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HomeMy WebLinkAboutCOM 0619.000 2008-2010 / William P. Kenoi Mayor County of Hawaj'j 891 Ululani Street . Hila, Hawai'j 96720-3982 . (808) 961-8211 . Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 . Kailua-Kana, Hawai'i 96740 (808) 329-5226 . Fax (808) 326-5663 October 27,2009 Honorable J Yoshimoto, Chairman and Members of the County Council County ofHawai'i 333 KIlauea Avenue Hilo, HI 96720 (") Qo ~o 41- ';}2 Dear Chainnan Yoshimoto and Members: vthange of Zone Application (REZ 09-000100) Applicant: Janice Oshiro Request: RS-10 to CG-20 Tax Map Key: 2-2-22:8 Change of Zone Application (REZ 09-000102) Applicant: American Trading Co., Ltd. Request: ML-20 to MCX-20 Tax Map Key: 2-2-32:24 Change of Zone (REZ 716, PD Docket No. 91-000008) Applicant: Hara Land Development Request: Amendment to Conditions C and D of Change of Zone Ordinance No. 92-70 Tax Map Key: 1-5-14:7 William T. Takaba Managing Director Wally Lau Deputy Managing Director '........ c::.-:> c.::::> I/;JI;;J Z <::::> c::::: ""Y',' ~: rn c:; #".'Y'\ N -0 ::3 r:'iQ _... .r:..--: rn o ~ Vl As required by Chapter 4, Sec. 6-4.3(C), Hawai'i County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters al~d enclosures regarding the above-referenced requests. Sincerely, " ,- "()Cl~J \J.~~"- (/ \ViHiam P. Kenoi Mayor Enclosures cc: Planning Department @r'1I 115) COlJlGL No. ~ I if Ref. TOI~e", Bef. Oat., V 5 2Ol9 T I ~ County of Hawai'i PLANNING COMMISSION Aupuni Center. 101 Pauahi Street, Suite 3 . Hila, Hawai'j 96720 Phone (808) 961-8288 . Fax (808) 961-8742 October 27, 2009 The Honorable J Yoshimoto, Chainnan and Members of the County Council County ofHawai'i 333 KIlauea Avenue, 2nd Floor Hilo, HI 96720 t"'..) C;::;> c::::;) C,Q Z c::::l c= :0 m /"'.... -~'., .J f~'-"f .,~ f"\) -0 ::::3 i"'" <~: ITI o ~ Ci') Dear Chairman Yoshimoto and Council Members: Change of Zone Application (REZ 09-000100) Applicant: Janice Oshiro Request: RS-10 to CG-20 Tax Map Kev: 2-2-22:8 The Windward Planning Commission, after a duly held public hearing on October 2, 2009, voted to recommend for your approval the proposed legislative bill for a change of zone from a single Family Residential- 10,000 square feet (RS-1 0) to a General Commercial- 20,000 square feet (CG-20) district for 20,314 square feet ofland. The property is located on the northeast comer of the Kino'ole Street-Kamana Street intersection, Waiilkea Houselots 2nd Series, Waiilkea, South Hilo, Hawai'i. The Commission concurs with the following Plmming Director's reasons for recommending favorable consideration of the request: The applicant requests a change of zone from RS-lO to CG-20 to renovate an existing vacant single-family dwelling for a residence and conversion into an office building in the future. Portion of the site will be improved to provide employee parking for existing medical clinic and optometry offices close to the subject property. Hawai'i County is an Equal Opportunity Provider and Employer ~ The Honorable J Yoshimoto, Chainnan 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 a Single-Family Residential (RS-IO) to the General Commercial Mixed (CG-20) zoned district 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. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. 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 to the goals, policies and standards of the General Plan in that the proposed project will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The applicant is requesting a General Commercial zoning. The proposed project conforms to the Land Use Commercial policy which states "the distribution of commercial areas shall meet the demands of neighborhood, community and regional needs." 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 LUP AG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated High Density Urban on the LUP AG Map. This designation includes general commercial, multiple family residential and related services. The requested General Commercial zoning would be consistent with the High Density Urban designation on the LUP AG Map for this area ofHilo. The Honorable J Yoshimoto, Chairman and Members of the County Council Page 3 The State Land Use designation for the property is Urban. The Land Study Bureau's Productivity Rating for the project site is Unclassified. The Hilo Community Development Plan (CDP) adopted in 1975 designates this area is RM-4, and suggests the retention of residential uses in this area. However, this area has been transitioning to commercial uses, including real estate offices, public facilities, medical offices, and general commercial uses. The advantage of this area is its close proximity to other commercial and residential population ofHilo. The proposed change of zone would complement the existing commercial land uses that currently in existence and provide for an orderly development of the area. The property is located on the northeast comer of Kino'ole Street and Kamana Street. Currently, there is a single-story, approximately 1,202-square foot dwelling and carport on the site. The propeliy was fonnerly used as a site of a single-family dwelling. The structure has been vacant