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HomeMy WebLinkAboutCOM 0195.000 2002-2004 +SV os M v ••s+' Harry Kim ~aq, Dixie Kaetsu Mrtyor Mmmging Director ~t'.. ~tf~pl ~N~~ COUNTY OF HAWAII _ 25 Aupum Street, Room 215 • Milo, Hawaii 96720-4252 • (808) 961-8211 • Fax (80$1961-6553 KONA- 75-5706 KuaAini Highway, Smte 103 • Kailua-Kona, Hawaii 96740 _ (808) 329-5226 • Fax (808) 326-5663 March 21, 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 02-025) Applicant: William V. Brilhante Request ML-20 to MCX-20 Tax Map Key: 2-2-35:61 Change of Zone Application (REZ 02-024) Applicant: First Hawaiian Bank, Trustee of the William V. Brilhante Self-Directed IRA Request: RS-10 to CG-20 Tax Map Key: 2-2-024:012 Change of Zone Application (REZ 02-031) Applicant: SAF, Ltd. Request: RS-10 to MCX-20 Tax Map Kew 2-2-3546 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 erely Harr Kim i~ Y Mayor Enclosures ('pip, N0.L~S-~^ cc: Planning Department ,('Jt Fl9 Yf4 No. Raf. To: ~ MAk ;312003 . {Yby 4~~~~. Harry Kim Mawn '4'-y. i'ai'.~~ •i'.. ~h~es'M% County of Hawaii PLANNING COMMISSION lUl Fauahi Street, Suite 3 Hilo, Hawaii 967 20.3 04 3 P~,i ~ ~ (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 02-031) Applicant: SAF, Ltd. Request: RS-10 to MCX-20 Tax Map Key' 2-2-35:46 The Planning Commission, afrer a duly held public hearing on February 21, 2003, voted to recommend for your approval the proposed legislative bill to change the district classification for approximately 21,050 square feet of land from Single Family Residential (RS-10) to Industrial Commercial Mixed Use (MCX-20). The property is located in Waiakea House Lots I s` Series, on the west side of Kanoelehua Avenue, approximately 200 feet north of its intersection with Hualani Street, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting to rezone the subject property from RS-10 to MCX-20 in order to develop an office building for either rental or personal use. If approved, the existing vacant residential structure would be demolished and a single story approximately 2,000± square foot building would be constructed. A minimum of ten (10) parking stalls, including one handicapped stall would be provided. Landscaping would be installed in conformance with Planning Department Rule 17. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as [hey may have an impact on similar areas in the County. The Change of Zone request from a Single Family Residential (RS-10) to Industrial-Commercial Mixed Use (MCX-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: 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. LAND USE -INDUSTRIAL • Designate and allocate industrial areas in appropriate proportions and in keeping with the social, cultural and physical environments of the County. • It shall be the policy of the County to achieve a broader diversification of local industries by providing opportunities for new industries and strengthening existing industries. • Through its zoning powers, the County shall locate industrial areas convenient to transportation facilities, and provide a variety of industrial zoned districts and lot sizes, depending on the needs of the industries and the communities. • Industrial development shall be located in areas adequately served by transportation, utilities and other amenities. Redeveloping or newly developing Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 areas shall be developed in concert with programmed public and privately funded infrastructure to meet the expected needs. • Topography of industrial land shall be reasonably level. • Industrial development shall be conveniently located to its labor resource. • Buffer zones shall be established between industrial and adjacent non compatible uses of land. • The County shall identify sites suitable for future industrial activities. 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 of its economy by strengthening existing industries and attracting new endeavors. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan is a representation of the document's goals and policies to guide the coordinated growth and development of the County. It reflects a graphic depiction of the physical relationship among the various land uses. The LUPAG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated Industrial on the LUPAG Map. This industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The MCX zoning would be consistent with the Industrial designation on the LUPAG Map for this area of Hilo. The applicant proposes a mixture of light industrial and commercial uses which would be suitable in this area. The State Land Use designation for the subject property is Urban. The Hilo Community Development Plan (CDP), adopted in 1975, suggests the retention of residential uses in this area. However, this area is transitioning to commercial and light industrial uses. The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 Hilo. The proposed change of zone would complement the existing industrial and commercial land uses that already exist in this area and will provide for an orderly development of the area. The MCX zoning designation was created when the Zoning Code was amended in 1996. In accordance with Section 25-5-130, Hawaii County Zoning Code, this district would allow a mix of light industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opportunities by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environments. The property has an old single family dwelling that is vacant. The applicant proposes to demolish the dwelling and construct a new one-story building approximately 2,000 square feet in size with a minimum of 10 parking stalls. The applicant would be required to meet the Zoning Code requirements for parking; which would be one space for every 300-square feet of gross floor area for commercial uses (retail and office) and one for every 1,000-square feet of gross floor area for warehouse uses. Further, the applicant would be required to landscape the property in compliance with the Planning Department's Rule 17, regarding landscaping, to mitigate any possible impacts to surrounding residential properties. Surrounding uses are a mix of residential, light industrial and commercial. The immediate adjacent property to the north (makai) and west (rear) are lands zoned RS-10 and in residential uses. Adjacent to the south of the subject property is a property that was rezoned from RS-10 to ML-20, that has not been developed. On the corner of Kanoelehua Avenue and Hualani Street is the Delux Paint Store on ML-10 zoned lands. All utilities and services are available to the site. Access to the subject property is from Kanoelehua Avenue. Although water is available to the subject property through a 5/8-inch meter, [he Department of Water Supply requires that a backflow preventer be installed. The applicant would be required to comply with this requirement. The Department of Public Works has requested a drainage study, which shall be included as a condition of approval, along with any drainage improvements as required. The applicant has informed that they will connect to the existing public sewer line. There are curb, gutter and sidewalk improvements along the subject property frontage. However, driveway access shall comply with the State Highways Division. Final Plan Approval shall be secured from the Planning Department. All other utilities and services are available to the subject property. Finally, the applicant has stated it will comply with all applicable agency requirements. