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HomeMy WebLinkAboutCOM 0825.000 2002-2004 JMSY^oi , N W Harry Kim Dixie Kaetsu Mnyor .j j, Mnnaging Director •:r.;, i ~~r I .l C? eterL.Hendricks ~r?ci~e~'M~ Deputy Mannging Director COUNTY OF HAWAII~;.c 25 Aupum Street, Room 215 Hflo, kiawaii 96 7 2 0-42 5 2 • (808) 961-8211 Fax (808) 961553 KONA: 75-5706 Kuakini Mighway, Sui[e 103 Kailua-Kona, Hawaii 96740 (808)329-5226 • Fax (808)326-5663 October 15, 2004 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: State Land Use Boundary Amendment Application (SLU 03-006) Request: Agricultural to Urban Change of Zone Application (REZ 03-014) Request: ML-20/MG-Sa/CV-10 to RS-20 and A-20a to ML-20 Applicant: Continental Pacific, LLC Tax Map Key: 2-8-8:por 3, por 95, 103 &por 104 Change of Zone Application (REZ 04-014) Applicant: Automotive Supply Center, Ltd. Request: RS-10 to MCX-20 "Tax Map Key: 2-2-49:26 Change of Zone Application (REZ 04-015) Applicant: Island Ohana Dental Request: RS-10 to MCX-20 Tax Map Key: 2-2-37:31 Change of Zone Application (REL 04-016) Applicant: Betty Wung Request: A-3a to RS-IS Tax Map Key: 2-4-38:16 ~hange of Zone Application (REZ 04-021) Applicant Glenn Ahuna Request: RS-10 to RCX-10 Tax Map Key: 2-2-21:30 { 3t~ 3bo ~ Comm. No. Z~ Ref. To: Ref. Date Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 October 15, 2004 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. Sincerely, arty Kim Mayor L091604 Enclosures cc: Planning Department HawaYi County is an Equal Opportunity Employer and Provider 4oVNtY~Or N,~'^ Harry Kim ~ 16i;~' i. Mayor ~r~ ai•H~'N~ County of Hawaii PLANNING COMMISSION 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720-3043 (808)961-8288 • Fax(808)961-8742 October 15, 2004 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Deaz Chairman Arakaki and Members: Change ofZone Application (REZ 04-021) Applicant: Glenn Ahuna Request: RS-10 to RCX-10 Tax Map Key: 2-2-21:30 The Planning Commission, after a duly held public hearing on September 16, 2004, voted to recommend for your approval the proposed legislative bill to change the district classification from a Single Family Residential - 10,000 square foot (RS-10) to aResidential-Commercial Mixed Use - 10,000 square foot (RCX-10) district for 9,367 squaze feet of land. The property is located along the south side of Mohouli Street, approximately 83 feet west of the Mohouli Street-Kinoole Street intersection, Waiakea, South Hilo, Hawaii. The Commission concurs with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting a change of zone from Single-Family Residential 10,000 square feet (RS-10) to Residential-Commercial Mixed 10,000 square feet (RCX- 10) to convert the existing dwelling into an engineering consultant services office. There is a possibility that a new structure maybe constructed on the site to replace the existing dwelling. In that event, the structure would be one-story and single-family residential in character. Four parking stalls are proposed. The existing landscaping will be retained as much as possible. The applicant proposes to finalize the remodeling plan and begin construction within the next two years. The estimated cost of renovation is $25,000. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 2 In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from Single-Family Residential 10,000 square feet (RS-10) to Residential-Commercial Mixed 10,000 square feet (RCX-10) will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. 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. 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 request conforms with the goals, policies and standazds of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. 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 azeas within the County. The project azea is designated Medium Density Urban on the LUPAG Map. The Medium Density Urban designation includes uses village and neighborhood commercial and residential and related functions (3-story commercial; residential - up to 35 units an acre). The proposed revision to the General Plan currently pending before the County Council recommends the extension of the High Density designation to include the subject property. The current High Density azea is makai of Kinoole Street. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 The RCX zoning provides for the mixing of some small-scale service type commercial uses in a district that is primarily residential in chazacter. The intent of this district is to include certain convenience type of commercial uses in a residential azea to provide more of a neighborhood character to the area. The requested RCX zoning would be consistent with the designation on the LUPAG Map for this azea of Hilo, as surrounding areas are a combination of residential and commercial uses. The State Land Use designation for the subject property is Urban. The property is designated Urban by the Land Study Bureau's Productivity Rating. The proposed change of zone would complement the existing residential and commercial land uses that already exist in this area and will provide for an orderly development of the azea. The project site is an approximately 9,367-square foot pazcel fronting Mohouli Street, southwest of the Mohouli Street - Kinoole Street intersection. There is a single- family dwelling and a shack on the site. The property is landscaped with a lawn on the front and reaz of the property, as well as tangerine, banana and other ornamental trees on the site. Lands in the immediate vicinity aze zoned Single-Family Residential 10,000 square feet (RS-10) and are mainly residential in nature. The United Community Church is located across Mohouli Street on lands zoned RS-10. Asingle-family residence borders the property to the west (mauka). The Wailoa Canal borders the site to the east (makai), and a 4,000 square foot remnant parcel owned by the County is located adjacent to the property to the south. There is agovernment-operated caze facility and Arakaki Physical Therapy mauka of the site on Mohouli Street. TMK: 2-4-23: 28 located four lots mauka of the property, was rezoned from RS-10 to RCX-10 under Ordinance No. 02 42 effective Mazch 27, 2002. All utilities and services are available to the site. Access to the project site is proposed from Mohouli Street, a County roadway with an approximately 60-foot right-of- way, and pavement width of 20 feet. According to the applicant, although the proposed project will introduce additional vehiculaz traffic to the area, it will be very insignificant due to the project size and type (office vs. retail). The Department of Public Works recommends full improvements to the frontage along Mohouli Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required relocation of utilities. However, similar to the previous rezoning to RCX-10 along Mohouli Street that was approved on March 27, 2002, (Ordinance No. 02 42), since the proposal is to utilize the existing dwelling for an engineering business, and there are no curb, gutter and sidewalks along this section of Mohouli Street, a condition is not being proposed to require these roadway frontage improvements. However, in the event that the applicant demolishes the existing dwelling Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 and constructs a new commercial structure, full roadway frontage improvements as recommended by the Department of Public Works shall be required prior to the issuance of a Certificate of Occupancy. As the County waterline fronts Mohouli Street, it is anticipated that a 5/8-inch meter would be sufficient for the proposed use. The property currently uses a cesspool to dispose of wastewater. Should an interceptor sewer line be installed in Mohouli Street, the applicant will comply by connecting to the County's sewer line. Solid waste will be handled by commercial haulers. If required, a Solid Waste Management Plan will be prepared. Electricity and telephone services aze available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", azea determined to be outside the 500-year floodplain. No professional surveys were conducted of the site. By letter dated July 2004, the State Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Depaztment. No professional flora or fauna surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site. The property is located in an urban setting and currently used as a dwelling site. Domestic animals such as cats and dogs and other animals such as rats and mongoose are common in the area. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Specia] Management Area. The project site is located more than mile from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. According to the applicant, as the property is fully developed, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 Based on the above findings, approval of this change of zone from Single-Family Residential 10,000 square feet (RS-10) to Residential-Commercial Mixed 10,000 square feet (RCX-10) 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 copies of the staff Background and Planning Director's Recommendation for your information. Sincerely, F d ]doves, Chairman lanning Commission Lahuna02pc Enclosures cc: Mr. Glenn Ahuna Mr. Sidney Fuke Department of Public Works Department of Water Supply Department of Land & Natural Resources-HPD/Kona Rodney Haraga, Director/DOT-Highways, Honolulu Hawaii County is an Equal Opportunity Employer and Provider ( ~ BAhunaREZ.doc-8Y25/04 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT GLENN AHUNA ~ CHANGE OF ZONE APPLICATION (RFZ 04-0211 GLENN AHUNA has submitted an application for a Change of Zone from Single-Family Residential 10,000 square feet (RS-10) to Residential-Commercial Mixed Use 10,000 square feet (RCX-10) for approximately 9,367 squaze feet of land. The property is located along the south side of Mohouli Street, approximately 83 feet west of the Mohouli Street -Kinoole Street intersection, Waiakea, South Hilo, Hawaii, TMK: 2-2-21:30. REQUEST 1. Proposed Development: Change of zone from RS-10 to RCX-10 to convert the existing dwelling into an engineering consultant services office. Anew structure may be constructed on the site to replace the existing dwelling. In that event, the structure would be one-story and single-family residential in character. Four pazking stalls aze proposed. The existing landscaping will be retained as much as possible. The applicant proposes to finalize the remodeling plan and begin construction within the next two yeazs. The estimated cost of renovation is $25,000. (Exhibit A -Change of Zone application) 2. Landowner. Glenn Ahuna. STATE AND COUNTY PLANS 3. State Land Use Designation: Urban. 4. General Plan LUPAG Map: Medium Density Urban. The proposed revision to the General Plan currently before the County Council recommends the extension of the High Density designation to include the subject property. The High Density designation is makai of Kinoole Street. 5. County Zoning: RS-10. 6. Proposed RCX Zoning: The RCX (residential-commercial mixed use) provides for the mixing of some small-scale service type commercial uses in a district that is primarily residential in character. The intent of this district is to allow a residential azea to have -1- Attach: C-825 (B-360) ( ~ certain convenience type of commercial uses so as to provide more of a neighborhood character to the residential azea. The height limit in the RCX district is 45 feet. The minimum yards in the MCX district are front and rear yards 20 feet and side yazds, 8 feet for aone-story building, plus an additional two feet for each additional story. 7. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management azea. 8. Special Management Area: The SMA is a part of the Coastal Zone Management Program regulated by the County. The project site is located more than 1/2 mile from the shoreline and is not in the SMA. DESCRIPTION OF THE SITE AND SURROUNDING AREA 9. Subject Property: The property is an approximately 9,367 square foot parcel fronting Mohouli Street, southwest of the Mohouli Street - Kinoole Street intersection. There is a single-family dwelling and a shack on the site. The property is landscaped with a lawn on the front and rear of the property, as well as tangerine, banana and other ornamental trees on the site. 10. Surrounding Zoning and Land Uses: Lands in the immediate vicinity are zoned RS-10 and are mainly residential in nature. The United Community Church is located across Mohouli Street and zoned RS-10. Asingle-family residence borders the property to the west (mauka). The Wailoa Canal borders the site to the east (makai), and a 4,000 square foot remnant parcel owned by the County is located adjacent to the property to the south. There is agovernment-operated care facility and Arakaki Physical Therapy mauka of the site on Mohouli Street. TMK: 2-4-23: 28 located four lots mauka of the property, was rezoned from RS-10 to RCX-10 under Ordinance No. 02 42 effective March 27, 2002. 11. U.S.D.A. Soil Type: Keaukaha extremely stony muck, 6 to 20 percent slopes (rKFD). The Keaukaha Series consists of well drained, thin organic soils over pahoehoe lava bedrock. 12. Land Study Bureau's Productivity Rating: Urban. ] 3. Noise Impacts: Existing ambient noise includes vehicular tratfc. Short-term noise impacts associated with the project are temporary, and all applicable State rules -2- governing construction noise abatement will be observed. 14. Air Quality: The proposed project will not directly impact air quality in the azea. If a new structure is constructed, fugitive dust during construction can be mitigated by compliance with the Department of Health's regulations. 15. FIRM: Zone "X", an azea outside of the 500-yeaz flood plain. 16. Coastal Hazards: The property is located approximately %z-mile from the shoreline, is not an oceanfront parcel, and will not affect, or be affected by shoreline processes. 17. Recreational Resources: The proposed development will not reduce the size of the coastline or other areas used for public recreational uses. 18. Visual Resources: The proposed project will not affect the line-of--sight towazd the ocean. 19. Flora/Fauna: No professional surveys were conducted of the site. As the site is developed with a dwelling, the applicant does not believe that rare or endangered floral or faunal resources are on the site. 20. Archaeological/Historical Resources: As the property is fully developed, no professional surveys were conducted of the site. The applicant has stated that should any azchaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Departrnent. By letter dated July 7, 2004, the State Department of Land and Natural Resources Historic Preservation Division has indicated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." 21. Cultural or Native Gathering Rights: There is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site, nor existence of any known valued cultural, historical or native resources in the area. 22. Traffic: According to the applicant, although the proposed project will introduce additional vehicular traffic to the area, it will be very insignificant due to the project size and type (office vs. retail). 23. Public Access: None that traverses the property. -3- ~ i PUBLIC UTILITIES AND SERVICES 24. Access: Access to the project site is proposed from Mohouli Street, a County roadway with an approximately 60-foot right-of--way and pavement width of 20 feet. On-street pazking is not allowed on both sides of Mohouli Street. The Department of Public Works recommends full improvements to the frontage along Mohouli Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required relocation of utilities. 25. Water: According to the Department of Water Supply (DWS), water is available from a 5/8-inch meter. Additional water can be made available from an existing 6-inch waterline along Mohouli Street. The DWS also requires the applicant to furnish proof of a backflow preventer on the property. 26. Wastewater: The property currently uses a cesspool to dispose of wastewater. Should an interceptor sewer line be installed in Mohouli Street, the applicant will comply by connecting to the County's sewer line. 27. Solid Waste: Solid waste will be handled by commercial haulers. If required, a Solid Waste Management Plan will be prepazed. 