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HomeMy WebLinkAboutCOM 0877.000 1996-1998 ,cam William G. Davis Stephen K. Yamashiro • j Managing Director Mayor Henry Cho Depaty Managing Director Gunfg of chtt£unii 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • Kailua-Kona, Hawaii 96740 (808) 329-5226 • Fax(808)326-5663 May 29, 1998 _ 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 98-1) Applicant: Bruce Hansen Request: RS-10 to ML-10 Tax Man Key: 2-2-35:59. 101 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action is the Planning Commission's letter and enclosures regarding the above-referenced request. Sincerely, phen K. shiro Mayor LHanse(H.MAY Enclosures cc: Planning Commission REZ 98-1 JIiN 0 2 1998 ZFr.. i . r.~u.._..._---------- ~'r+fV Or Stephen K. Yamaehiro Mayor Gaunt of 4,711"61(vaii PLANNING COMMISSION 25 Aupuni Street' Room 109 • Hilo, Hawaii %720.4252 (808) 961-8288 • pax (808) %1.615 MAY 2 9 1998 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 98-1) Applicant: Bruce Hansen Request: RS-10 to ML-10 Tax Man Key: 2-2-35:59. 101 The Planning Commission, after a duly held public hearing on May 15, 1998, 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 Limited Industrial (ML-10). The property is located on the west side of Kanoelehue Avenue approximately 200 feet south of Hualani Street, Waiakea House Lots, Waiakea, South Hilo, Hawaii. The Commission concurred with the following Planning Director's reasons for recommending favorable consideration of the change of zone: The applicant is requesting a change of zone to relocate his contracting business from its current site on Waianuenue Avenue to the subject property. In order to consider an area for any type of zoning designation, the applicable goals, policies and standards of the General Plan must be adequately addressed. It is only 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 be also considered as they may have an impact on similar areas in the County, but ultimately, on the future development of the whole island. The proposed change of zone request would further the County's goals of providing an economic environment which allows new or existing businesses to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan: * 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 an economic climate which provides its residents an opportunity for choice of occupation. * 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 of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. The proposed request would also be consistent with the goals and policies of the Land Use Element of the General Plan. 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. It is also 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 Land Use 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: Honorable James Y. Arakaki, Chairman and Members of the County Council Page 3 * 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 request 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. The proposed request would also complement the following goals and policies of the Industrial Element: * 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 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. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 4 * 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. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan represents the document's goals, policies, standards and courses of action to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself. The LUPAG Map, in essence, establishes the basic land use pattern for areas within the County. The subject rezoning action conforms to the LUPAG Map which designates the area for Industrial. This Industrial designation includes uses such as manufacturing and processing, wholesaling, large storage and transportation facilities and light industrial uses. The proposed site would be suitable and allow for the applicant's contracting business. The rezoning reclassification would be a reasonable expansion of industrial activities associated with this designation and the existing industrial uses in the area. This Industrial designation fronts Kanoelehua Avenue from Kuawa Street (makai) to Puainako Street (mauka), including the eastern side (airport) of Kanoelehua Avenue. The surrounding properties consist of a mixture of industrial and residential uses. Although the Hilo Community Development Plan (CDP) Zone Guide Map adopted in 1975 suggested the retention of Single Family Residential (RS-10) zoning, there has been an increase in demand for additional industrial-zoned lands. This is reflected by the various change of zone requests approved along Kanoelehua Avenue and Kalanikoa Street (one street west of Kanoelehua Avenue). The advantage of this area is its location in close proximity to water, air transportation terminals, harbor facilities and the residential population of Hilo. The proposed change of zone would, therefore, complement the existing industrial land uses, be consistent with the transition that is occurring in the immediate vicinity and provide for an orderly industrial development of the area. The project site is situated within close proximity to schools, commercial areas, employment centers and public safety services. The project site is located approximately two miles from the Hilo urban center where police, fire and emergency medical services are available. All utilities and services are or will be made available to the project site which are essential to accommodate urban development. Access to the proposed development Honorable James Y. Arakaki, Chairman and Members of the County Council Page 5 would be from Kanoelehua Avenue, which is under the jurisdiction of the State Department of Transportation - Highways Division. According to the State Department of Transportation, Highways Division, the Kanoelehua Widening project will add an additional southbound lane with concrete curbs and sidewalks fronting the subject parcel. The applicant would be required to comply and meet with all applicable requirements of the Department of Transportation - Highways Division, including construction of driveway access and the construction of all sidewalk areas affected by the driveway access. In addition, the applicant shall comply with all applicable Department of Health and Department of Public Works requirements, including wastewater disposal and solid waste management. The Department of Water Supply stated that water would be available from an existing 12-inch waterline along Kanoelehua Avenue. As a result of new roadway improvements, it is not anticipated that the proposed new businesses will create a significant increase in traffic in the area. All other utilities and services are available to the subject property. The project has no severe geological or topographical problems which cannot be property rectified or which would render the land unusable. The subject property is relatively level. According to the Flood Insurance Rate Map (FIRM), it is within Zone X, an area determined to be outside the 500-year flood plain. The subject property is also located outside of any tsunami inundation area. Any new construction or improvements to the project area must comply with Chapter 27 of the County Code relating to Flood Hazard Control. The subject property has been developed and therefore, no endangered or threatened species of floral or fauna nor any archaeological sites are anticipated to be found on the subject property. Finally, there are existing single family residences adjacent to the subject area. To mitigate any potential noise and visual impacts, it is recommended that a landscaping buffer, to be determined during plan approval review, be established along the side and rear property boundaries. According to the applicant, plans shall include a 4 to 6 foot wide landscaping buffer along the southern boundary and the portion of the northern boundary not occupied by the driveway. Further, a fence (other than chainlink) or hedge, which provides a visual buffer from the adjacent property, shall be provided along the western (rear) property line of the subject property. Based on the above findings, this request for a Change of Zone from a Single Family Residential (RS-10) to a Light Industrial (ML-10) zoned district would result in an appropriate land use pattern and further the convenience, necessity and general welfare of the public. Honorable James Y. Arakaki, Chairman and Members of the County Council Page 6 For your favorable