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The property is located within Zone X, area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. Due to the fact that the property had been fully developed with a dwelling in the past, no rare or endangered plants or animals nor any archaeological sites are anticipated to be found on the subject property. 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 is also no public access to the mountains or the shoreline that run through the property. It is not located within the Special Management Area (SMA) and is over 1 mile from the nearest coastline. Based on the above findings, approval of this change of zone request from Single Family Residential (RS-10) to Industrial-Commercial Mixed Use (MCX-20) zoned district would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to 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 Lsaf2pc Enclosures cc: Mr. Sidney Fuke SAF, Ltd. Department of Public Works Department of Water Supply Rodney Haraga, Director/DOT-Highways, Honolulu SAFskg-02/6/03 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT SAF, LTD. CHANGE OF ZONE APPLICATION (REZ 02-031) SAF, LTD. has submitted an application for a Change of Zone by changing the district classification from Single Family Residential (RS-] 0) to Industrial-Commercial Mixed Use (MCX-20) for approximately 2],050 square feet of land. The property is located in Waiakea House Lots ls' Series, on the west side of Kanoelehua Avenue, approximately 200 feet north of its intersection with Hualani Street, Waiakea, South Hilo, Hawaii, TMK: 2-2-35: 46. GENERAL INFORMATION 1. Land Ownership: The subject property is owned by Preston Meyers, President of SAF, Ltd. REQUEST 2. Request: The applicant is requesting to rezone the subject property from RS-10 to MCX-20 in order to develop an office building for either rental or personal use. If approved, the existing vacant residential structru•e would be demolished and a single story approximately 2,000-_ square foot building would be constructed. A minimum often (10) parking stalls, including one handicapped stall would be provided. Landscaping would be installed in conformance with Planning Department Rule 17. 3. Supportive Information: In support of the request, the applicant submitted the following letters. (See Exhibit B -Change of Zone Application) STATE AND COUNTY PLANS 4. State Land Use District: Urban. 5. General Plan LUPAG Map: The LUPAG Map designates the area for Industrial uses. The area west of the subject property along Kalanikoa Street was previously Industrial, however, redesignated Low Density Urban in 1992. The revised General Plan under review, proposes that lots with Frontage along Kalanikoa and Laukapu Streets between Hualani and Lanikaula Street he redesignated from Low Density Urban to Industrial. C 6. County Zoning: Single Family Residential (RS-10). 7. Industrial-Commercial Mixed District (MCX): The MCX zoning designation was created as a new district when the Zoning Code was amended in 1996. In accordance with Section 25-5-1 ~0, Hawaii County Zoning Code, this district would al]ow a mix of industrial and commercial uses. The intent is to provide for areas of diversified businesses and employment opporiunitics by permitting a broad range of uses, without exposing non-industrial uses to unsafe and unhealthy environmc;nts. 8. Hilo Community Development Plan: Adopted in 1975, the Land Use Concept Map reflects the subject property as Single Family Residential (RS-l0). 9. Special Management Area: The subject property is not situated within the Special Management Area. 10. 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. The property is located a little over one mile from the nearest coastline. DESCRIPTION OF PROPERTY AND SURROUNDING AREAS 11. Subject Property: The subject property is located on the west side of Kanoelehua Avenue approximately 200 feet north ofHualani Street. It is am approximately 21,050 square foot property that is rectangular in shape and relatively level. There was a vacant single family dwelling which will be demolished. There is a slight drop between Kanoelehua Avenue and the subject property. 12. ALISH: Urban development. 13. FIRM: Zone "X", or area determined to be outside the 500-year flood plain. 14. Surrounding Zoning and Land Uses: Adjacent to the north (makai) is a dwelling with RS-10 zoning. West and to the rear are residential uses on lands zoned RS-l0. Adjacent to the south (mauka) is a property that was rezoned from RS-10 to ML-20 in -2- 1997. On the corner of Kanoelehua Avenue/Hualani Street is the Delux Paint Store. Across the street along Kanoelehua Avenue to the east are lands zoned MG-la. The area is transitioning from residential uses to commercial/light industrial uses. 15. Commercial/Industrial Rezonings in the Vicinity: Along Kanoelehua Avenue the following rezonings have been approved in the immediate vicinity: A. TMK: 2-2-35: 59 & 101: Ordinance No. 98-80 (REZ 893) from RS-10 to ML-10 effective 8/2/98 to Bruce Hanson, to develop a contracting business. The business is located in the existing dwelling and small warehouse on the subject properties. B. TMK: 2-2-35:91: Ordinance No. 97-147 (REZ 873) effective 12/11/97 from RS-10 to MCX-10 to William V. Brilhante. It is presently the site of the Delux Paint Store. C. TMK: 2-2-35:47: Ordinance No. 97- 93 (REZ 862) effective 7/3/97 from RS-10 to ML-20 for Gerald Kodama, to develop Harper Car and Truck Rentals of Hawaii. No development on property to date. D. TMK: 2-2-35:62: Ordinance No. 85-10 (REZ 486) effective 2/25/85 from RS-10 to NIL-20 for Tracy Lewis, presently the site of the Tracy Lewis Building. E. TMK: 2-2-35:64: Ordinance No. 857 (REZ 428) effective 3/16/83 to Rainbow Petroleum Co., presently the site of the Aloha Petroleum self-service station. 16. Archaeological Resources: [t is not anticipated that there are any historical, cultural or archaeological features on the site since the property was developed for residential purposes. ] 7. Public Access: There is no public access to the mountains or the shoreline that run through the property. 