28. Essential Utilities and Services: Electricity and telephone services are available to the site. Three County fire stations and emergency medical services aze available to the property. Hilo Hospital is located approximately three miles from the site. AGENCIES' AND ORGANIZATIONS' COMMENTS 29. Department of Public Works: Exhibit B -August 23, 2004 Memo 30. Department of Environmental Management: Exhibit C -July 26, 2004 Memo 31. Department of Water Supply: Exhibit D -August 11, 2004 Memo 32. Department of Land and Natural Resources Historic Preservation Division: Exhibit E -July 7, 2004 Memo 33. Department of Land and Natural Resources Land Division: Exhibit F -August 6, 2004 Memo 34. Department of Health: Exhibit G -July 30, 2004 Memo -4- AGENCIES - NO COMMENTS 35. Police Department AGENCIES - NO RESPONSE 36. Fire Department APPLICANT'S RESPONSE TO AGENCIES 37. See Exhibit H -August 17, 2004 Letter PUBLIC COMMENTS 38. None as of this writing. -5- CHANGE OF ZONE APPLICATION COUNTY OF HAWAII ~ ' ^ r PLANNING DEPARTMENT / f (T Iype or legibly print the requested information) - APPLICANT: C7 ~~Yl n ~ V'l,(,'l 61(~ APPLCANT'S SIGNATURE: ~ k,Lt) Lt,~'uuV~6-~ DATE: Iq, D'f ADDRESS:lI i~to~l i ~~~e~-~' LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRNCIPAL(S) INCLUDING NAMES OF MAIN OFFICF,RS: PHONE:(Bus.)~~Q`~ ~ ~~6a 14 X~~~(Res.)~D~~~~~J~',~ ~ 7~_ (Pas)----- LANDOWNER(S): E'~4 ~;T~ ~~'~l.C)V(G~ - LANDO WNER SIGNATURE(S): J~+~(,~„Lf. • ,~I ~~^-~~li.L'w-- DATE:_`~` ~~~/'~~~J LANDOWNER(;) ADDRESS: ~ 1 >~~10 ~~~{May~~by letter) - REQvEST: tZ 5 ~ i G To ~C X- l (Existing,zonin) i ~ ~ (Proposed Zoning) TAX MAP KEY: ~ ^ ~ ~ ~ ° G~ 11~ STREET ADDRESS OF PROPERTY: ~ ~l-l ~G~I~iU ~ i ~~ree~ SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: AGENT: ~Lkl'Vl C', ADDRESS: ~G~ INS ~ TELEPHONE:(Bus.) ~t~1~~~~r~ (Res.) "~°~~-~~~'1~~ (Fax)_ _ .Please indicate to whom original correspondence and copies should be sent. `.7RIGINAL: COPIES: (See Jnstructinns on Reverse Side) EXFI~BIT ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING DEPARTt~NT 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? If yes, please answer the rest of question 1 and then to que~ion 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 no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? C b. Sell or lease the land to someone who has tentative ,r plans? i c. Sell or lease the land to someone who has no plans? d. Keep it? ~`~(e~ e. Other (please state) 1 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. ~:r~~e~/ ~~~~~3sb9 jJ~. tA~cu (y Cu~~~lGi Ii1~a ~;~4 r~~~l'u-- ~i~~~~~i ~~S~tUG~U Cov7U~(?~i~+r:~ ~C~P'1 ~u,'J~i~s~. ~ ~'~-1~~" ~c~~?Gt~s 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? 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 have on the surrounding area and/or the County? If so, please elaborate on your findings in the space provided below. 6. Are there any buildings on the subject area? ~t`~ If so, what kind? A ~ ~ ~yi~ ~i~ti~(~ ~ ~~^aoe~~, 1 ~ s ~~~,~1~° i1~~ e~~i~ ~ What do you intend to do with those buildings if your requestt1is approved? ! ,~tcLtY1 ~,v~(' 4^ei~t~G~e.( Zx~~f~~~~ r^esiC~C2~2~,,~---- 7. Is the subject land currently being used for any agricultural activitity? t If so, please list the kinds of products grown and on how many square feet or acres of land per product. ~ i VC~IC~~~Jte~ ~ ~~c%cL'~Ci'y jc 1(t~~~'suL (:~L`C c~ ~ -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? If so, please describe the problem. I 9. Do you think that the roads leading to the subject area ,j~ needs improvement? If so, what kind? Is the road adequate for the proposed traffic volume or load? 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 b. Roads ,J/ c. Sewer d. Drainage e. Police Protection f. Fire Protection y. Recrectional Facilities// h. Public Utilities " i. Other iE- ~ 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. pp~~,, I~ i .mac, Signature: ~~/Ul ~ Address: ~~1 ~ ~U~l!~~~~JJ,~U.~d qq~~C~~/~„~I (~1~ Telephone: ~~~1 -~~~Ol.~~ ~~jS'J~~~SI. ri) Date: ~~~.1~'~J~~[~' -5- o'33f3A/SOA COUNTY ENVIRONMENTAL REPORT i COUNTY REZONING REQUEST - RS-10 to RCX-10 TAX MAP KEY: (3) 2-2-21: 030 WAIAKEA, SOUTH HILO, HAWAII I. INTRODUCTION The applicant, Glenn Ahuna, is requesting the rezoning of a parcel of land consisting of 9,400 square feet from Single-Family Residential (RS-70) to Residential-Commercial Mixed Use (RCX-10 in the City of Hilo, Hawaii. If successful, the applicant plans to convert the existing dwelling into an engineering consultant services office. However, there is a possibility that a new structure may still be constructed on the site to replace the existing dwelling. In that event, the structure would be single-story and have a residential scale to it. II. PROJECT LOCATION As noted earlier, the subject site consists of 9,400 square feet and is identified by TMK: 2-2-21:030. The site, located on the southwest corner of the Mohouli Street and Kinoole Street intersection is across from the United Community Church. (Figure 1) Situated on the site's mauka boundary is asingle-family residence. The Wailoa Canal borders the site on the makai side and a 4,000 square foot remnant parcel County-owned adjacent in the rear on the Puna-side. There are churches and residences proximate to the site. The Higashi Hongwanji Church is located generally across and mauka of the subject site. The Christ Lutheran Church, located at the end of Kapiolani Street, and the United Community Church, located at the corner of Mohouli and Kinoole Streets, is within a 500-foot radius of the subject site. There are more developed commercial uses proximate to this site, particularly along Kinoole Street and the lower portion of Mohouli Street. These include a furniture store, laundry and dry cleaning, convenience store, auto/lawn repair shop, and the like. There are also two schools within a 1,500 feet of the site (St. Joseph's and Chiefess Queen Kapiolani Elementary School). III. PROJECT DESCRIPTION A. Project Concept and Components The applicant, who is a licensed civil engineer, presently is employed by the Department of Water Supply. However, upon retirement in about two(2) years, he intends to open a private engineering and planning practice. In that light, the applicant believes that the subject site would be consistent with his objectives, as well as still fulfilling the County's land use policies. Present plans call for the remodeling the existing single-family dwelling to be converted into an office for the applicant, a draftsman and possibly a junior engineer. Four (4) parking would be provided on the site. (Figure 1) There is a possibility, however, that a new building would be constructed on the site. In that event, the structure would have a single-story and be residential in scale. As much as possible, the existing landscaping would be retained. These include a dragon eye tree, anthurium patch with tree fern and a lawn to the rear of the site, as well as a lawn along the Mohouli side of the property. This is intended to further retain the residential flavor of the structure and use. The existing access along the Mohouli Street would be used. Although there are a few commercial uses in the general area, the site is nonetheless bounded by residential uses on 1 of its 4 sides. As such, if needed, additional landscaping consistent with the County's Landscaping Rule will be implemented adjacent to that property to mitigate potential visual and noise impacts. B. Project Timetable and Cost Should the request be approved, the applicant intends to finalize the remodeling plan and begin construction within the next two (2) years. The estimated cost of this project is $25,000. Should the applicant elect to construct a new structure, the cost would be significantly higher. 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. z i ~ ~i ~ ~ ~ > ~ ~ / ~ ~6~VI ~1 ~l ~~\3~ ~ R I 0 r' k p ~ %CL ~ ~ VAI I 11 - / / / ~ ~ ~ V~ ?T~ T ~ ~ ~ ~~/'/~'~rcexullnyrv"n~"A -11' I / ~I 5 lI ~ lI r ~ i/ ~'~\s /a r ~-P"ice ~i ~ ~ i ~ ~ ~ ~ 0 U Yj?id. O ~ ON~T ~ V f L~ i/Y I Ci ~ l) - III LOCATION MAP ~ NOT TO SCALE M O H O U L I S T R E E T (60-FT. W I D f _ - _ - _ 239° 00' ~ 153.68 - U - ~l PFRKIN6 J 1 T~ T I /2/ I Ci ~ Q V T ~ ~ 7 'I Q L Q ~ F Q T Q H V N Q S J ~ Z IJ ~ L Y AI P,9,fKIN6 9~ ti yam- ml ~ ~ ~ i w o °I D ~ p o ro ~ DWELLING ~ Y P~ - ' ' ~ ~ ~ ~ ~ Py b~ ~ y / ~ ~ ~ n _ I GARAGE ~ ~Q"U ~ 2~ n I / ryti ml , PARGEL 27-B 9s61 so_ Er_ ye <l~ ~ o a I ~.y ~ 2 I F95436 5 _ T~ J~ 424 09 E p- ~ S ':4ALAI" L1 ~ P SH° 10' ~ 12.05 ~ - S PARCEL ze-© ~ PARCEL 2e-A p- TMK. 2-2-]I 029 I I I G R A N T 9 3 7 TO G 0~0 F O N G POp B. qL9((` = ucFHSeo ~ p PPOFESSgNAL L41m SF4EYOp p MAP SHGHING * No. 75fi4 7HE PREMISES OF PARGEL 27-B y9H'q Jyv BEING PORTIONS OF LOT b, DLOGK 63 OF THE "WAIAF:EA HOUSCLOTS, 2ND SERIES" ANp GRANT gl'I4 TO LOO FAT gHUNA AT WAIAKEA, SOUTH HILO, ISLAND OF HAWAIf HAWAII Tt,is work .ras p~eparea by ma or under my d~rece soperv~sa~ TMK.