consideration, an amendment to Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. We are enclosing a copy of the application and a copy of the staff background for your information. Sincerely, Kevin M. Balog, airman Planning Commission LHanse02.PC Enclosures cc: Mr. Bruce Hansen Mr. William Moore Department of Public Works Department of Water Supply Kazu Hayashida, Director/DOT-Highways, Honolulu Department of Health HHw=01.pkf-4128/98 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT BRUCE HANSEN CHANGE OF ZONE APPLICATION (REZ 98-1) BRUCE HANSEN is requesting a Change of Zone by changing the district classification from Single Family Residential (RS-10) to Limited Industrial (MLr10) for approximately 21,050± square feet of land. The property is located on the west side of Kanoelehua Avenue approximately 200 feet south of Hualani Street, Waiakea House Lots, Waiakea, South Hilo, Hawaii, TMK: 2-2-35:59 and 101. GENERAL INFORMATION 1. Land Ownership: The landowner of the subject property is Bruce Hansen. APPLICANT'S REQUEST 2. Request: The applicant is requesting the change of zone in order to relocate his contracting business from its current site on Waianuenue Avenue to the subject property. Concept Development, of which Bruce Hansen is the principal, is presently leasing space for its business operations. By establishing his business on property he owns, the applicant will be in a better position to control costs. The renovation of the older existing dwelling on the subject property will also serve as a showcase for the company's specialty work in restoring older buildings. 2. Conceptual Plan: Plans indicate an existing dwelling on Parcel 59 and another existing dwelling on Parcel 101. The 3,850 square-foot dwelling on Parcel 59 fronting Kanoelehua Avenue will be remodeled and converted to office uses. This structure will serve as the principal office for the applicant's business, Concept Development. The balance of the available office space will be rented to suitable office tenants. The carport and approximately 1,000 square feet of the existing 2,420 square foot dwelling on Parcel 101 will be demolished, and the remaining 1,420 square feet of floor area will be utilized as the construction baseyard to serve as a warehouse and storage facility for Concept Development. A total of 16 parking spaces, including one handicapped stall, are proposed. The proposed access to the ATTACH. C-877 (B-259) property is from Kanoelehua Avenue. 3. Construction Timeframe and Cost: According to the applicant, the estimated timetable for renovation and establishment of the proposed uses is approximately 3 months from the approval of this request. The estimated cost of the proposed improvements is $30,000. 4. Number of Employees: There will be 6 employees for the applicant's business. The number of employees for future tenants are not known at this time. 5. Hours of Operation: The hours of operation of the office building will be from 6:30 a.m. to 6:00 p.m. Monday through Friday, and the hours of operation for the baseyard will from 6:30 a.m. to 5:30 p.m. Monday through Friday. 6. Additional Information: (See Exhibit A - Change of Zone Application) STATE AND COUNTY PLANS 7. SLU: Urban. 8. State Plan: The proposed industrial rezoning and development would be consistent with the following goals, objectives and policies for the economy. * A strong, viable economy, characterized by stability, diversity, and growth that enables the fulfillment of the needs and expectations for Hawaii's present and future generations. * Seek broader outlets for new or expanded Hawaii business investments. * Expand existing markets and penetrate new markets for Hawaii's products and services. * Support and assist in the promotion of Hawaii's visitor attractions and facilities. 9. General Plan: The proposed development would be consistent with the following goals, policies, standards and courses of action of the General Plan. Economic Element * 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. -2- * 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. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. Land Use Element * 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 request 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. Industrial Element * 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. -3- • * Industrial development shall be located in areas adequately served by transportation, utilities and other amenities. Redeveloping or newly developing 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. 10. General Plan LUPAG Map: Industrial. This Industrial designation extends along Kanoelehua from Kuawa Street (makai) to Puainako Street (mauka), including areas on the east side of Kanoelehua Avenue. 11. County Zoning: Single Family Residential (RS-10). 12. SMA: The subject property is not within the Special Management Area boundary. 13. Hilo Community Development Plan (CDP): The Hilo CDP adopted by Resolution in 1975 by the Planning Commission recommended that the area be maintained as RS-10. DESCRIPTION OF PROPERTY AND SURROUNDING AREAS 14. Subject Property: The subject property consists of two separate parcels with access along the west side of Kanoelehua Avenue approximately 200 feet south of Hualani Street in the Waiakea House Lots. Parcel 59 is approximately 11,050 square feet in size, and Parcel 101 is a flag lot approximately 10,000 square feet in size. Both properties are relatively level. The property is improved with two existing structures, and there are plumeria, hapu and ferns growing on the site. An approximate 4-foot high wire fence surrounds the property to the north, west and south. 15. ALISH: Urban development. 16. FIRM: Zone "X", or area determined to be outside the 500-year flood plain. 17. U.S.D.A. Soil Type: Keaukaha extremely rocky muck, 6 to 20 percent (rKFD), which consists of well-drained, thin organic soils overlying pahoehoe lava bedrock. -4- Runoff is medium and the erosion hazard slight. 18. Land Study Bureau Soil Rating: Urban area. 19. Drainage: The applicant intends to install a drainage system that meets with the approval of the Department of Public Works. 20. Archaeological Resources: Since the property has already been improved with the existing residence and landscaping, the likelihood of any archaeological features are remote. 21. Flora and Fauna: The site has already been developed, therefore, impacts to flora and fauna are expected to be minimal. 22. Surrounding Zoning and Land Uses: Adjacent surrounding lands to the north, west and south are zoned RS-10 and in single family uses. Approximately 345 feet north of the property is the site of Harper Car and Truck Rentals of Hawaii, which was recently rezoned from RS-10 to ML-20 effective July 3, 1997. Approximately 240 feet north of the property is TMK 2-3-25:91 on the corner of Kanoelehua Avenue and Hualani Street, which was recently rezoned from RS-10 to ML-10 effective December 11, 1997. There are parcels zoned ML-20 approximately 1,090 feet to the north, which includes various industrial uses including the Carpet Isle warehouse and office and an old warehouse. Approximately 350 feet to the south along Kanoelehua Avenue are parcels zoned ML-20 with warehouses and the Tracy Lewis building, and the Aloha Petroleum self-service station is approximately 500 feet south of the site. 23. Industrial Rezonings in the Vicinity: Along Kanoelehua Avenue the following rezotungs from RS-10 to ML-20 have been approved: (See Exhibit B) A. TMK: 2-2-37:134, Ordinance No. 732 (REZ 401) effective 11/4/81 to Hiromu Yamanaka Realty, presently the site of Music Exchange and Restaurant Osaka. B. 