18. 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 E'AC[LITIFS AND SERVICES 19. Access: The subject property has frontage and access from Kanoelehua Avenue, a State Highway. The lanes fronting the subject property are one way and southbound. -3- 20. Water: Water is available to the property through an existing 5/8-inch meter. 2l. Public Services: The subject property is within the City of Hilo limits and in close proximity to police, ire protection and emergency medical services. Fire and emergency services are provided by the Waiakea Fire Station which is located approximately 2.5 miles to the east of the subject property. Electricity and telephone are available to the subject property. 22. All other essential utilities and services are or will be made available to the property. AGENCIES' COMMENTS 23. Department of Water Supply (January 21, 2003 Memo): "We have reviewed the subject request and have the following comments and requirements. "An existing lateral from the Department that is adequate fora 5/8-inch meter services the subject parcel. Inasmuch as the applicants report infers that this size meter is adequate to serve their intended use, and that they agree to install a larger or additional meter, if necessary, the Department has no objection to this application. "However, the applicant should consult with the Hawaii County Fire Department for any fire protection requirements. "Lastly, as a condition of this application, the applicant, prior to occupancy, will be required to have a licensed contractor install a department approved backflow preventer (reduced pressure type) on the subject property just after the meter. Through the enclosed backflow preventer handout, the applicant is being informed of the conditions for this requirement. `"if you or the applicant have any questions, please contact our Water Resources and Planning Branch at 961-8070." 24. Departmental of Environmental Management -Wastewater Division (January 3, 2003 Memo): "Wastewater Division has reviewed the subject Change of Zone Application and recommends the following: • Require extension of the existing sewer and connection of existing or proposed structures to the public sewer. "Should you have any questions, please contact me at 961-8338." -4- 25. Police Department (December 27, 2002 Memo): "Staff has reviewed this request for rezoning and feels that it wi tl have minimal affect on police services or traffic concerns. "Should there be any questions, please contact our South Hilo District Commander, Captain Ronald Nakamichi at 961-2214." 26. Fire Department (January 30, 2003 Memo): "Water supply shall be in accordance with UFC 10.301: "When any portion of a building being protected is in excess of 150 feet from a water supply on a public street, on-site fire hydrants shall be provided On-site fire hydrants and mains shall be capable of supplying the required fire flaw." 27. Real Property Tax Office (January 2, 2003 Memo): "There are no comments at this time." "Current Real Property taxes are paid through December 31, 2002." 28. State Department of Health (December 31, 2003 Memo): "The Health Department found no environmental health concerns with regulatory implications in the submittals." 29. Department of Public Works: (See Exhibit B -January 16, 2003 Memo and Exhibit D -Applicant's response dated January 23, 2003) 30. State Department of Transportation-Honolulu: (See Exhibit C -January 7, 2003 letter and Exhibit D -Applicant's response dated Janaury23, 2003) 31. Applicant's response to Department of Environmental Management-Wastewater Division and Department of Water Supply: (See Exhibit E -January 13 & 25, 2003) PUBLIC COMMENTS 32. Concept Development: (See Exhibit F -Letter of support received November 26, 2002) -5- APPLICATION FOR COUNTY REZONING (RS-10 TO MCX-20) SAF, LTD. Waiakea House Lots, South Hilo, Hawai i TMK: (3) 2-2-035: 046 Prepared For: SAF, Ltd. Prepared By: Sidney M. Fuke, Planning Consultant December 2002 E 1°l 1 1 F~. ~_Ar~_r;;.a. _ CHANGE OF ZONE APPLICATION COUNTY OF HAWAII ~ ~ PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: SAF, C td . ~ i APPLICANT'S SIGNATURE ~ ~ Preston Myers DATE: 12/2/02 ADDRESS: 3225 Akah i Street Cihue, Kauai,HI 96766 LIST APPLICANT"S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUD[NG NAMES OF MAIN OFFICERS: Peesident PHONE:(Bus.) (808) 246-0136 _ (Res.) (Fax) (808) 246-0670 LANDOVNER(S): A LANDOWNER SIGNATURE(S) ~~~-r- Preston-Myers DATE: 12/2/02 (May be by letter) 6 LANDOWNER(S) ADDRESS:_ Same as above REQUEST: RS-10 TO MCX-20 (Existing zoning) Q'roposed Zoning) TAX MAP KEY: (3) 2-2-035: 046 STREET ADDRESS OP PROPERTY: 504 Kanoelehua Avenue SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE RE70NED: 21,050 square feet AGENT: Sidney M. Fuke, Planninl; Consultant ADDRESS: 100 Pauahi Street, Suite 212 Hilo, HI 96720-3046 TELEPHONE:(Bus.) 969-1522 (Res.) 961-6909 CI`a~) 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney Fuke COPIES: Preston Myers i:~c8 ills iiuCiiO RS Oil Rc'v cCSc viiic) 9 ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTN~NT COUNTY OF HAWAII APPLICATION FOR CHANGE OE ZONE 1, If your request is approved, do you intend to subdiviae the subject land in accordance with the approved change of zone? 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? b. Into what lot sizes? 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? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If you have nr, firm plans of subdividing the subject area, do you intend ta: a. Sell or lease the land to someone who has firm plans? NO b. Sell or lease the land to someone who has tentative No plans? 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 followings 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. I intend to construct a 2,000+ square foot office building. I do have my own financing. For toher information, please refer to the Planning Report attached to the application. 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 the environmental impacts your request would nave cn the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please refer to attached Planning/Environmenta] Report. 5. Are there any buildings on the subject area? Yes If so, what kind? Single-famil~~ residence. What do you intend to do with those buildings if your request is approved? It will be demolished, due to its condition. 7. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown 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 think that the roads leading to the subject area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools R b. Roads X c. Sewer R d. Drainage R e. Police Protection X f. Fire Protection R g. Recreational Facilities % h. Public Utilities X i. Oti~er R _ _q_ For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No commissioned study was performed, as the site has been residentially for over 50 years, and the entire site has been cleared in the past. c Signature: ~ - ` 1'~.