(3) 2-2-021 O~ zo ,u o ~o ao - L~c used Prove sio,~ol Laid s~r~eyor SCBLF IN ~I_tT Ge LFica[e Nmnbar 9564 Evp res April 30, ]006 FILE 2004V6GAHSE2A DWG JUNE 90 ?004 r~/!/~~ B. Countv General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map, if scaled, designates the site Medium Density. Relative to the Medium Density designation, the General Plan allows consideration for "Village and neighborhood commercial and residential and related functions (3-story commercial, residential - up to 35 units per acre." As such, the requested RCX zoning would be consistent with this designation, and no General Plan amendment is necessary. It should be noted that the proposed revision to the General Plan recommends the extension of the High Density area to include the subject property. C. Hilo Community Development Plan The Community Development Plan (CDP) attempts to further define the General Plan and serves as a auide 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 identifies an RS-10 designation for this area. This designation suggests residential uses. 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. Countv Zoning The County zoning of the subject area is Single-family Residential (RS-10). The site, although not meeting the minimum area requirement, was the result of taking of property for the purpose of constructing the Wailoa Canal in 1966. 3 A similar rezoning application for TMK 2-4-023:028 from RS-10 to j RCX-10 for the purposes of a doctor's office was approved by the County Council on March 27, 2002. If the Residential-Commercial Mixed Use (RCX-10) request for this development is approved, the site would be converted into asmall- scale, private engineering/planning office building. Should that occur, all land use and development codes such as parking, landscaping, fire, ADA, and the like would be complied with. 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, as noted earlier, other construction-related permits would still be required. These would be of the "ministerial" variety, such as Plan Approval, building permit, and health clearances. V. ENVIRONMENTAL CONSIDERATIONS A. General Description A""'~"' The 9,400 square foot site has an 80+-foot frontage along Mohouli Street. The trapezoidal-shaped site has a depth of 169+ feet. The only structure on the site is the 3 bedroom, 1.5 bath single- family dwelling. As noted earlier, this structure can be renovated for the applicant's office. The site is fully improved based on a residential use. There is a lawn on the front and back portions of the site. There are also tangerine, dragon eye, papaya, banana, and other ornamental trees around the site. 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 approximately 130 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. 4 The site is fairly level. It is approximately at the 110-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. 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 1. Drainage The US Corps of Engineers' Flood Insurance Rate Map (FIRM) designates the area of the proposed development to be in Zone X (areas outside of 500-year flood). There are no drainage-ways through the site. Accordingly, the site has not and should not be subject to flooding. It should be noted, however, that the Wailoa Flood Control Drainage Canal is adjacent to the makai side of the site. As there will be no an added impervious surface resulting from this intended use, there will be no increased run-off. 2. Tsunami Hazard As the site is situated over 1/2 mile from the ocean, it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there would be little or no threat from high waves. 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 s 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. D. Fauna Resources Although there was no professional survey conducted of the faunal resources of the site, the applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. The site is not only within an urban area, it is in fact fully developed. Introduced bird species (such as dove, Japanese White-eye, house finch, myna) are common in this area. 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. In addition to the lawn, other plant material observed on the site were lychee, dragon eye, papaya, banana, and plumeria trees. Given its past use, it is unlikely that the site would be a habitat for any listed threatened or endangered plant life. F. Historic/Cultural/Archaeological 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 6 in the affected area will immediately cease and the applicant will i notify the Planning Department. G. Valued Cultural Resources The recent Hawaii State Supreme Court's "PASH" and "Ka Pa~akai O Ka'Aina"decisions require decision-makers to consider a project's impact to native Hawaiian gathering and fishing rights. Specifically, there must be a discussion of the cultural, historical, and natural resources and associated traditional and customary practices of this site and the impact of this project to these resources and practices. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, fishing and coastal access is not an issue. It is not known whether the subject or immediate surrounding area was ever used for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over 50 years and landscaped with a lawn and other introduced plant species, it would appear very unlikely that the site would serve such purpose today and/or in the recent past. ~ There are also no known archaeological features or remains on the subject property. Based on the above, it does not appear that the project would have any potential adverse impacts relating to native Hawaiian cultural and historical resources and/or practices. H. Water and Coastal Resources The subject site is located over a 1/2 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. Should the present method of disposing wastewater (cesspool) not be sufficient, the applicant will consider a septic system. In either case, the system would be designed in accordance with Department of Health standards. I. Noise. Air Quality, and Dust The existing background ambient noise levels is associated with i the wind, foliage, birds, and the like. This is relatively low, averaging less than 45 Ldn. Manmade noise in this area, however, is heavily influenced by traffic along Mohouli Street. Although this project will introduce additional vehicular traffic to this area, it will be very insignificant due to its size and type (office versus retail) of use. Thus, any traffic increase should result in a noise increase of less than 55 Ldn, which is within acceptable levels within an urban environment. If a new structure is to be constructed, 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 during the weekends and early morning and late evening hours. The proposed development should not generate any direct air ualit impacts. As the project itself is not expected to have uses that generate adverse air pollutants, the only discernible air quality impact would be associated with vehicular traffic to and from the ~ site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for automobile air emissions and the prevailing tradewinds. All of the required parking area within the project site will be paved with an all-weather, dust free surface. Landscaping will also be required as part of the Plan Approval requirement. As such, with the exception of minimal construction dust in the beginning, long term dust generated by the project should be insignificant. J. Scenic and Visual Considerations In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The subject site is not listed as a scenic site. However, Mauna Kea and Mauna Loa Mountains are listed as scenic resources. The proposed development would not have any visual impacts on either of those mountains, particularly from Mohouli Street. The location of the site is such that there will be no interruptions to these views. Further, the structure will essentially be no different than what presently exists on the site. s Thus, there should be little, if any, visual impacts resulting from this ' project. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surrounding Land Uses The land uses in the immediate area are generally residential in nature. There are churches and single-family residences. There is also agovernment-operated care facility as well as a physical therapy office. The design of these structures is residential in size and scale. That is also the objective of the applicant. As such, while the requested use would be consistent with the design and scale of the immediate area, the use (engineer's office) could still generate some impact to the residences. To mitigate these impacts, design and construction factors such as the placement of buildings, parking areas, lighting, landscaping, and the like will be taken into account. B. Economic Impacts ~.a... The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. With the completion of the project, there will possibly be a few long- term employment opportunities. More space will be available to accommodate related support staff needed by the applicant. The subject property is located proximate to commercial areas, including Downtown Hilo, the Kaiko'o Mall area, and the University. It can thus be competitive with those areas. A commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the 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. C. Agriculturallmpacts v I 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 all. VII. INFRASTRUCTURAL CONSIDERATIONS A. Road Access to the project would be from Mohouli Street through a paved driveway. Mohouli Street has a 60-foot right- of-way, with at least a 20-foot wide pavement. On-street parking is not allowed on both sides of the street in this area. B. Water The County water line fronts Mohouli Street and currently services the site. It is anticipated that the existing 5/8-inch meter would be sufficient for the proposed office use. ~ C. Wastewater A cesspool was used for the single-family dwelling, the applicant is aware that should interceptor sewer line be installed in Mohouli Street, he will comply with connecting to the County wastewater system.. 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 Puuanahulu, North Kona. Typically, a project of this nature should generate equal to or less than 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 io would be required, and existing facilities should be sufficient to i 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 a county park, and public and private schools within 1,000 feet of the site. The Hilo Hospital is located, approximately 3 miles from the site. This hospital is one of five licensed hospitals on the island. F. 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 Long-Term Productivity The short-term use of the site would probably be continued residential uses. 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 remodeling of this project. Relatedly, the project will generate increased tax revenues that can supplement the State and County's fiscal resources. Because of its location, this project will provide a service that can be made reasonably accessible to the region and immediate neighborhoods. The required infrastructure - if needed -will be implemented by the applicant to mitigate potential impacts of this project. 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 ii 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. All of these, if required, will be done in conjunction with the permitting and permit implementation phases of this project. Although the potential for finding archaeological features on the site is remote, if any inadvertent discoveries are made during any phase of this project, the Planning Department will be notified. 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. The applicant presently lives on the property, however, should this application be approved, he will relocate to another residence in the Hilo area. As such, there should be no direct relocation issue associated with the project. D. Alternatives to the Prouosed Project 1. No Proiect Under the status quo alternative, the site would remain in its present residential use. Under this scenario, the site would not be utilized to a use that services the community while keeping the residential flavor of the immediate neighborhood. 2. Development Based on Existing RS-10 Zoning Under this alternative, the land would not be able to be further subdivided, as it does not meet the minimum area requirement 10,000 square feet. However, it would be iz possible to construct an additional dwelling with an "ohana" ' permit. The site's proximity to existing commercial areas and the heavily traveled Mohouli Street would make it less suitable for more intensive residential uses. Accordingly, it may be unlikely that the site would be developed more intensively for residential uses. 3. Alternative Residential Densities The site could be developed for high residential density uses and that would be consistent with the General Plan. Again, having residential uses adjacent to a major street, particularly from a noise and dust perspective may not be desirable. 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. s While alternative residential densities are possible, the proximity of a major street and the potential infrastructural cost (particularly wastewater system) may not make such a project feasible. The project's impact to the area's social and physical infrastructure would not appear to be pronounced, particularly in light of the proposed use (engineering/planning office) and the residential scale and design of the building. Further, additional mitigative measures such as landscaping 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 RCX-10 zoning alternative. 73 IX. 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 Medium Density, a designation that allows the requested RCX-10 zoning. Accordingly, this request would not be inconsistent with the LUPAG map. B. General Plan Policies The requested zoning would be consistent with the goals, policies, and standards of the Economic and Land Use Elements of the General Plan. Specifically, the more pertinent ones follow: I. Economic Element Goals Provide residents with opportunities to improve their quality of life. • Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. • The County of Hawaii shall strive for diversity and stability in its economic system. • The County shall provide an economic environment that 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 that allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. t4 • 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 an engineer's office to establish itself in an area that is serviced by a good transportation system. Relatedly, all required infrastructure is there or, if not andlor needed, will be provided by the applicant without taxing government's servicing ability. Further, the area is located proximate to residential and business areas, making the site accessible also by foot r.~~ traffic. There are schools, the University, commercial uses, and residential uses all within the immediate area. Because of the type of use (office) and its small-scaled nature, the requested project should be consistent with the land use pattern in this area, while making it convenient for the region and surrounding neighborhoods. 2. Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to its users. Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. 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 is intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards • Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • Commercial development shall maintain or improve the quality of the present environment through the consideration of visual, access, landscaping, and other design elements in their development. • Preference shall be given to commercial lands with a reasonably level topography. 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 type of office area needs to be in large structures. They can be within smaller structures, particularly where an area is in transition from residential to commercial. And this is the case here. From a visual and infrastructural perspective, the proposed use would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the 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 i~ water line is already available to the subject site. An adequate cesspool system would be able to handle the anticipated waste water requirements. 