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. C. TMK: 2-2-35:62: Ordinance No. 85 10 (REZ 486) effective 2/25/85 to Tracy Lewis, presently the site of the Tracy Lewis Building. D. TMK: 2-2-35-61: Ordinance No. 89 34 (REZ 622), effective 2/23/89 to -5- Pacific Consolidated Investments to construct a warehouse building. E. TMK: 2-2-37:27: Ordinance No. 87 110 (REZ 568) effective 10/28/87 to William Brilhante, presently the site of warehouse buildings. F. TMK: 2-2-35:47: Ordinance No. 97 93 (REZ 862) effective 7/3/97 to Gerald Kodama, presently the site of Harper Car and Truck Rentals of Hawaii. Along Kanoelehua Avenue, rezoning from RS-10 to ML-10 include: G. TMK: 2-2-35:91: Ordinance No. 97 147 (REZ 873) effective 12/11/97 to William V. Brilhante to construct a building for various industrial uses. Along Kalanikoa Street, rezonings from RS-10 to ML-20 include: H. TMK: 2-2-35:30: Ordinance No. 85 12 (REZ 487) effective 2/25/85 to George Britto, to establish a warehouse building. I. TMK: 2-2-30:99: Ordinance No. 88 95 (REZ 593) effective 6/30/88 to Edward and Melva Hirayama, presently the site of a dwelling and warehouse for an electrical business. J. TMK: 2-2-35:31: Ordinance No. 91 38 (REZ 686) effective May 1, 1991 to David Okano presently the site of a dwelling and warehouse. PUBLIC SERVICES AND FACILITIES 24. Access: The existing access to the property is from Kanoelehua Avenue, a State Highway. Currently, there are two 12-foot residential driveways, and these would change from residential to commercial under the proposed rezoning. According to the Department of Public Works, Parcel 101 is too narrow for acceptable two-way commercial vehicular traffic, and as such, recommends the consolidation of Parcels 59 and 101. According to the Department of Transportation, the Kanoelehua Avenue Widening Project currently underway include the widening of this roadway to add an additional southbound lane with concrete curbs and sidewalks fronting the subject parcel. The Department of Transportation requires a minimum 25-foot wide commercial driveway, and access to Kanoelehua Avenue to be in compliance with State Highways Division design standards and coordinated with the Department's Kanoelehua Avenue Widening Project -6- 25. Water: According to the Department of Water Supply, water can be made available to the subject site from an existing 12-inch waterline along Kanoelehua Avenue fronting the subject property. 26. Wastewater: According to the Department of Public Works, a County sewer line is running along Hualani Street and Kekuanaoa Avenue, to which the Department of Public Works requires a connection. The existing single family dwellings on the subject property are currently served by individual cesspools. 27. Other Essential Utilities and Services: The subject property is within the City of Hilo limits and in close proximity to police, fire 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. AGENCIES' COMMENTS 28. Police Department (March 2, Memo): "We reviewed the application for the above-referenced project and have no comments or objections to offer at this time." 29. Real Property Tax Office (February 24, 1998 Memo): "There are no comments at this time. "Current - Real Property taxes are paid through June 30, 1998." 30. State Department of Health (February 25, 1998 Memo): "The Department of Health is unable to make comments to the proposed project at this time. "The applicant needs to show the locations of all existing wastewater systems." (Applicant's Response Letter dated March 24, 1998): "Please see the enclosed copies of the site plan for the Kanoelehua Property (TMK: 2- 2-35: 59, 101). These drawings illustrate the location of all existing wastewater systems, per your memo dated February 26, 1998, and the memo from the Health Department dated February 25, 1998. "I hope this provides satisfactory information for the Health Department to comment -7- on the change of zone application. If any additional information is required, please let me know." (March 25, 1998 Memo): "The Department of Health has no concerns with the Change of Zone application at this time. " 31. Department of Public Works: (See Exhibit C - February 24, 1998 and February 25, 1998 Memos, and Applicant's Response Letter dated March 31, 1998) 32. Department of Water Supply: (See Exhibit D - April 7, 1998 Letter) 33. Fire Department: (See Exhibit E - February 26, [1997] 1998 Letter and Applicant's Response Letter dated March 31, 1998) 34. Department of Transportation: (See Exhibit F -March 19, 1998 and April 8, 1998 Letter, and Applicant's Response Letter dated April 8, 1998) AGENCIES - NO RESPONSE 35. HELCO PUBLIC COMMENTS 36. William V. Brilhante (February 20, 1998 Letter): "I am writing in support of Bruce Hansen's application for a Change of Zone for the above referenced property. "The applicant proposes to convert the existing building to office uses which is consistent with neighboring properties in the area. This will enhance the building which sits along the main highway as well as provide prime office areas for the community. Please give him your consideration. Thank you." -8- COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Bruce Hansen APPLICANT'S SIGNATURE: j DATE: o~' S ADDRESS: Conceut Development 235 Waianuenue Avenue Hilo Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Not applicable LIST PRINCIPALS(S) INCLUDING NAMES OF OFFICERS: Bruce Hansen PHONE: (Bus.) q35-027 9 (Res.) Q64-,-f 90 5 (Fax) q 35 - 754 7 LANDOWNER(S): ru-ce- A. H u n se n LANDOWNER SIGNATURE(S): CQ 1 DATE: a--j I -9 S (May be by letter) REQUEST: RS-10 TO ML-10 (Existing zoning) (Proposed zoning) TAX MAP KEY: 2-2-35: 59 & 101 STREET ADDRESS OF PROPERTY: SIZE OF PROPERTY OR AFFECTED AREA TO BE REZONED: 20.000 square feet AGENT: William L. Moore ADDRESS: William L. Moore Planning 159 Hnlai Ctroat Hilo, Haroaii 96710 PHONE: (Bus.) (80_8) 935-0111 (Res.) (Rn8) g3c-a67g (Fax) (8_08) 4za-Ql(1 Please indicate to whorl original correspondence and copies should be sent. ORIGINAL: Rome Hanson COPIES: William T. Mnnrr EXHIBIT A CONCEPT DEVELOPMENT CHANGE OF ZONE APPLICATION BACKGROUND AND COUNTY ENVIRONMENTAL REPORT Tax Map Key: 2-2-35: 59 & 101 Waiakea, South Hilo, Hawaii Island A. SUBJECT REQUEST 1. Details of the Proposed Development a. Requested action: The applicant, Bruce Hansen, is requesting a change of zone for approximately 21,050 square feet of land from a Single-Family Residential 10,000 (RS- 10) to a Limited Industrial 10,000 (ML-10) zoned district. The property is located along the west side of Kanoelehua Avenue, approximately 180 feet south of its intersection with Hualani Street at Waiakea House Lots, Waiakea, South Hilo, Hawaii, TMK: 2-2-35: 59 & 101. b. Statement of objectives and reasons for the request: The applicant is proposing to relocate his contracting business from it current site on Waianuenue Avenue to the subject property. Bruce Hansen in the Principal of Concept Development which is a general contracting business specializing in the restoration and renovation of older buildings. Concept Development is presently leasing space for its business operations. By establishing his business on property he owns, the applicant will be in a better position to control costs. The renovation of the older dwelling on the subject property will also serve as a showcase for the company's specialty work in restoring older buildings. c. Project description: The is requesting this change of zone to allow the establishment of his general contracting business within the subject property. There are two existing dwellings within the project area. The existing structure fronting Kanoelehua Avenue will be remodeled and converted to office uses. This structure will serve as the principal office for the applicant's business, Concept Development. The balance of the available office space will be rented to suitable office tenants. The building will be restored in keeping with its original construction. The dwelling on Parcel 101 will be utilized as the construction baseyard for Concept Development. Approximately 1,420 square feet of the existing dwelling on parcel 101 will be retained and repaired to serve as a warehouse and storage facility.. d. Number of square feet: Parcel 59 consists of 11,050 square feet and parcel 101 is a flag lot consisting of 10,000 square feet. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 1 e. Proposed floor area of the building envelope: The existing dwelling on parcel 59 has a floor area of approximately 3,850 square feet. The renovated office building will retain the same floor area as the existing dwelling with approximately 2,000 square feet being used by Concept Development and approximately 1,800 square available for other suitable office tenants. The existing dwelling on parcel 101 has a floor area of 2,420 square feet with a 256 square foot carport. The carport and approximately 1,000 square feet of the existing dwelling will be demolished leaving a floor area of 1,420 square feet on parcel 101. f. Timeframe and cost: The estimated time frame for renovating the existing structures and establishing the proposed uses is approximately 3 months from the approval of the change of zone request. The estimated cost of the proposed improvements is $30,000. g. Number of employees, hours of operation, and clientele: Concept Development will have a total of 6 employees at the site. The hours of operation of the office building will be between 6:30 a.m. to 6:00 p.m. Monday through Friday while the hours of operation for the baseyard will be 6:30 a.m. to 5:30 p.m. Monday through Friday. The number of employees and clientele of the future office tenants are not known at this time. h. Parking arrangement: All required parking will be provided on site in compliance with the code requirements. i. Traffic impacts: The average traffic to be generated is approximately 25 to 50 vehicles per day. Access to the property is restricted to right turn in and right turn out movements due to the divided highway configuration of Kanoelehua Avenue. As such, the traffic impacts of the proposed change of zone will be minimal. j. Proposed on-site and off-site infrastructure: Drainage, sewer and water improvements will meet with the requirements of the Department of Public Works and the Department of Water Supply. B. CONFORMANCE WITH STATE/COUNTY PLANS 2. State Land Use designation: The State Land Use designation of the subject property and surrounding area is Urban. 3. Applicable goals/policies and objectives of the General Plan: The proposed development would be consistent with the following goals, policies, standards and courses of action of the General Plan. Economic Element * Provide residents with opportunities to improve their quality of life. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 2 * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. Land Use Element * 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 meting 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. Industrial Element * 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 County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 3 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 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. 4. General Plan designation: The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designation of the subject area is Industrial. This Industrial designation extends along Kanoelehua from Kuawa Street (on the makai side) to Puainako Street (on the mauka side). 5. Zoning: The zoning designation for the subject property is Single Family Residential 10,000 (RS-10). 6. Community Development Plan: The Hilo Community Development Plan adopted by Resolution in 1975 by the Planning Commission recommended that the area be maintained as RS- 10. It should be noted, however, that the County General Plan designation, adopted by ordinance in 1989, retained the Industrial designation for the subject area. 7. Special Management Area (SMA): The subject property i n situated within the SMA boundary. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA 8. Description of subject property: The subject property consists of two separate parcels with access along the west side of Kanoelehua Avenue, approximately 180 feet south of its intersection with Hualani Street. Parcel 59 is a rectangular shaped parcel with 88 feet of frontage on Kanoelehua Avenue consisting of 11,050 square feet of land area. Parcel 101 is a flag lot with the pole portion consisting of 12 feet of frontage on Kanoelehua Avenue and having a total land area of 10,000 square feet. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 4 9. Lava Hazard Zone: The subject property is in a region where the risk of volcanic eruption is classified by the United States Geological Survey as Lava Flow Hazard Zone 3, on a scale of ascending risk from 9 to 1. Less than 20% of the zone 3 designated area on Mauna Loa has been covered by lava flows in the last 750 years. 10. Distance from the coastline: The subject property is situated approximately 4,000 feet from the coastline. 11. Agricultural Lands of Importance to the State of Hawaii (ALISH) designation: The subject property is classified as an area of Urban development. 12. U.S.D.A. Soil Conservation Service Soil Survey Report soil type: The soil of the subject area is classified as Keaukaha extremely rocky muck, 6 to 20% slopes (rKFD), which consists of well-drained, thin organic soils overlying pahoehoe lava bedrock. 13. Land Study Bureau Soil Rating: The Land Study Bureau classifies the subject property as an Urban area and does not provide a soil rating. 14. Flood Insurance Rate Map (FIRM) designation: The FIRM map designation for the subject area is Zone "X" which is considered to be outside the 500-year flood plain. 15. Existing drainage ways or improvements: There are no existing drainage ways or improvements on the subject property. The applicant will comply with the requirements of the Department of Public Works to handle all development generated runoff on site. 16. Air/noise/water quality: The proposed project will have little or no impact on the air, noise or water quality of the surrounding area. The air quality and noise levels of the subject area are already impacted by its proximity to Kanoelehua Avenue and the Hilo International Airport. 17. Existing archaeological, cultural or historic sites on National Register or Hawaii Register: The subject property does not contain cultural or historic sites on the National or Hawaii Register. Given the land clearing activity to establish the existing single family use of the subject property, it is improbable that any archaeological features would be present. 18. Existing floral/faunal resources: No known threatened, endangered or candidate plant or animal species are present on the project site. The existing vegetation consists of introduced landscaping plants. 19. Scenic or coastal resources: No scenic or coastal resources will be affected by the proposed project. County Environmental Report TNM: 2-2-35: 59 & 101 Page No. 5 t 20. Social settlement pattern for the area: The subject area is part of the Waiakea House Lots which was developed for single family residential use. Although the predominant use of the surrounding area has been single family residential for over fifty years, the project area has been designated as Industrial on the County General Plan LUPAG Map since 1971. Since that time, six rezonings involving parcels along Kanoelehua Avenue have been approved from RS-10 to ML-20 involving the following parcels: TMK 2-2-37:134; TMK 2-2-35: 64; TMK 2-2-35: 62; TMK 2-2-35: 61; TMK 2-2-37: 27; and, TMK 2-2-35: 47. These parcels have been developed with the following uses: warehouse, service station, office, restaurant and commercial. 21. Surrounding land use and zoning: Parcels immediately adjacent along the north, south and western boundaries of the subject property are zoned RS-10 and have existing single family dwellings. As stated in the previous paragraph, the subject area is in the midst of a transition from single family residential to industrial uses. D. PUBLIC FACILITIES AND SERVICES 22. Description of access: Access to the subject property is from Kanoelehua Avenue, a State Highway with a right-of-way width of 120 feet. The portion of the highway fronting the subject property is currently a four lane divided highway. The State Department of Transportation is presently improving Kanoelehua Avenue in the vicinity of the subject area including construction of turning lanes and sidewalks. 23. Availability of water: Water can be made available to the subject site from an existing 12-inch waterline along Kanoelehua Avenue. 24. Sewage disposal: The existing single family dwellings on the subject property are currently served by individual cesspools. The closest sewer line is situated along Hualani Street approximately 180 feet north of the subject property. 25. Other utilities and services: Electricity and telephone are available to the subject property. The subject property is situated within close proximity to police, fire and emergency medical services. E ENVIRONMENTAL ASSESSMENT AND ANALYSIS 26. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: The subject property has been utilized for single family residential purposes for over forty years. The property and surrounding area is in the midst of a transition from single family residential uses to industrial uses which was initiated with the General Plan LUPAG Map Industrial designation in 1971. The proposed renovation of the existing structures and accompanying site improvements will enhance the long term productivity of the property for uses consistent with the General Plan Industrial designation. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 6 i 27. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: The nature and scale of the proposed project is such that no significant environmental effects are anticipated. Potential impacts, if any, can be mitigated through normal and sensible construction methods and compliance with all governmental requirements including those of the State Department of Health and the Department of Public Works. 28. Alternatives to the proposed development: The no action alternative would maintain the status quo and continue the single family residential use of the subject property. Other industrial uses may also be suitable for the subject property. 29. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action is implemented: The subject property has been developed and used for single family residential use. The proposed project will renovate the existing dwellings and provide site improvements to enhance the long term productivity of the property for uses consistent with the General Plan Industrial designation. As such, the proposed project will not result in any irreversible or irretrievable commitment of natural resources that has not previously been utilized. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 7 ATTACHMENT Commercial, RM, Resort and Industrial PLANNING DEPARTMENT' COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the NO approved change of zone? If yes, please answer the rest of question 1 and then to question 3. a. How may 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? NQ b. Sell or lease the land to someone who has tentative plans? C. Sell or lease the land to someone who has no plans? YES d. Keep it? e. Other (please State) The applicant intends to relocate his general contracting business to the subject property. He intends to utilize the existing structures on the property. 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. Not applicable 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The applicant intends to restore and existing single family dwelling on Parcel 59 and convert it to office uses. A 1,420 square foot portion of the existing dwelling on Parcel 101 will be renovated and converted to a construction warehouse. Improvement of the existing structure will commence immediately upon approval of this request. No financing is required for these improvements. 4. Have your 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 impact your request would have on the surrounding area/or the County? Yes If so, please elaborate on your findings in the space provided below. A County Environmental Report was prepared in accordance with the requirements of Chapter 25. This report has been attached as part of this application for a change of zone. No significant adverse impact are expected as a result of granting this change of zone request. 6. Are there any buildings on the subject area Yes If so, what kind? There are two existing single family dwellings on the subject area. What do you intend to do with those buildings if your request is approved? The applicant intends to renovate the approximately 3,850 square foot dwelling on Parcel 59, fronting Kanoelehua Avenue. This building will then be converted to office uses. A 2,420 portion of the existing dwelling on Parcel 101 will be converted to a warehouse and storage area for Concept Developments construction activities. A carport and approximately 1,000 square foot portion of this dwelling will be demolished. 7. Is the subject land currently being used for any agricultural activity No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 8. To your knowledge, has there been any flooding and/or drainage problem on the subject property n If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? Yes 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 int eh subject are when developed? Yes No a. Schools X b. Roads X C. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. other X For those checked yes, please elaborate what type or kinds of improvements and/or assistance are needed. The proposed development involves the relocation of an existing building into existing structures As such, there will be no increase in demand for government services. t 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. A Historic Sites survey has not been prepared for this property. The area has been improved with residential uses, consequently, no archaeological resources are associated with this area. Signature: Address: Telephone: Date: PLAT 33 J FL A7- 3z J P i IJ C e.r. IA a..A VE/V UL t ~j t: a...wf/ers .aseoi yqm N b ¢L. Ery(.gr„q/ If N ~W IA 'Gq Gry. ~(a•r n o N N !0.N/A :0)1 ° j N y /0110 8 ° \ 90 ~1 y u:+w tt..ru. a'~. eieee/ B ~ eeeo - ~ •~i ~X :t' ' ~ w 7 S ,8tx ; x.: e G.f. /0 7XV 3 I,Ye,. 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A < " E qtr{ ` ~ ee.orel m See.io«Y O o- es~f AiD <at :w t~ S:. s....••". p::r>° 8 T u of E......:: ,j~;t~ r eyzy r<a•n,. o S c ~ , b ~ n T >;w{ 6® -ari'° j1e>laY/Fy'} e< ..^n• y\ <a a.Pr ow 2 j' a t Aa a ~ > J r'o~ °y~ ` 'r 1 •r'. t ? ~ i.a. °y,e 23' t W`9°. • w j 0 . a ' q: j ~j a loo°~+; n p ny~ 4 /mil f~ LAN/KAULA Avfwue ~qJ Ir5 1 ..`Lar .}9 ~ 11 PLgs d l Y 1 N h; a9 IK I I O ii n, DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII DATE : February 25, 1998 //I~P,GILQ~LRILC~f~LGlt TO PLANNING DEPARTMENT FROM ~N04t- Rl IVISIdN SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-01) Applicant: Bruce Hansen TMK: 3/2-2-35:59&101 We have reviewed the subject application and our comments are as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. See the attached memorandum from our Building Department, dated February 24, 1998. 2. All development generated runoff shall be disposed on-site and shall not be directed toward any adjacent properties. 3. All earthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 4. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater Division. A County sewer line is running along Hualani Street and Kekuanaoa Avenue, to which DPW requires a connection. Connection to this sewer line should be made a condition of approval. 5. Kanoelehua Avenue, fronting the subject property, is under the jurisdiction of the Hawaii Department of Transportation (HDOT). Comments and requirements concerning this road should be directed to the HDOT. 6. The subject properties are found within Flood Zone "X", according to the Flood Insurance Rate Map dated September 16, 1988. 7. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. EXHIBIT r? Memorandum February 25, 1998 Page 2 of 2 8. The "pole" access to Parcel 101 is too narrow for acceptable two-way commercial vehicular traffic. DPW recommends that Parcels 59 and 101 be consolidated to form a single lot, whereby, allowing this situation to be the responsibility of the property, owner. We may. treat this access .as an interior private roadway. A minimum 16-ft. wide pavement width is the acceptable standard for two-way vehicular traffic, for a minor roadway. The commercial roadway standard is a 42- ft. wide pavement with concrete curbs, gutters, and sidewalks, within a 60-ft. right- of-way. 9. Solid waste management shall conform to the rules and regulations of the DPW, Solid Waste Division. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY f I, BUILDING DIVISION - DPW COUNTY OF HAWAII - 25 AUPUNI STREET - HILO. HAWAII 96720 HILO OFFICE (808) 961-8331 KONA OFFICE (808) 327-3520 February 24, 1998 Memorandum TO: GA_LEN KU. BA Engineering Division Chief FROM:_,~,`WAYNE ONOMURA, Building Division Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-1) Applicant: Bruce Hansen Request: RS-10 to ML-10 TMK: 2-2-35:59, 101 Approval of the application shall be conditional on the comments as noted below. 1) Owner shall secure building, plumbing and electrical permits 2) The existing residence shall be renovated to meet construction requirements for office use. 3) Building shall meet minimum ADA requirements. 4) Building shall meet energy code requirements. 5) Exterior walls less than 10' to property line shall have 1-hour fire rated construction and openings shall be protected. 6) 50 psf live load for an office versus 40 psf for a residence (UBC Chapter 23). 7) Provide required number of restrooms for an office per UBC Section 705. 