~ ~ Address: 3225 Akahi Street Lihue, HI 96766 Telephone: 246-0136 pate: Dec. 2, 2002 czznn isnn COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to MCX-20 SAF LTD. WAIAKEA HOUSELOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-035: 046 I. INTRODUCTION The applicant, SAF Ltd., is requesting to rezone a parcel of land consisting of 21,050 square feet from Single-Family Residential (RS-10) to Industrial- Commercial Mixed (MCX-20) in the City of Hilo, Hawaii. The subject site fronts the west side of Kanoelehua Avenue, approximateey 200 feet north of its intersection with Hualani Street at Waiakea House Lots, Waiakea, South Hilo, Hawaii. The adjoining property to the south was rezoned in 1997 (REZ 96-33) into the Light Industrial (ML-20) district for a car rental agency office. If successful, the applicant plans to remove or demolish a vacant single- family dwelling on the site. II. PROJECT LOCATION As noted earlier, the subject site consists of 21,050 square feet and is identified by TMK: 2-2-035: 046. The site fronts the west side of Kanoelehua Avenue and approximately 200 feet north of Hualani Street. (Figures 1 & 2) In this area, the area fronting Kanoelehua Avenue is predominantly commercial and light industrial in character. Within 500 feet of the subject property, there are single-family residences, a contractor's baseyard, retail paint store, and office uses. Most of the zoning corresponds to this mixture of land use. Particularly along major street frontages, pockets of the Waiakea House Lots are slowly undergoing a land se transition from single-family rsidential to commercial uses, while the Kanoelehua Avenue frontage is incresingly becoming commercial and light industrial in nature. III. PROJECT DESCRIPTION A. Protect Concept and Components The applicant wishes to develop an office building for either rental or personal use. The visibility and accessibility of this area make this site quite attractive for office or office-related uses associated with airport or transportation activities. At the same time, ~ r , , ~ . _ _ I ql°ha ~n eau L Alaalea PL , ~ f =i__-_` ~ 1~ I ~ ~ - _ e ea~w ~ ~ ~lo ~ ~ ~ a~~'~ ~ PPI E PUl9E0 ~ \ WaiPah peh KaW aC q °e Ln ~ ~ ~ I s ~A. 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M Y t v W~,?. y F,~ i~o~r ti - fly y ~ ~ ~`Y' c s o, ? i= T CI ~ _ ' O_ j° iy s .nom ~ ~3 ~ i t, e' 51Y 3 ~ _ ~ X17 II6 v Pu x;'~ ey i t~ e wK 3~ d ° i' t o t~ R . `a _ ~.A a ~ 3 ~ oJ"' 1 ~ , y s 4e , ~ ~ e O~ / O ~ d ~ ~ C -~i~H/ r ~ , C i ~ ~-~-r-,oxT.°-F- i - ~ ~ P4 ' ~ ii E~~ yB ~c St ~ 'f ~ ~i~~i ~ A ~ v \ i N i ~ R' T- T'~; FJ- - - ~ s ~ \ ~ Y © I r yy ~ / f ~ ~ A KE.f UA ^/AOA it ?f NUC° ~ ~ ~ _ _ ~ - I - ~ ~ ~ in ~ ~ ~ I CO ~ Pi ~ITJ6 i-<.r, ~ 3Y i~ ~ ~ i JYny zNOS a, t i i i ? t u ~~crv~a;~ Fieure2 „C j > ~i ~~6 ,GCn1=ix because of some of the surrounding residences, the proposed office use would be a more benign and less noxious use than a retail or light industrial activity. If the request is approved, the applicant intends to demolish the residential structure on the site. In its place, the applicant would construct asingle-story office building consisting of 2,000+ square feet. The structure is not anticipated to exceed 20 feet in height. A minimum of ten (10) parking stalls, including a handicapped stall, would be provided on-site. This would be more than the required seven ("1) stalls fora 2,000 square foot building. Landscaping consistent with Planning Department Rule No. 17 would be installed around the perimeter of the subject site. The rear portion of the property has an existing rock outcrop that would be further landscaped. (Figure 3) Tentatively, setbacks would be 28+ feet from the south property line and 12+ feet along the northern boundary. The setback from Kanoelehua Avenue would be in excess of 65 feet. Access to the site would be from the single permitted access along Kanoelehua Avenue. It should be emphasized that the proposed structure and parking location are preliminary and may be adjusted to accommodate the spatial requirements of the potential use and County's design review and related construction requirements. B. Project Timetable and Cost Should the request be approved, the applicant intends to finalize the construction plans and begin construction within the next year. The estimated cost of this project is $300,000. IV. INSTITUTIONAL CONSIDERATIONS A. State Land Use The subject property is designated Urban. As such, no State Land Use Commission action is required. The County of Hawaii can process the rezoning request. NoRTh+ I"= 30' I80°OD~ -v IoO.oO C11 a o ly 1 i.J o 28' 54~ ~ 6• 0 ~ ~ CTf o 0 ~ ~ -I ~ ° ~ ~ ~ ~ ~ r~ IJ m ? U1 rJ (y ~ 0 p m 1 1 T m o a ,n~\\ x 'v ~ m m N li I O q ~ ~ y d ~ ® ~ ~ Sio~W A~,K _ 61_ li ~ y 1 D tJ ~ ~ I ~ _ c~o.op 25_00 25-oa 3G0°oo' e- InO. oa --voLGA~'lo ICANOC-L~HuA A~/E, KAM a~e_-n Figure 3 B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site Industrial. Relative to the Industrial designation, the General Plan allows consideration for "manufacfurtng and processing, wholesaling, large storage and transportation facilities, and light industrial uses." As such, the requested MCX zoning would be consistent with this designation, and no General Plan amendment is necessary. No changes are contemplated in the proposed revisions to the General Plan now under consideration by the County Council. C, Hilo Communes Develoament Plan The Community Development Pfan (CDP) attempts to further define the General Plan and serves as a guide for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the CDP was never adopted. The CDP's Land Use Concept map ident~es a RS-10 designation for this area. This designation suggests residential uses at an average of nearly 4 units per acre. Notwithstanding this inconsistency, however, it is acknowledged that the growth of Hilo and its outlying areas like Puna, have made some of the planning assumptions of the CDP obsolete. An updated CDP would be timely. Absent the availability of a relevant intermediary planning document, one must rely only on the General Plan LUPAG map and policies. In the end, the General Plan is more critical, as the County Charter requires all zone changes to be consistent with it. D. County Zonins~ The County zoning of the subject site is Single-family Residential (RS-10). If the Industrial-Commercial Mixed (MCX-20) request were approved, the site would be converted into asmall-scale office building oriented to transportation activities. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with. z G. Other Permitting Considerations The site is not located within the County Special Management Area (SMA). As such, no SMA Use Permit would be required. However, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, driveway permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS Aa General Description The 21,050 square foot site is rectangularly-shaped. It has a width of 100 feet and a depth of 210.5 feet. There is a vacant single- family dwelling near the front of the site. As noted earlier, this structure will be removed due to its dilapidated condition. The site was fully improved as a residential use. There is a lawn immediately adjacent to the dwelling. The balance of the site has been cleared and landscaped in the past. B. Climate, Soil and Topography According to the State Commission on Water Resource Management, the nearest rain gauge in this area is the Hilo Airport. The rainfall data of this gauge notes that over the past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day, and westerly or mountain winds during the evenings. Although there is a slight drop between Kanoelehua Avenue and the property, there are no perceptible topographic or geologic constraints. It sits at approximately the 75-foot elevation level. Being within a heavily urbanized area, the Land Study Bureau Overall Master Productivity Rating does not have any classification for this site. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALISH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. The U. S. Soil Conservation Service, however, has designated the soil type in this are to be of the Keaukaha extremely rocky muck (rKFD) series, 6 to 20 percent slopes. This soil type consists of well-drained, think (less than 1 foot) organic soils overlying pahoehoe lava bedrock. Runoff is medium, erosion hazard slight, and shrink-swell potential high. These soils are usually moist, but when dried, they have high shrinkage but low swelling potential. This soil type is widespread throughout downtown Hilo. C. Natural Hazards ®rainas~e The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500-year flood). There are no drainage ways through the site. Accordingly, the site has not and should not be subject to flooding. As there will be an added level of impervious surface resulting from the proposed parking area, there may be an issue relating to potential increased run-off. In that event, drywell or similar type of accommodations will be implemented, subject to the review and approval of the Department of Public Works. The depth of these drywells - if needed -will be sufficient to avoid potentially high groundwater table. 2. Tsunami Hazard Although the site is situated over a mile from the ocean, it is located within of the Civil Defense's Tsunami Evacuation Zane. The evacuation fine in this area is set at Hualani Street. Thus, people within this area must evacuate the site when the Civil Defense issues a warning. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the entire City of Hilo as being within Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. There is very little that can be done to mitigate this situation and reflects an ongoing threat to all residents and businesses. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, the applicant understands and accepts that there will be added structural requirements to address this seismic hazard during the conversion process. flto 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. The site is not only within an urban environment, but it is in fact fully developed. Introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. Domestic animals such as cats and dogs, and other animals like rats and mongoose are also common. These are all common and not endangered. As such, it is unlikely that the development of the subject property would cause any adverse faunal impacts. E. Flora Resources No commissioned flora survey was conducted of the site due in large measure to its past and current residential use. Aside from the lawn, there are no other cultivated plants or trees on the site. Given its past use, it is unlikely that the site would be an habitat for any listed threatened or endangered plant life. F. Historic/Cultural/Archaeolos~ical Resources For the same reason noted above, no commissioned archaeological inventory survey and cultural assessment study was conducted of the subject site. The past and current residential use of the site, resulting in its extensive clearing, reduces the prospect of finding any archaeological remains. Nonetheless, during the course of developing this project, should any anticipated archaeological features or sites be uncovered, work in the affected area will immediately cease and the applicant will notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's "PASH" and "Ka Pa~akai O Ka'Aina"decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site. in this situation, the subject site is not adjacent andlor proximate to the shoreline. As such, fishing and/or coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over 50 years and landscaped with a lawn and other introduced 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 on the subject property. Based on the above, it does not appear that the project would have any potential adverse impact relating to the cultural and historical resources of this area. H. Water and Coastal Resources The subject site is located over a mile from the coastline. As such, coastal impacts resulting from discharge of drainage systems from the site should not be significant. Being anon-coastal property, no coastal access will be affected. The applicant intends to hook up to the County's wastewater system fronting Kanoelehua Avenue. As such, potential groundwater and coastal resources impacts would be mitigated. Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. 1. Noise Air Quality and Dust Imaacts The existing background ambient noise levels is associated with the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Traffic along Kanoelehua Avenue and frequent aircraft traffic, however, heavily influence manmade noise in this area. Kanoelehua Avenue is a major cross-town 6-lane, divided highway. As such, although this project will introduce additional vehicular traffic to this area, it is not anticipated to contribute significantly to the long-term ambient noise Level. Thus, any traffic increase should result in a noise increase of equal to or less than 55 Ldn, which is within acceptable levels within an urban environment. The periodic aircraft overflights generate a higher level at approximately 60 Ldn. The short-term noise impacts will be associated with the construction of the project. These will be temporary. Further, all applicable State rules governing construction noise abatement will be observed. The applicant also intends to not allow noise- generating construction activity to occur on Sundays and early morning and late evening hours. The proposed development should