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 slightly sloping 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. 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 r°'' commercial uses. To further mitigate potential visual and noise impact, additional landscaping can be provided adjacent to the surrounding residential properties. Finally, the standards for an office building will be fulfilled. These include the acreage, setbacks, uses, parking, etc. C. 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 remodeling into aresidential-scaled building to accommodate a engineer/planning office. 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. it vEPARTMENT OF PUBLIC WORnS COUNTY OF HAWAII HILO, HAWAII y~~~""~"" DATE: August 23, 2004 %res7lly7~a6lL TO: Christopher J. Yuen, Planning Director FROM: ,t{iw% D p rtment of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 04-021) Applicant: Glenn Ahuna Request: RS-10 to RCX-10 TMK: 2-2-21:030 We have reviewed the subject application forwarded by your memo dated July 22, 2004 and offer the following comments for your consideration. 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 Department of Public Works. The subject parcel is in an area designated as Zone X on the Flood Insurance Rate Map (FIRM) by the Federal Emergency Management Agency (FEMA). Zone X is an area determined to be outside the 500-year floodplain. Mohouli Street is County street that is classified as a secondary arterial with aright-of-way width of 60 feet. Ingress and egress should be limited to a single location. The applicant shall provide full improvements to the entire frontage along Mohouli Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities, meeting with the approval of the DPW. Streetlights and traffic control devices shall be installed as required by the Traffic Division, Department of Public Works. The applicant shall be responsible for the design, purchase, and installation of such devices. Questions may be referred to Kelly Gomes of our Engineering Division at ext. 8327. KG ~x;~S?FR.c ~e County of f Iawnll is an Equal Opportunity Provider and Employer JN1Y OF Hqw u~% ~ 9~ Harry Kim Barbara Bell Mayor Dareelar +i~:7-~ a 'rF oF~~""~ Nelson Ho „ Deputy Director ~ry C~>ruz~f~ u~~rzfutzit _ DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street, Room 210 • Hilo, Hawaii 96720-4252 (808) 96]-8083 • Fax (808) 961-8086 MEMORANDUM Date July 26, 2004 To CHRISTOPHER YLTEN, Plannin ire r From BARBARA BELL, Directo SUBJECT: CHANGE OF ZONE AP LIGATION (REZ 04-021) Applicant: Gienn Ahuna Request: RS-10 to RCX-10 TMK: 2-2-21:30 We have reviewed the subject application and offer the following recommendations: DEPARTMENT COMMENTS: WA~.TEWATER DIVISION: ( i No comments ( )Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. ( )Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 of the Hawaii County Code. ( )Other: SOLID WASTE DIVISION: ( ) No comments ( Commercial operations may not use transfer stations for disposal. )Aggregates and any other construction demolition waste should be reused to its fullest extent. (%O Ample room should be provided for recycling. ) Greenwaste maybe disposed of at the drop sites located at the Kailua and Hilo transfer stations. ( )Other: cc: SWD, WWD 6oa9 llmvn%~F Comm iv me egan7 oppor9un ip~ provider and enRiploper- k_,~,NIBIT G Q~ W4)(A 04`q IGpp'p 19 a9 ~?~1~6~~TmL~d~~i' O~ t(Q9~TL~~ ~~~G~l=~P ~0~6~~""' G,'i~~a9P4e~i`V o~ O° ~J(0(Ma W/.p•~e 3R5 KEKUAN AO'A 57RE ET, SUIYE 20 HILO, HAW AI'I 96720 YELEPNl3NE (809) 961-8050 a FAX (808) 961-8657 August ll, 2004 TO: Mr. Christopher J. Yuen, Planning Director Planning Department FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 04-021) APPLICANT -GLENN AHUNA REQUEST: RS-10 TO RCX-10 TAX MAP KEY 2-2-021:030 We have reviewed the subject change of zone application and have the following comment and condition. The subject parcel has water service from the Department through a 5/8-inch meter. Based on the prevailing water situations in the area, additional water can be made available from an existing 6-inch waterline along Mohouli Street, which fronts the property, with a connection size subject to review and approval during the construction phase of the proposed development. Lastly, should the change of zone request be granted, then the applicant must furnish proof that there is a departmentally approved backflow preventer (reduced pressure type) on the subject property just after the meter. 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. Should there be any questions, please contact Ms. Shari Komata of our Water Resources and Planning Branch at 961-8070, extension 252. Si cere yours, Mi on .Pavao, P.E. M \ager SHKaco copy - (w/enc.) Mr. Glenn Ahuna EXHIBIT (w/o enc.) DWS Cross-Connection Section ~ 1 n~1 O A" ~ i~ The Departrr~ t cf VVat ' Supp y `s a. 6grd O>'p~ tuniry provider aotl employer f' e a c~ ylalnl o uis~`mir Iloi mrda. UG_ D recmi Office el Civii Rlphis, Room 326-W, Whltlan Building, 14th and Independence Avenuo, SIN, Nlesl iington DG 20250-94'10. Or call (202) 720-53$4 (voice and l DD) PZE oF„Nak PETER T. YOUNG CHAIRPERSON LINDA UNCLE A 90AR0OF LANG AND NATURAL RESOURCES GOVERNOR OF HAWAII COMMISSION ON WATER RESOURCE MANAGEMENT DAN DAVIDSON DEPUTY OIRECT00. -LAND ~,~w ERNEST Y.W. LAU `yDd azy ~Ppy,wR;~~W'"' DEPUTY DIRECTOR-WATER TOLATIC 0.ESOUROES BOATING AND OCEAN RECREATION STATE OF HAWAII auREA~44FCONVEYANCE3 COMMISSION ON ER RESOURCE MANAGEMENT CONSERVpT1~N AND COASTAL lAND3 DEPARTMENT OF LAND AND NATURAL RESOURCES CONSERVATIQI{AND RESOURCES ENFORCEMENT ' ENGMEERING SaaorF7>N+~ HISTORIC PRESERVATION DIVISION NSTORICPRESERVATION JUI 7,2004 KAKUHIHEWA BUILDING, ROOM 555 KAHOOLAWE ISLAND RESERVE COMMISSION Y 601 KAMOKILA BOULEVARD STA EPARK9 KAPOLEI, HAWAII 96707 HAWAII HISTORIC PRESERVATION LOG NO: 2004.1813 BIVISION REVIER' DOC NO: 0407JK10 Applicant/Agency: Glenn G. Ahuna Address: 141 Mohouli Street Hilo, HI 96720 Project: Chapter 6E-42 Review: Request for "no historic properties affected" for a County of Hawaii Rezoning Application (REZ) RS-10 to RCX-10 Location: Waiakea, Hilo, Hawaii Island Tax Map Key: (3) 2-2-02] :030 I . We believe there are no historic properties present because: a. intensive cultivation has altered the land X b. residential development /urbanization has altered the land c. previous grubbing/grading has altered land d. an acceptable archaeological assessment or inventory survey found no historic properties e. other: 2. This project has already gone through the historic preservation review process. _ a. mitigation has been completed b. other: X Thus, we believe that "no historic properties will be affected by this undertaking. _ Signed _n.Z=,~-I,~ t77; . ~a_;2:~- ~ Date istoric Preservation Divisio~ir Jeanne M. Knapp Cc: Chris Yuen, Hawaii County Planning Department Kai Emler, Hawaii County Department of Public Works EXHIBIT L=- DEPARTMENT OF LAND AND NATURAL. RESOURCES ENGINEERING DIVISION LA/NAV Ref.: REZ 04-021.CMT COMMENTS ( X) We con[irm that the project site, according to the Flood Insurance Ra[e Map (FIRM), is located in Zone X. The National Flood Insurance Program does not have any regulations for development within this area. O Please take note that the project site, according to [he Flood Insurance Rate Map (FIRM), is located in Zone. O Please note that the correct Flood Zone Designation for the project site according to the Flood Insurance Ra[e Map (FIRM) is O Please note that the project must comply with the rules and regulations of the National Flood Insurance Program (NFIP) presented in Title 44 of the Code of Federal Regulations (44CFR), whenever development within a Special Flood Hazard Area is undertaken. If there are any questions, please contact the State NFIP Coordinator, Ms. Carol Tyau-Beam, of the Department of Land and Natural Resources, Engineering Division at (808) 587-0267. Please be advised that 44CFR indicates the minimum standards se[ forth by the NFIP. Your Community's local flood ordinance may prove to be more restrictive and thus take precedence over the minimum NFIP standards. If [here are questions regarding the local flood ordinances, please contact [he applicable County NFIP Coordinators below: O Mr. Robert Sumimoto at (808) 523-4254 or Mr. Mario Siu Li at (808) 523-4247 