for the past six months and is currently being renovated for interim residential use. The land uses in the immediate area are a mix of commercial and residential uses. Immediately adjacent propeliies are zoned RS-1 0 and in single-family residential uses. The propeliy mauka across Kino'ole Street is zoned CG-20, site of an accountant's office. The parcel to the south across Kamana Street is zoned CG-20 and is vacant. Commercial uses nearby include the Kamana Senior Center southwest of the site, and medical offices on Kino'ole Street. All utilities and services are available to the site. Access is proposed from the existing driveway fronting Kino'ole Street. The applicant may consider another access from Kamana Street in the future. The Depaliment of Public Works recommends the following: . improvements to the entire Kamana Street frontage consisting of, but not limited to, pavement widening with concrete curb, gutters, and sidewalk, drainage improvements, and any utility relocation. . "full width" concrete sidewalks along the propeliy's entire Kino'ole Street frontage, replacing the existing planter area with concrete. . removal of the existing driveway on Kino'ole Street and relocation along either Kino'ole or Kamana Street, preferably on Kamana Street, at least 75 feet from the intersection of Kino' ole Street and Kamana Street, in compliance with Chapter 22, County Streets, of the Hawai'i County Code. ~ The Honorable J Yoshimoto, Chairman and Members of the County Council Page 5 Based on the above findings, approval of this change of zone request from a Single-Family Residential (RS-IO) to a General Commercial (CG-20) zoned district would result in an appropriate land use pattern that will further benefit the general public. For your favorable consideration, an amendment to Section 25-8-33 (City ofHilo Zone Map), of the County Zoning Code is transmitted. We are enclosing copies of the staff Background and Planning Director's Recommendation for your info1111ation. Sincerely, ~ Ve'? ~ ~tZ / Rell Woodward, Chairman Windward Planning Commission Loshirorez09-000 1 OOPC2 Enclosures cc: Mr. Sidney Fuke Ms. Janice Oshiro Department of Public Works Department of Water Supply Depaliment of Land & Natural Resources-HPD Lincoln Ashida, Esq., Corporation Counsel \ / BJOshiroREZ.doc-8/26/09 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT JANICE OSHIRO CHANGE OF ZONE APPLICATION (REZ 09-100) JANICE OSHIRO has submitted an application for a Change of Zone from Single- Family Residential- 10,000 square feet (RS-lO) to the General Commercial 20,000 square feet (CG-20) djstrict for approximately 20,314 square feet ofland. The property is located on the northeast comer of the Kino' ole Street and Kamana Street intersection, Waiakea Houselots 2nd series, Waiakea, South Hilo, Hawaii, TMK: 2-2-22: 8. PROPOSED ACTION 1. Request: Change of zone from RS-lO to CG-20 to renovate an existing vacant single- family dwelling for a residence, and conversion into an office building in the future. A portion of the site will be improved to provide employee parking for existing medical clinic and optometry offices close to the subject property. (Planning Department Exhibit 1 - Change of Zone application) 2. Reasons for the Request: The applicant has received inquiries from various businesses including real estate, insurance and accounting, regarding the use of the property for office purposes. Other inquiries include the use of the site for employee parking for the Hilo Bay Clinic and Hawaiian Eye Center offices located nearby. As such, coincident with the single-family residential use of the property, the applicant would like to set aside some parking for these uses. 3. Timetable for Construction: Construction to commence this year with occupancy of the residence and office use five years thereafter. 4. Landowner: Janice Oshiro. STATE AND COUNTY PLANS 5. State Land Use Designation: Urban. 6. General Plan LUPAG Map: High Density Urban. 7. County Zoning: RS-lO. -1- ~cmn. 619 Bill 175 8. Rilo Community Development Plan: The Hilo Community Development Plan adopted by Planning Commission Resolution NO.1 on May 21, 1975 identifies the area as RM-4. 9. Coastal Zone Management, HRS, Chapter 205A: The entire State of Hawaii lies within the Coastal Zone Management area. 10. 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 one mile from the shoreline and is not in the SMA. DESCRIPTION OF PROJECT SITE AND SURROUNDING AREA 11. Subject Property: The property is located on the northeast comer of Kino' ole Street and Kamana Street. Currently, there is a single-story, approximately 1,202-square foot dwelling and carport on the site. With the carport, there would be a total of 12 parking stalls, one of which would be in compliance with , ADA standards. There is a sidewalk fronting the property on Kino'ole Street, and a rolled curb section along the balance of the property's Kamana Street frontage. The property was formerly used as a site of a single- family dwelling. The structure has been vacant for the past six months and is currently being renovated for interim residential use. 12. Surrounding Zoning and Land Uses: The land uses in the immediate area are a mix of commercial and residential uses. Immediately adjacent properties are zoned RS-I0 and in single-family residential uses. The property mauka across Kino'ole Street is zoned CG- 20, site of an accountant's office. The parcel to the south across Kamana Street is zoned CG-20 and is vacant. Commercial uses nearby include the Kamana Senior Center southwest of the site and medical offices on Kino'ole Street. 