENERAL COMMERCIAL (CG-10) TAX MAP KEY: 2-2-021:025 Water supply shall be in accordance with UFC 10.301: "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings, This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall ~p\I COL1= EXHIBIT ~ _ ` y'~ ~ `ARE Christopher J. Yuen, Planning Director Page 2 November 20, 2002 be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall be subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." v DARRYL OLIVEIRA ~ Fire Chief RK:Ik