of the City and County of Honolulu, Department of Planning and Pernutting. O Mc Kelly Gomes at (808) 961-8327 (Hilo) or Mr. Kiran Emler at (808) 327-3530 (Kona) of the County of Hawaii, Department of Public Works. O Mr. Francis Cerizo at (808) 270-7771 of the County of Maui, Department of Planning. O Mr. Mario Antonio at (808) 241-6620 of the County of Kauai, Department of Public Works. O The applicant should include project water demands and infrastructure required to meet water demands. Please note that the implementation of any State-sponsored projects requiring water service from the Honolulu Board of Water Supply system must first obtain water allocation credits from the Engineering Division before it can receive a building pernut and/or water meter. The applicant should provide the water demands and calculations to the Engineering Division so it can be included in the State Water Projects Plan Update. O Additional Comments: (X) Other: Please correct information on page 5 of the Cuunty Environmental Report County Rezoning Request, Item C.1., Drainage. The Federal Emergency Management Agency, not the Corps of Engineers' Flood Insurance Rate Maps (FIRM) designated the area of the proposed development to be in Zone X (areas outside of 500-year flood). Should you have any questions, please call Mc Audrew Monden of the Plat ~ng Branch at 587-0229. Signed:_ ~ _ E C,T(~'HIRANO, CCH~IEF ENGINEER ' Date: " ~~t~~ EXHIBIT F E O F ~y P' ~ 999 Aea~ %j LINDA LINGLE /yt ~ CHIVOME L FUKINO, M.D. GOVERNLR Q~. ~ DiRECTOfl OF Y.EALTY. O~ ' ~~'O ptl'~~ "1 ~ ? ~ STATE OF HAWAII ' DEPARTMENT OF HEALTH P.O. BOX 91fi ~ ~ HILO, HAWAII 96721-0916 MEMORANDUM DATE: July 30, 2004 TO: Christopher J. Yuen Planning Director, County of Hawaii FROM: Aaron A. Ueno .~~~f" ,,i~v District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 04-021) Applicant: Glenn Ahuna Request: RS-10 to RCX-10 Tax Map Key: 2-2-21:30 The Health Department found no environmental health concerns with regulatory implications in the submittals. WORD:REZ04-021.my EXHIBIT ~F'~"'~~"-~~ t:~ SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212 • Hilo, Hawaii 96720 • Planning • Variance • Zoning Telephone. (808) 969-1522 • Fax' (808) 969-7996 • Subdivision • Land Use Permtls • Environmental gepons r-j August 17, 2004 Mr. Christopher Yuen, Director Planning Department COUNTY OF HAWAFI 101 Pauahi Street Hilo, HI 96720 Dear Mr. Yuen: Subject: Rezoning Request (REZ 04-021) -Glenn Ahuna Waiakea Houselots, 2°d Series, Soutb Hilo, HI, TMK: 2-2-21:30 I have been requested by the applicant to assist with the processing of this application. As such, I would appreciate your directing all subsequent questions and/or comments on this matter to this office. Thank you. Relative to the comments to date, we note that neither the Health Department and nor the Police Department had any substantive comments or objections to the request. The Department of Water Supply's requirement to provide a backflow preventer will be complied with in conjunction with the proposed office use of the existing dwelling. Relative to the Department of Environmental Management's comments, as there are no substantial construction envisioned by this project, any construction waste should be minimal, if at all. The applicant will make its best effort to recycle material on the property, including the greenwaste. Any needed disposal will be done at approved landfill sites. Again, should there be further questions/comments on this matter, please feel free to contact me. Thank you very much. ' cerely S DNEY I~'. PUKE Planning Consultant Copy - Mr. Glenn Ahuna via FAX ~~LHIBlT ~ x d ' RAhunaREZ.doc-8/25/04 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION GLENN AHUNA i CHANGE OF ZONE APPLICATION (REZ 04-021) Upon careful review of the request against the guidelines for granting a change of zone, the Planning Director is recommending that a favorable recommendation of the Change of Zone request be forwarded to the County Council. Since this recommendation is made without the benefit of public testimony, the Director reserves the right to modify and/or alter this recommendation based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting a change of zone from Single-Family Residential 10,000 squaze feet (RS-10) to Residential-Commercial Mixed 10,000 square feet (RCX- 10) to convert the existing dwelling into an engineering consultant services office. There is a possibility that a new structure may be constructed on the site to replace the existing dwelling. In that event, the structure would be one-story and single-family residential in chazacter. Four pazlting stalls aze proposed. The existing landscaping will be retained as much as possible. The applicant proposes to finalize the remodeling plan and begin construction within the next two years. The estimated cost of renovation is $25,000. In order to consider an azea for any type of zoning designation, the applicable goals, policies and standazds of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar azeas in the County. The Change of Zone request from Single-Family Residential 10,000 square feet (RS-10) to Residential-Commercial Mixed 10,000 square feet (RCX-10) will conform to the goals, policies and standards of the General Plan Economic and Land Use Elements. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. 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. 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 request conforms with the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. 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 azeas within the County. The project area is designated Medium Density Urban on the LUPAG Map. The Medium Density Urban designation includes uses village and neighborhood commercial and residential and related firnctions (3-story commercial; residential - up to 35 units an acre). The proposed revision to the General Plan cun•ently pending before the County Council recommends the extension of the High Density designation to include the subject property. The current High Density azea is makai of Kinoole Street. The RCX zoning provides for the mixing of some small-scale service type commercial uses in a district that is primazily residential in character. The intent of this district is to include certain convenience type of commercial uses in a residential azea to provide more of a neighborhood character to the area. The requested RCX zoning would be consistent with the designation on the LUPAG Map for this area of Hilo, as surrounding azeas aze a combination of residential and commercial uses. The State Land Use designation for the subject property is Urban. The property is designated Urban by the Land Study Bureau's Productivity Rating. The proposed change of zone would complement the existing residential and commercial land uses that already exist in this area and will provide for an orderly development of the area. The project site is an approximately 9,367-square foot parcel fronting Mohouli Street, southwest of the Mohouli Street -Kinoole Street intersection. There is a single- -2- ( { family dwelling and a shack on the site. The property is landscaped with a lawn on the front and rear of the property, as well as tangerine, banana and other ornamental trees on the site. Lands in the immediate vicinity aze zoned Single-Family Residential 10,000 square feet (RS-10) and are mainly residential in nature. The United Community Church is located across Mohouli Street on lands zoned RS-10. Asingle-family residence borders the property to the west (mauka). The Wailoa Canal borders the site to the east (makai), and a 4,000 square foot remnant parcel owned by the County is located adjacent to the property to the south. There is agovernment-operated caze facility and Arakaki Physical Therapy mauka of the site on Mohouli Street. TMK: 2-4-23: 28 located four lots mauka of the property, was rezoned from RS-10 to RCX-10 under Ordinance No. 02 42 effective March 27, 2002. All utilities and services are available to the site. Access to the project site is proposed from Mohouli Street, a County roadway with an approximately 60-foot right- of-way, and pavement width of 20 feet. According to the applicant, although the proposed project will introduce additional vehiculaz traffic to the azea, it will be very insignificant due to the