8) Owner shall comply with sign and outdoor lighting ordinances. STT:ju cc: Jai Ho Cheng o,?mc fi revel, n~nfi County of Hawaii 9 P F Planning Department J , Room 109 25 Aupuni Street C U; Hilo, HI 96720 o March 31, 1998 Dear Ms. Goldstein: Subject: Change of Zone Application (REZ 98-1) Concept Development TMK: 2-2-35:59&101 This letter is to acknowledge receipt of a copy of the memorandum dated February 24(25, 1998 from the Department of Public Works to the planning Director regarding the Change of Zone application from RS-10 to ML-10, Waiakea Houselots, Waiakea, South Hilo, Hawaii Island. Please be informed that Concept Development intends to comply with the requirements of the Department of Public Works. More specifically, in response to the specific areas of concerns: Building: Concept Development intends to comply with all codes and statutes relating to building construction. Drainage: Concept Development will comply with the drainage requirements of the County, including appropriate disposal of generated run-off. Wastewater: Concept Development will comply with the requirements of the State and County regarding wastewater disposal. Road: Concept Development will comply with the requirements of the Department of Transportation regarding access to Kanoelehua Avenue. Interior Access: Concept Development will work to ensure that internal access within the project area is safe and in accordance with the requirements of the County. Solid Waste: Concept Development agrees to conform to the rules and regulations of the Department of Public Works relating to solid waste disposal. Please call me if you have any questions on these matters. Sincerely, Bruce A. Hansen, President n hn CC: Galen Kuba, Engineer Division Chief William L. Moore, Planning 235 Waianuenue Ave., Hilo, Hawaii 96720.808 935-0279 Builders License Number Hawaii • BC16835 41 ¦Arr, l~' ~a1 7 11 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII od~~i A~~! 25 AUPUNI STREET • HILO, HAWAII 96720 TELEPHONE (808) 961-8660 FAX (808) 9618657 April 7, 1998 Mr. Bruce Hansen - Concept Development 235 Waianuenue Avenue Hilo, HI 96720 l w CHANGE OF ZONE APPLICATION NO. 98-001 TAX MAP KEY 2-2-035:059 AND 101 This application request was forwarded by the Planning Department to this office for our review. Based on the prevailing water situation in the area, water can be made available from an existing 12-inch waterline along Kanoelehua Avenue fronting the property with a connection size subject to review and approval during the design phase of your proposed development. However, prior to issuing a water commitment to the proposed development, the following are requested: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which is attached, a water commitment deposit must be remitted. You will be informed of the deposit amount upon final determination of the submittal required in Item 1. Upon completion of the above requirements, an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. EXHIBIT D (/l/afer rings progree6... Mr. Bruce Hansen Page 2 April 7, 1998 Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Should there be any questions, please contact our Water Resources and Planning Branch at 961-8660. Mil D. Pavao, P.E. 1 Man g WA:g Att. copy - Planning Department William L. Moore Planning •y^'u. "•`!,1, Nelson M. Tsuji Fire Chef SlePWK. Yamashiro ` n ayor EdwardBumalay a+~Ro ,',t Deputy Fire Chief GII1tYLt 1 II c---- FIRE DEPARTMENT 777 Kilauea Avenue • Mall Lane, Room 6 • Hilo, Hawaii 96720-4239 (8061961-8297 • Fax (808) %1-82% February 26, 1997 To: Virginia Goldstein, Planning Director From: Nelson M. Tsuji, Fire Chief SUBJECT: CHANGE OF ZONE APPLICATION (REZ 98-1) APPLICANT: BRUCE HANSEN REQUEST: RS-10 TO ML-10 TAX MAP KEY: 2-2-48.7 Water supply shall be in accordance with UFC 10.301: "INSTALLATION AND MAINTENANCE OF FIRE-PROTECTION, LIFE-SAFETY SYSTEMS AND APPLIANCES "Installation "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, morethan one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or CPU CO4 S t EXHIBIT E . Virginia Goldstein, Planning Director Page 2 February 26, 1998 appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Barkers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all. surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) Approval and Testing. All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, and III (combination standpipe system) and combined systems, basement inlet pipes, Virginia Goldstein, Planning Director Page 3 February 26, 1998 and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall be subject to periodic tests as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." T M:- e Chief NMT/mo ti mm fi c eve prg , County of Hawaii Planning Department Room 109 25 Aupuni Street Hilo, HI 96720 March 31, 1998 Dear Ms. Goldstein: Subject: Change of Zone Application (REZ 98-1) Concept Development TMK: 2-2-35: 59&101 This is to acknowledge receipt of a copy of the memorandum dated February 26, 1998 from Nelson Tsuji, Fire Chief; to the Planning Department Director regarding the Change of Zone application from RS-10 to ML-10, Waiakea Houselots, Waiakea, South Hilo, Hawaii Island. The memorandum outlines the Fire Department's requirements as stated in the Fire Code. In this regard, please be informed that Concept Development intends to comply with the requirements of the Fire Code. Please call me if you have any questions on this matter. Sincerely, Bruce A. Hansen, President. CC: Nelson Tsuji, Fire Chief William L. Moore, Planning CX 55 235 Waianuenue Ave., Hilo, Hawaii 96720.808 935-0279 Builders License Number Hawaii • BC16835 w g xw,bCCn•<. Q gg Q (n~ xsE3 <191HX3 SR'~ Ell kI. a 3 S. 6a La F`PII. 'v •e n` ~ v • G T • 3 Fis a" S In 3 Y a ~ ~2 o Y, i :_'9 6 a c5•a a- N 3= N t S ' S w < OM a e• 1 ~ey M ar F 2m R S c IL X e fq9 T w3 N O . BENJIPMIN J. CAVETANO OL KAZU HAYASHIDA GOVFRNI.R DIRECTOR DEPUTY DIRECTORS BRIAN K. MINAAI GLENN M. OKIMOTO --X O. STATE OF HAWAII IN REPLY REFER TO: DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET HWY-PS HONOLULU, HAWAII 96813-5097 2.8693 APR - 8 1998 Ms. Virginia Goldstein Director Planning Department County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720 Dear Ms. Goldstein: Subject: Change of Zone Application (REZ 98-1), RS-10 to ML-10, Bruce Hansen, Concept Development, TMK: 2-2-35: 59 & 101 Thank you for the opportunity to review the subject application. In addition to the comments from the Highways Division, Hawaii District Office (see attached HWY-H 98-2.0312 dated March 19, 1998), the applicant should be aware of the following: 1. The access to Route 11, presently provided by two 12-foot residential driveways, would change from residential to commercial under the proposed rezoning. 2. An administrative fee to process the request for a change in access is required. An enhanced valuation fee may also be assessed. The applicant is advised to consult with our Highway Division, Right-of-Way Branch, at 587-2019 to determine any enhancement value consideration for changes to an existing access. Very y~truly yours, KAZU HAYASHIDA Director of Transportation 7 c cGk~)t C gVeIr nt County of Hawaii p ti, Planning Department 1 `J Room 109 25 Aupuni Street Hilo, HI 96720 April 8, 1998 Dear Ms. Goldstein: Subject: Change of Zone Application (RFZ 98-1) Concept Development TMK: 2-2-35:59&.101 This letter is to acknowledge your memo dated March 25, 1998 regarding the comments on our Change of Zone Application (REZ98-1) from Stanley Tamura at the Department of Transportation. Please see listed below our responses to Mr. Tamura's concerns: Item #1- Acknowledged Item #2- We will coordinate the driveway access with the Kanoelehua Avenue widening project and will comply with the State Highway Division design standards. Item 43- We will submit all plans to the Hawaii District Office for review and Approval. Item #4- We will comply with the requirement to retain storm water on the property, with no run off on to Kanoekehua Avenue Please call me if you have any questions on this matter. Sincerely, Bruce A. Hansen, President CC: Stanley Tamura- Department of Transportation William L. Moore 235 Waianuenue Ave., Hilo, Hawaii 96720.808 935-0279 Builders License Number Hawaii • BC16835 s 3UNCIL COPY DO NOT REMOVE COUNTY OF HAWAII PLANNING DEPARTMENT CHANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Bruce Hansen APPLICANT'S SIGNATURE: 1 DATE: o~ - Q ADDRESS: Concept Development 235 Waianuenue Avenue Hilo, Hawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: Not applicable LIST PRINCIPALS(S) INCLUDING NAMES OF OFFICERS: Bruce Hansen PHONE: (Bus.) 935-0;:t ? 