not generate any direct air uali impacts. During the short-term, there may be some fugitive dust associated with the construction of the project. However, compliance with the State Department of Health's regulations governing dust control should help mitigate this potential impact. From along-term perspective, the project itself is not expected to have uses that generate adverse air pollutants. The only discernible air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. All of the required parking area within the project site will be paved with an all-weather, dust free surface. Landscaping will also be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, Mauna Kea and Mauna Loa are listed as scenic resources. The proposed development would not have any visual impacts on either of those mountains, particularly from Kanoelehua Avenue. The location of the site is such that there will be no interruptions to a these views. Further, the structure will essentially be no different than what presently exists on the site. The proposed structure will be comparable to a standard single-story residence. Thus, there should be little, if any, visual impacts resulting from this project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surroundinst Land Uses The land uses in the immediate area are a mixture of single-family eesidences, commercial, and industrial uses. The commercial and/or industrial uses range from a gas station, office buildings, contractor's baseyard, home improvement store, and a restaurant. As such, while the requested use would be consistent with the design and scale of the immediate area, the proposed use (office building) could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will be taken into account. 13. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the project, there will possibly be a few long- term employment opportunities. The project is anticipated to create at least 6 full and part-time employees. The subject property is located proximate to commercial areas, including Downtown Hilo, Kaiko'o Malt, Hilo Shopping Center, and the University. It can thus be competitive with those areas. A mixed industriallcommercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjacent residential properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. Nonetheless, for homeowners intent on keeping their property for residential uses, there are tax provisions that allow homeowners to "freeze' the valuation of their property for a certain period of time. a C. Anriculturat Impacts The site is and has not been used for intensive agricultural activities. The site has been used as a residence for over 50 years. The surrounding area is also heavily urbanized. Even the State ALISH's mapping system does not classify this site. Accordingly, the potential commercial agricultural value of the site -aside from limited domestic purposes - is minute, if at a?I. VII. INFRASTRUCTURAL CONSIDERATIONS Road Access to the project would be from the Kanoetehua Avenue. This State highway serves as a major cross-town highway. In this area, the highway has six lanes with a divided median. Along this section of Kanoetehua Avenue, the right-of-way is 120 feet. The pavement width on one side of the median (3 lanes) is over 30 feet wide with sidewalks. Na on-street parking is allowed. Because of the divided highway condition, no left-turn movements into the project site is possible. Only right-in and right-out movements are permitted. While there will be some measure of traffic impacts, there are certain conditions that should help mitigate the impacts. For one, the limitation of right-in, right-out movements minimizes conflicts. Then, too, having 3 lanes in this area, allows for the extreme right lane to function more as a turning lane for all of the lots along this Highway. That should minimize impacts to through traffic. Finally, the proposed office use, unlike a retail establishment, generally generates less turning movements or traffic than a retail shop. B. Water The County's 12-inch water line fronts Kanoetehua Avenue and currently services the site. It is anticipated that the existing 5!8-inch meter would be sufficient for the proposed office use. If an additional or larger meter is needed, the applicant will install one. C. Wastewater The project's wastewater system will be hooked up into the County's system in this area. ,n iv D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hilo and eventually at Pu'uanahulu, North Kona, Typically, the waste generation of a project of this nature (office) should be comparable to a typical residence. Although the applicant does not believe one is needed, If required, a Solid Waste Management Plan can be prepared to help address ways to accommodate and reduce the project's waste. E. Other Government Services As this area is already part of the City of Hilo urban area, it is already being serviced. No extension of government services would be required, and existing facilities should be sufficient to accommodate the limited demand expected from this project At least three (3) County Fire Stations and Emergency Medical Services are located within a 5-minute response area. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. Nonetheless, there are parks and schools within a 2-mile radius of the subject site. The Hilo Hospital is located, approximately 3 miles from the site. This hospital is one of five licensed hospitals on the island. F. Other Utilities All other utilities such as telephone and electrical services, are available to the site. VIII. IMPACT SIGNIFICANCE ANALYSIS A. Relationship Between Local Short-Term Uses of Environment and Maintenance and Enhancement of Lon4-Term Productroity The short-term use of the site would probably be continued residenfial use. However, the structure is presently dilapidated, and given the area of transition and traffic along Kanoelehua Avenue, residential use may not be that desirable. 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. Belatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed -will be implemented by the applicant to mitigate potential impacts of this project. Finally, the design and scale of the project will be residential in nature. As such, in spite of its "commercial" use, a residential ambiance can be captured. B. Irreversible and Irretrievable Commitment of Resources The subject site is already disturbed. As such, the commitment of natural or other resources (such as archaeological) would not appear to be an issue. The likelihood of finding archaeological features on the site is remote, due to the past development of the site. Further, any unanticipated finds will be properly mitigated upon consultation with appropriate government agencies. C. Mitigative Measures The applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include drainage, wastewater, and water improvements. The applicant will provide the driveway access from Kanoelehua Avenue. Likewise, the applicant, if required, is prepared to make on-site drainage improvements to accommodate the planned parking area as well as hooking into the County's wastewater system. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for unearthing 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. Work will resume only upon receipt of proper clearances from said agency. ~2 If required, additional landscaping will also be incorporated within the project site, as well as along the boundaries adjacent to the neighboring residences. The landscaping would be consistent with the Planning Department's landscaping rules. There is asingle-family residence on the property that has been vacant due to its condition for nearly a year. As such, there should be no direct relocation issue associated with the project. D. Alternatives to the Proaosed Proiect No Proiect Under the status quo alternative, the site would remain in its present abandoned residential use. Under this scenario, the site would not be utilized to a use that services the community while keeping the residential flavor of the immediate neighborhood. 2. Development Based on Existing RS-10 Zoning Under this alternative, the land could be further subdivided, as it would meet the minimum area requirement for 2 lots (20,000 square feet). It would then be possible to construct an additional dwelling with an "ohana" permit on each of the lot, resulting in a total density of four (4) homes. However, the site's proximity to commercial and industrial uses and the heavily traveled Kanoelehua Avenue would make it iess desirable for more intensive residential uses. Accordingly, it may be unlikely that the site would be developed more intensively for residential uses, 3. Alternative Residential Densities The site could be developed into a higher residential density, such as multiple-family. However, that would not be fulfilling the long-range Industrial objective of the General Plan LUPAG map. Notwithstanding the General Plan, as noted above, having residential uses adjacent to a major street, particularly from a noise and dust perspective, may not be a desirable use. ;3 4. Evaluation of Alternatives Leaving the property in its current undeveloped state would not maximize the use of the land. There would also be diminished tax revenues and less services to the public. While alternative residential densities are possible, the proximity of industrial and commercial uses and a major highway would not make such a project feasible. At the same time, the project's impact to the area's social and physical infrastructure would not appear to be pronounced, particularly in light of the residential scale and design of the building. Furfher, additional mitigative measures such as landscaping, lighting, and so forth will be taken to address any possible impact associated with the proposed use. In that regard, the project in totality would be consistent with the land use objectives sought to be accomplished by the County General Plan LUPAG map. In view of the aforementioned, it would appear that none of the alternatives would be more prudent and beneficial than the requested MCX-20 zoning alternative. [X. REGULATORY ANALYSIS A. General Plan LUPAG Map The General Plan provides for the long-range comprehensive development of the island of Hawaii. It provides direction for balanced growth in the County. The LUPAG map designates the site Industrial, a designation that allows the requested MCX-20 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: is 1. Economic Element Goals Provide residents with opportunities to improve their quality of life. ® Economic development and improvement shall be in balance with the physica? and social environments of the island of Hawaii. The County of Hawaii shall strive for diversity and stability in its economic system. . The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. The County shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. Discussion The request would provide opportunities for a small office building to establish itself in an area that is serviced by a good transportation system. Relatedly, all required infrastructure is there or, if not and/or needed, will be provided by the applicant without taxing government's servicing ability. is Further, the area is located proximate to industrial and business areas, making the site accessible to these uses. At the same time, because of the type of use (office) and its small-scaled nature, the requested project should be consistent with the land use pattem in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Element (Commercial) voa/s Provide far commercial deveioprnents 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. Policies Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for 16 adequate internal circulation amongst commercial facilities in the area. Off-street parking and loading facilities shall be provided. Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. Preference shall be given to commercial lands with a reasonably level topography. Discussion As the City of Hilo and its surrounding area continue to grow, there will be a need for more office space. However, not all office uses need to be in large structures. Smaller structures in areas of transition -such as here -would be appropriate. From a visual and infrastructure perspective, the proposed project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and where there are not, will be extended and/or provided by the applicant. The County water and sewer lines are already available to the subject site. Police and fire protective services are available within a 5- minute response time. As such, this project should not require addition public services to be provided. The site does not have any on-site developmental constraints. The land is relatively level and is designated "X" on the FIRM map. Further, because office use is not noxious, potential pollution concerns would be minimal, if at all. Being used as a residence in the past, the prospects of the site serving as a habitat for rare or endangered plant or animal life appear remote. There is also little evidence that the site would have any archaeological feature. i~ Because of the proposed scale and type of use, the request would be -ironically -generally compatible with the surrounding residential area as well as the growing mix of industrial/commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to any surrounding residential properties. Finally, the standards for an office building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. C. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although the site is designated RS-10, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. D. Zoning If the request is approved, the existing dwelling would be demolished and aresidential-scaled building to accommodate office uses would be constructed. All of the requirements relative to height, setback, landscaping, and parking, and the like would be complied with. No variances from the Code are anticipated. is DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE: January 16, 2003 TO: Christopher ,J. Yuen, Planning Director ``t FROM: Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 02-031) Applicant: SAF, Ltd. Request: RS-10 to MCX-20 TMK: 2-2-35: 046 We have reviewed the subject application forwarded by your memo dated December 26, 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 shall be prepared, and the recommended drainage system shall be constructed meeting with the approval of the DPW. 2. The subject parcel is in an area designated as Zone X by the Federal Emergency Management Agency ~FEMA) 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 and Sedimentation Control, of the Hawaii County Code. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. KG I~ l; LINDA LINGLE GLENN M GovERNOR ~.,'~~e ss . y! °.~~irev' INTERIM DIRECTOR b.., ~TOa41yv ..._~p~,o. STA'TEcOFHAWAII ~r,3 ~.LINRE~i~EF~RT~~j DEP.4RTMENTOFTRANSPORTATION ess PuNCHeow~ srREEr r L °`:f~ilP'I~TIP-8.bf~~7~~1ENT HONOLULU, HAWAII 96813-5097 - ~ ~ ~ I I January 2003 Mr. Christopher Yuen Director Planning Department County of Hawaii 25 Aupuri St.cet, Room I09 Hilo, Hawaii 96720-4252 Deur Mr.Yuen: Subject: SAF, Ltd. Change of Zone Application (REZ 02-131) 'fMK: 2-?-035: 046 Thank you for your transmittal requesting our review of the subject application. Our comments are as follows: All plans for work within the State highway Right-of--Way (ROw') must be submitted to our Hawaii District OfFce for review and approval. 2. Driveway access to Kanoelehuu Avenue must comply with State Highways Division design standards. 3. No point discharge is permitted in the highway ROW for rainfall run off. We appreciate the opportunity to provide comments. Very//ppt~~r~~uyyl~~~~y yours, ,v~ ~/J ~~1/w~ l- v V~-a.~e/" GLENN M. OKIMOI'O Interim Director of Transportation t'. ~ICaYIEyFU~C2, PNni~nny Consultant 100 Pauahl Street, Sutl:- 212 • Hilo. Hawall 96720 • Planning • Variance • Zoning Telephone- (808) 959-152?_ • Fax- 1808) 969-799fi ° Subdivision • Land Use Perm iG fannary 23~ Zt)Q3 ~ Enmronmenlal Reports ,~r~`;I c,r~ 3 Mr. Christopher Yuen, Director 2~ County Planning Department t :_l "l~.ilr.;; ~ D~ ; ;~~UENT CSC,'-:~i~ ; = ~ 101 Pauahi Street _ a„i Hilo, H1 9b720 Dcar IV1r. Yuen: :Snb,ject IBezoning Application (RF.Z ®2-03]) SAF, Ltd., TMK: 2-2-35: 46 "Thank you lbr providing me with a copy of agency comments to date regarding the subject matter. [n response to those comments, please note the following: Department of Public Works All of the permit requirements, as may be needed, will be complied with prior to the construction of this project. These include a grading/grubbing permit. Plans for the project will also reflect appropriate improvements to contain project-generated water to be disposed oft on-site. Relatedly, inasmuch as the site is within Gone X on the FEMA map, we would like to respectfully request that a "formal' drainage study not be mandatory. Furthermore, in conjunction with the building and/or grading/grubbing permit process, the appropriate plans will indirectly have to address drainage and the method of disposing project-generated water on-sitc. State Department of Transportation (DOT) The requirements of the DO"h will be complied with in conjunction with the site improvement and/or building permit phases of this project. Appropriate driveway plans will have to be prepared for the rcvicw and approval of the DOT. Should you have further questions on this application, please feel free to contact me. 'T'hank you very much. ~incerely ' ~ V V S[DNEY M. FUKE Planning Consultant Copy - DY W -Engineering State DOT SAF, Ltd. w/ cnc losures via PAX., ~ ~ ~ r' ~IC~YI@~~U~iB, Planning Consultant r 100 Pauahl Street Suite 212 • Hlo. HawaJ 96720 • Planning • Vanance • Zoning " Telephone. (A08) 969-1522 • Fax ~AbB) 969-7996 • SubOmision • Lantl Use Perm ~ts Fnvimnmenlal R?port> }anuary 13, 2003 ~ ~~~3 13 ~ ~ ~ S~ Pi ~~i~~i;T~~r=, Mr. Christo her Yuen, Director ~`;',~;7 Planning I>epartment ~ ~ ~ ,~l T COUNTY OF HAWAl~I 101 Pauahl Street Hilo, H1 96720 Dear Ntr. Yucn: Subjeet: 1[Sezoning 93equest (REZ 02-03fl 1) - SAS L,4d. TMK: (3) 2-2-035: 046 Thank you for providing me a copy of the Department of }?nvironmental Management, Wastewater Division's comments on the subject matter. Please be intormed that the applicant understands that as part of the building permit process, the wastewater requirements of the State Department of Health and/or County Department of Environmental Management -Wastewater Division must he complied with. As such, the applicant will abide by the applicable requirements. Should you have more comments or questions on this matter, please }eel free to contact me. Stincerely, lr Yt ~ n i S}~NEY~'. KF, Planning Consultant Copy - DEM -Wastewater Division SAF, LTD. w/ enclosure i1Cill~~~u~E3_ ~~'~ann~~ng C~nsWfant 100 Pauahl Street, Sw~e 212 • Hilo, Hawaii 96720 ~ L • Planning • Vanance • Zoning N Telephone (BOB) 969-7 ,22 • Fax: 1808) 969-7996 • S~bdrvision • Lantl Use ?ermds Enmronmenfal Reporrs .lanudr~,?~S,f~?~(1~37 F(9 1 5`i -~~~.r,,,~ ~ _-~eT~:-ivNT F~ ~ Mr. Christopher Yucn, ilirector l.v i ~ ' ' Planning Department CC2LINTY OP HAW d 101 Pattahi Strcct Hilo. HI 96720 Dear IVIr. Yuen: Subject: Rezoning Application (REZ OY-016) SAF, Ltd., TMK: 2-2-035: 046 This is in response to the Department of Water Supply's comments on the subject matter. Please be informed that should the rezoning request be approved, the applicant intends to consult with the Fire Department during the preparation of specilic plans for this project. Furthermore, a backflow preventer will be installed in conjunction with the development of this process. Should yon have further questions on this matter, please feel free to contact me. Sincerely, t ~ E~ ~1 SIDNEY M~UKF. Planning Consultant Copy - Department of Water Supply SAF, Ltd., via PAX ~~n ~fi c~~v~l ~J ~~nt~ ~ ~ - ~,;:,,f,,;l January 6, 2003 County oFllawai'i County Planning llepartment 701 Pauahi Street Hilo. Hawaii 96720 RL: Notice ot'Submittal of Application and Planning Commission Hcaring- Rezoning Request {RS-10 to MCX-20) Rpplicant-SAF', Ltd., Tax Nfap Key: 3/2-2-35: 046 Please be advised that pie completely support the purposed rezoning of the abovo Listed property. S}'i/nj7cerely, aruce G.f[ansen Couccpt Construction hie. cc: Sidney Duke ~~ii~~Q~G' 0~`_.n 558 Kanoeleh~aa Ave„ Hilo, Hawaii 96720 808 935-0279 • Fax 808 935-7597 Builders License Number BC 1 b335