project size and type (office vs. retail). The Department of Public Works recommends full improvements to the frontage along Mohouli Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required relocation of utilities. However, similar to the previous rezoning to RCX-10 along Mohouli Street that was approved on Mazch 27, 2002, (Ordinance No. 02 42), since the proposal is to utilize the existing dwelling for an engineering business, and there aze no curb, gutter and sidewalks along this section of Mohouli Street, a condition is not being proposed to require these roadway frontage improvements. However, in the event that the applicant demolishes the existing dwelling and constructs a new commercial structure, full roadway frontage improvements as recommended by the Department of Public Works shall be required prior to the issuance of a Certificate of Occupancy. As the County waterline fronts Mohouli Street, it is anticipated that a 5/8-inch meter would be sufficient for the proposed use. The property cunently uses a cesspool to -3- ~ l ' dispose of wastewater. Should an interceptor sewer line be installed in Mohouli Street, the applicant will comply by connecting to the County's sewer line. Solid waste will be handled by commercial haulers. If required, a Solid Waste Management Plan will be prepazed. Electricity and telephone services are available to the site. The property has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The project site is located within Zone "X", area determined to be outside the 500-year floodplain. No professional surveys were conducted of the site. By letter dated July 7, 2004, the State Department of Land and Natural Resources Historic Preservation Division has stated that "residential development/urbanization has altered the land; thus, we believe that no historic properties will be affected by this undertaking." The applicant has stated that should any archaeological features or sites be discovered during the development of this project, work will immediately cease and the applicant will notify the Planning Department. No professional flora or fauna surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site. The property is located in an urban setting and currently used as a dwelling site. Domestic animals such as cats and dogs and other animals such as rats and mongoose are common in the azea. The subject request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is located more than YZ mile from the shoreline and will not be impacted by coastal hazard and beach erosion. There is no record of a designated public access to the shoreline or mountain areas that traverses the property. According to the applicant, as the property is fully developed, no valued cultural, historical or natural resources exist on the property and there is no evidence of any traditional and customary Native Hawaiian rights being practiced on the site. Thus, it is not anticipated that the proposed request will have any adverse impact on cultural or historical resources in the area. -4- Based on the above findings, approval of this change of zone from Single- Family Residential 10,000 square feet (RS-10) to Residential-Commercial Mixed 10,000 square feet (RCX-10) would result in an appropriate land use pattern that will further benefit the general public. The accompanying draft bill to amend Section 25-8-33 (City of Hilo Zone Map), Chapter 25 (Zoning Code) of the Hawaii County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -5- CALunaREZ.doc-824/04 GLENN AHUNA CHANGE OF ZONE APPLICATION (REZ 04-021) CONDITIONS OF APPROVAL A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Final Plan Approval shall be secured from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code within five (5) yeazs from the effective date of this ordinance. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also be indicated on the plans to mitigate any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements). C. Al] driveway connections to Mohouli Street shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. D. If required, a drainage study shall be prepazed and submitted to the Department of Public Works for review and approval, prior to submittal of plans for Plan Approval review. Drainage improvements, if required, shall be constructed, meeting with the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. E. A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval. A copy of the approved plan shall be submitted to the Planning Department prior to the issuance of Final Plan Approval. F. Prior to the issuance of a Certificate of Occupancy for the a new office or commercial structure that increases the area of non residential uses, the applicant shall construct full improvements to the entire frontage along Mohouli Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required relocation of utilities, meeting with the approval of the Department of Public Works. G. Should an improvement district or similar arrangement be initiated in the future for curb, gutter, sidewalk, drainage, sewer, and related improvements to Mohouli Street, the property owner(s) shall automatically participate in such an arrangement. H. Should any remains of historic sites, such as rock walls, terraces, platforms, marine shell concentrations or human burials be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources - State Historic Preservation Division (DLNR-HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from DLNR- HPD when it finds that sufficient mitigation measures have been taken. I. Should the County Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. J. The applicant shall comply with all applicable laws, rules, regulations and requirements of the affected agencies for the proposed development. K. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). -2- Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. -3- BILL NO. (PLANNING DEPARTMENT) ORDINANCE NO. AN ORDINANCE AMENDING SEC"CION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL (RS-10) TO RESIDENTIAL -COMMERCIAL MIXED USE (RCX-10) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-2-<:1:30. BE IT ORDAINED BY THE COUNCIL OF "f HE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea, South Hilo, Hawaii, shall be Residential Commercial Mixed Use (RCX-10): Beginning at the southeast corner of this parcel of land, being also along the northwest boundary of Grant 9337 to Goo Fong, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALM" being 1,954.36 Ceet South and 5,424.09 feet East and running by azimuths measured clockwise from True South: 1. 58° 10' 72.05 feet along Parcel 28-B, being portions of Lot 5, Block 63 of the "Waiakea Houselots, 2°d Series and Grant 9337 to Goo Fong; 2. 148° 10' 83.71 feet along Grant 11522 to Hikotaro Ohara and Koshina Ohara; 3. 239° 00' 153.68 feet along the southeasterly side of Mohouli Street; 4. 13° 12' S8" 115.32 feet along Parcel 27, being the remainder of Lot 6, Block 63 of the Waiakea Houselots, 2id Series and Grant 9174 to Loo Fat Ahuna -1- to the point of beginning and containing an area of 9,367 square feet, more or less. All as shown on the map attached hereto, marked Exhibit "A" and by reference made a part hereof. SECTION 2. Li accordance with Section 25-2-44, Hawaii County Code, the County Council finds the following conditions are: (I) Necessary to prevent circumstances which n iay be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hawaii Dalc of Introduction: Date of Ist Reading: Date of 2nd Reading: Effective Date: -2- w Lei St. \ ~ CG-20 RD-7.75 R -7.75 \ ~ RS-10 _ - - ~ d RS-10 - - /2 ~1 3 CG-20 RS-10 RS-10 ~ _ R -10 9, ~ ` ~ O ~ C 20 ~ CG-20 RS-10 CG-ZS S RS-10 RS-10 - qM RS-10 RS-f0 CG-20 RS-10 CG-20 CG-20 CG-7.5 CG-7.5 Kinoole St. Kinoole St. RS 10 1954 6 S CG-10 m o 424.09E ~ RS~10 ~ LA ~~,Q, CG-20 - CG20 ~ CG-10 N R -10 - ~ d0 - L f0 Rs-1° S LE-FAMIL ESIDENTIAL (RS-10) TO SIDENTI -COMMERCIAL R -f° o N ED USE CX-10 RD-7.75 c , 67 SQ. c T y RS-f0 ~Q/ RS-f0 eCi Ululani St. Rs-to T ~ ~'s' i RCX-f0 ~S RD-7.75 RS-f0 RS-f0 ~ RS 0 no ms o zia am s~o uo iow rwi AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE-FAMILY RESIDENTIAL (RS-10) TO RESIDENTIAL-COMMERCIAL MIXED USE (RCX-10) AT WAIAKEA, SOUTH HILO, HAWAII PREPARED BY: PLANNING DEPARTMENT COUNTY OF HAWAII TM K: 2~2-021:030 Date July 21, 2004 EXHIBIT "A" (Glen G. Ahuna:1148)