9 (Res.) q(, 4-`t 9 0.5 (Fax) q 35 - 754 -7 LANDOWNER(S): r C.L c e- A. H ci » 5 e n LANDOWNER SIGNATURE(S): DATE: a l- 9 g (May be by letter) REQUEST: RS-10 TO ML-10 (Existing zoning) (Proposed zoning) TAX MAP KEY: 2-2-35: 59 & 101 STREET ADDRESS OF PROPERTY: SIZE OF PROPERTY OR AFFECTED AREA TO BE REZONED: 20.000 square feet AGENT: William L. Moore ADDRESS: William L. Moore Planning 159 Hnlni Ctraat Hilt,, Ha.vnii 96770 PHONE: (Bus.) (808) 935-0111 (Res.) (80R) Q15_5678 (Fax) (808)Q11-0161 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Bruce Hansen COPIES: William I._ Mnnrr. CONCEPT DEVELOPMENT CHANGE OF ZONE APPLICATION BACKGROUND AND COUNTY ENVIRONMENTAL REPORT Tax Map Key: 2-2-35: 59 & 101 Waiakea, South Hilo, Hawaii Island A. SUBJECT REQUEST 1. Details of the Proposed Development a. Requested action: The applicant, Bruce Hansen, is requesting a change of zone for approximately 21,050 square feet of land from a Single-Family Residential 10,000 (RS- 10) to a Limited Industrial 10,000 (ML-10) zoned district. The property is located along the west side of Kanoelehua Avenue, approximately 180 feet south of its intersection with Hualani Street at Waiakea House Lots, Waiakea, South Hilo, Hawaii, TMK: 2-2-35: 59 & 101. b. Statement of objectives and reasons for the request: The applicant is proposing to relocate his contracting business from it current site on Waianuenue Avenue to the subject property. Bruce Hansen in the Principal of Concept Development which is a general contracting business specializing in the restoration and renovation of older buildings. Concept Development is presently leasing space for its business operations. By establishing his business on property he owns, the applicant will be in a better position to control costs. The renovation of the older dwelling on the subject property will also serve as a showcase for the company's specialty work in restoring older buildings. c. Project description: The is requesting this change of zone to allow the establishment of his general contracting business within the subject property. There are two existing dwellings within the project area. The existing structure fronting Kanoelehua Avenue will be remodeled and converted to office uses. This structure will serve as the principal office for the applicant's business, Concept Development. The balance of the available office space will be rented to suitable office tenants. The building will be restored in keeping with its original construction. The dwelling on Parcel 101 will be utilized as the construction baseyard for Concept Development. Approximately 1,420 square feet of the existing dwelling on parcel 101 will be retained and repaired to serve as a warehouse and storage facility.. d. Number of square feet: Parcel 59 consists of 11,050 square feet and parcel 101 is a flag lot consisting of 10,000 square feet. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 1 e. Proposed floor area of the building envelope: The existing dwelling on parcel 59 has a floor area of approximately 3,850 square feet. The renovated office building will retain the same floor area as the existing dwelling with approximately 2,000 square feet being used by Concept Development and approximately 1,800 square available for other suitable office tenants. The existing dwelling on parcel 101 has a floor area of 2,420 square feet with a 256 square foot carport. The carport and approximately 1,000 square feet of the existing dwelling will be demolished leaving a floor area of 1,420 square feet on parcel 101. f. Timeframe and cost: The estimated time frame for renovating the existing structures and establishing the proposed uses is approximately 3 months from the approval of the change of zone request. The estimated cost of the proposed improvements is $30,000. g. Number of employees, hours of operation, and clientele: Concept Development will have a total of 6 employees at the site. The hours of operation of the office building will be between 6:30 a.m. to 6:00 p.m. Monday through Friday while the hours of operation for the baseyard will be 6:30 a.m. to 5:30 p.m. Monday through Friday. The number of employees and clientele of the future office tenants are not known at this time. h. Parking arrangement: All required parking will be provided on site in compliance with the code requirements. i. Traffic impacts: The average traffic to be generated is approximately 25 to 50 vehicles per day. Access to the property is restricted to right turn in and right turn out movements due to the divided highway configuration of Kanoelehua Avenue. As such, the traffic impacts of the proposed change of zone will be minimal. j. Proposed on-site and off-site infrastructure: Drainage, sewer and water improvements will meet with the requirements of the Department of Public Works and the Department of Water Supply. B. CONFORMANCE WITH STATE/COUNTY PLANS 2. State Land Use designation: The State Land Use designation of the subject property and surrounding area is Urban. 3. Applicable goals/policies and objectives of the General Plan: The proposed development would be consistent with the following goals, policies, standards and courses of action of the General Plan. Economic Element * Provide residents with opportunities to improve their quality of life. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 2 t * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. Land Use Element * 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 meting 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. Industrial Element * 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 County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 3 L 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 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. 4. General Plan designation: The General Plan Land Use Pattern Allocation Guide (LUPAG) Map designation of the subject area is Industrial. This Industrial designation extends along Kanoelehua from Kuawa Street (on the makai side) to Puainako Street (on the mauka side). 5. Zoning: The zoning designation for the subject property is Single Family Residential 10,000 (RS-10). 6. Community Development Plan: The Hilo Community Development Plan adopted by Resolution in 1975 by the Planning Commission recommended that the area be maintained as RS- 10. It should be noted, however, that the County General Plan designation, adopted by ordinance in 1989, retained the Industrial designation for the subject area. 7. Special Management Area (SMA): The subject property i n situated within the SMA boundary. C. PHYSICAL CHARACTERISTICS AND ENVIRONMENTAL SETTING OF THE PROPERTY AND SURROUNDING AREA 8. Description of subject property: The subject property consists of two separate parcels with access along the west side of Kanoelehua Avenue, approximately 180 feet south of its intersection with Hualani Street. Parcel 59 is a rectangular shaped parcel with 88 feet of frontage on Kanoelehua Avenue consisting of 11,050 square feet of land area. Parcel 101 is a flag lot with the pole portion consisting of 12 feet of frontage on Kanoelehua Avenue and having a total land area of 10,000 square feet. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 4 9. Lava Hazard Zone: The subject property is in a region where the risk of volcanic eruption is classified by the United States Geological Survey as Lava Flow Hazard Zone 3, on a scale of ascending risk from 9 to 1. Less than 20% of the zone 3 designated area on Mauna Loa has been covered by lava flows in the last 750 years. 10. Distance from the coastline: The subject property is situated approximately 4,000 feet from the coastline. 11. Agricultural Lands of Importance to the State of Hawaii (ALISH) designation: The subject property is classified as an area of Urban development. 12. U.S.D.A. Soil Conservation Service Soil Survey Report soil type: The soil of the subject area is classified as Keaukaha extremely rocky muck, 6 to 20% slopes (rKFD), which consists of well-drained, thin organic soils overlying pahoehoe lava bedrock. 13. Land Study Bureau Soil Rating: The Land Study Bureau classifies the subject property as an Urban area and does not provide a soil rating. 14. Flood Insurance Rate Map (FIRM) designation: The FIRM map designation for the subject area is Zone "X" which is considered to be outside the 500-year flood plain. 15. Existing drainage ways or improvements: There are no existing drainage ways or improvements on the subject property. The applicant will comply with the requirements of the Department of Public Works to handle all development generated runoff on site. 16. Air/noise/water quality: The proposed project will have little or no impact on the air, noise or water quality of the surrounding area. The air quality and noise levels of the subject area are already impacted by its proximity to Kanoelehua Avenue and the Hilo International Airport. 17. Existing archaeological, cultural or historic sites on National Register or Hawaii Register: The subject property does not contain cultural or historic sites on the National or Hawaii Register. Given the land clearing activity to establish the existing single family use of the subject property, it is improbable that any archaeological features would be present. 18. Existing floral/faunal resources: No known threatened, endangered or candidate plant or animal species are present on the project site. The existing vegetation consists of introduced landscaping plants. 19. Scenic or coastal resources: No scenic or coastal resources will be affected by the proposed project. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 5 20. Social settlement pattern for the area: The subject area is part of the Waiakea House Lots which was developed for single family residential use. Although the predominant use of the surrounding area has been single family residential for over fifty years, the project area has been designated as Industrial on the County General Plan LUPAG Map since 1971. Since that time, six rezonings involving parcels along Kanoelehua Avenue have been approved from RS-10 to ML-20 involving the following parcels: TMK 2-2-37:134; TMK 2-2-35: 64; TMK 2-2-35: 62; TMK 2-2-35: 61; TMK 2-2-37: 27; and, TMK 2-2-35: 47. These parcels have been developed with the following uses: warehouse, service station, office, restaurant and commercial. 21. Surrounding land use and zoning: Parcels immediately adjacent along the north, south and western boundaries of the subject property are zoned RS-10 and have existing single family dwellings. As stated in the previous paragraph, the subject area is in the midst of a transition from single family residential to industrial uses. D PUBLIC FACILITIES AND SERVICES 22. Description of access: Access to the subject property is from Kanoelehua Avenue, a State Highway with a right-of-way width of 120 feet. The portion of the highway fronting the subject property is currently a four lane divided highway. The State Department of Transportation is presently improving Kanoelehua Avenue in the vicinity of the subject area including construction of turning lanes and sidewalks. 23. Availability of water: Water can be made available to the subject site from an existing 12-inch waterline along Kanoelehua Avenue. 24. Sewage disposal: The existing single family dwellings on the subject property are currently served by individual cesspools. The closest sewer line is situated along Hualani Street approximately 180 feet north of the subject property. 25. Other utilities and services: Electricity and telephone are available to the subject property. The subject property is situated within close proximity to police, fire and emergency medical services. E ENVIRONMENTAL ASSESSMENT AND ANALYSIS 26. Relationship between local short term uses of environment and maintenance and enhancement of long term productivity: The subject property has been utilized for single family residential purposes for over forty years. The property and surrounding area is in the midst of a transition from single family residential uses to industrial uses which was initiated with the General Plan LUPAG Map Industrial designation in 1971. The proposed renovation of the existing structures and accompanying site improvements will enhance the long term productivity of the property for uses consistent with the General Plan Industrial designation. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 6 Y 27. Mitigative measures proposed to avoid, minimize, rectify or reduce impact: The nature and scale of the proposed project is such that no significant environmental effects are anticipated. Potential impacts, if any, can be mitigated through normal and sensible construction methods and compliance with all governmental requirements including those of the State Department of Health and the Department of Public Works. 28. Alternatives to the proposed development: The no action alternative would maintain the status quo and continue the single family residential use of the subject property. Other industrial uses may also be suitable for the subject property. 29. Irreversible and irretrievable commitments of natural resources that would be involved if proposed action is implemented: The subject property has been developed and used for single family residential use. The proposed project will renovate the existing dwellings and provide site improvements to enhance the long term productivity of the property for uses consistent with the General Plan Industrial designation. As such, the proposed project will not result in any irreversible or irretrievable commitment of natural resources that has not previously been utilized. County Environmental Report TMK: 2-2-35: 59 & 101 Page No. 7 ATTACHMENT Commercial, RM, Resort and Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the NO approved change of zone? If yes, please answer the rest of question 1 and then to question 3. a. How may 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: NO a. Sell or lease the land to someone who has firm plans? NO b. Sell or lease the land to someone who has tentative plans? C. Sell or lease the land to someone who has no plans? YES d. Keep it? e. Other (please State) The applicant intends to relocate his general contracting business to the subject property. He intends to utilize the existing structures on the property. 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. Not applicable 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. The applicant intends to restore and existing single family dwelling on Parcel 59 and convert it to office uses. A 1,420 square foot portion of the existing dwelling on Parcel 101 will be renovated and converted to a construction warehouse. Improvement of the existing structure will commence immediately upon approval of this request. No financing is required for these improvements. 4. Have your 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 impact your request would have on the surrounding area/or the County? Yes If so, please elaborate on your findings in the space provided below. A County Environmental Report was prepared in accordance with the requirements of Chapter 25. This report has been attached as part of this application for a change of zone. No significant adverse impact are expected as a result of granting this change of zone request. 6. Are there any buildings on the subject area Yes If so, what kind? There are two existing single family dwellings on the subject area. What do you intend to do with those buildings if your request is approved? The applicant intends to renovate the approximately 3,850 square foot dwelling on Parcel 59, fronting Kanoelehua Avenue. This building will then be converted to office uses. A 2,420 portion of the existing dwelling on Parcel 101 will be converted to a warehouse and storage area for Concept Developments construction activities. A carport and approximately 1,000 square foot portion of this dwelling will be demolished. 7. Is the subject land currently being used for any agricultural activity No If so, please list the kinds of products grown and on how many square feet or acres of land per product. 8. To your knowledge, has there been any flooding and/or drainage problem on the subject property ~VQ If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? Yes If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes lo. What sort of governmental assistance and/or improvements do you feel will be needed int eh subject are when developed? Yes No a. Schools X b. Roads X C. Sewer X d. Drainage X e. Police Protection X f. Fire Protection X g. Recreational Facilities X h. Public Utilities X i. Other X For those checked yes, please elaborate what type or kinds of improvements and/or assistance are needed. The proposed development involves the relocation of an existing building into existing structures As such, there will be no increase in demand for government services. 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. A Historic Sites survey has not been prepared for this property. The area has been improved with residential uses, consequently, no archaeological resources are associated with this area. Signature:- (SLr L Address: Telephone: Date: # Ole cv c ~ ag a ~WE m c z Z F 010(o) U LU R LL . 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