13. 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. 14. Land Study Bureau's Productivity Rating: Unclassified. 15. Noise Impacts: Existing ambient noise includes traffic, wind and foliage. Short-term noise impacts associated with the project will be temporary with compliance to all applicable State rules governing construction noise abatement. -2- 16. Air Quality: The proposed project should not directly impact air quality in the area. Fugitive dust during construction can be mitigated by compliance with the Department of Health's regulations. The only impact to air quality would be associated with vehicular traffic to and from the site. 17. FmM: Zone "X", an area outside of the SOO-year flood plain. 18. Coastal Hazards: The property is not an oceanfront parcel, and will not affect, or be affected by shoreline processes. 19. Recreational Resources: The proposed project will not reduce the size of the coastline { or other areas used for public recreational uses. 20. Visual Resources: The proposed project will not affect the line-of-sight toward the ocean. 21. Flora/Fauna: As the project site is improved with a dwelling, no professional surveys were conducted of the site. The property is located in an urban setting in close proximity to various commercial uses. According to the applicant, there are no known rare or endangered plant or animal species on the site. 22. Archaeological/Historical Resources: As the property is improved, no professional surveys were conducted of the site. On July 7, 2009, the applicant requested a letter of "no'effect" from the State DLNR-HPD. 23. 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. 24. Public Access: There is no record of a designated public access to the shoreline or mountain areas that traverses the property. PUBLIC UTILITIES AND SERVICES 25. Access: Access is proposed from the existing driveway fronting Kino'ole Street. The applicant may consider another access from Kamana Street in the future. The Department of Public Works recommends the following: -3- . improvements to the entire Kamana Street frontage consisting of, but not limited to, pavement widening with concrete curb, gutters, and sidewalk, drainage improvements, and any utility relo~ation. . "full width" concrete sidewalks along the property's entire Kino' ole Street frontage, replacing the existing planter area with concrete. . removal of the existing driveway on Kino' ole Street and relocation along either Kino'ole or Kamana Street, preferably on Kamana Street, at least 75 feet from the intersection of Kino' ole Street and Kamana Street, in compliance with Chapter 22, County Streets, of the Hawai'i County Code. The applicant would like to retain the Kino' ole Street driveway for as long as the existing structure is used as a residence. However, upon conversion to a commercial structure, the driveway will be relocated to either Kamana Street or Kino' ole Street conforming to the County Code. 26. Water: County water is available to the site from an existing 8-inch waterline within Kino' ole Street as well as from an existing 6-inch waterline within Kamana Street 27. Wastewater: The proposed development will connect to the County sewer line. 28. Solid Waste: Solid waste will be handled by commercial haulers. 29. Essential Utilities and Services: Electricity, telephone and emergency services are . available to the site. AGENCIES' AND ORGANIZATIONS' COMMENTS 30. Department of Public Works: P.D. Exhibit 2 - August 11,2009 memo 31. Department of Water Supply: P. D. Exhibit 3 - August 18, 2009 memo 32. Police Department: P.D. Exhibit 4 - July 28, 2009 memo 33. Department of Environmental Management: P.D. Exhibit 5 - July 31, 2009 memo 34. DLNR Historic Preservation Division: P.D. Exhibit 6 - August 3, 2009 memo 35. DLNRLand Division: P.D. Exhibit 7 - July 28, 2009 letter 36. Department of Health: P.D. Exhibit 8 - August 6, 2009 memo AGENCIES - NO COMMENTS 37. Fire Department -4- APPLICANT'S RESPONSE TO AGENCIES' COMMENTS 38. P. D. Exhibit 9 - August 5, 2009 and August 17, 2009 letters PUBLIC COMMENTS 39. None as of this writing. -5- _: 9: \ 9 ;,.".' APPLICA TION FOR COUNTY REZONING (RS-IO to CG-20) JANICE OSHIRO Waiakea House lots, South Hilo, Hawai'i TMK:. (3) 2-2-22: 008 Prepared For: Janice Oshiro Prepared By: Sidney M. Fuke, Planning Consultant July 2009 Planning Dept. Exhibit I ~ CHANGE OF ZONE APPLICATION COUNTY OF HAWAII PLANNING DEPARTMENT (Type or legibly print the requested information) APPLICANT: Janice Oshiro APPLICANT'S SIGNATURE: ~ ,,~~ DATE:1 \1 \\11 ADDRESS: c/o 738 Kinoole Street Hila. Hawai'i 96720 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIP AL(S) INCLUDING NAMES OF MAIN OFFICERS: PHONE:(Bus.) (808) 935-8344 (Fax) (Res) LANDOWNER(S): Janice Oshiro . ~~ LANDOWNER SIGNATURE(S): b- ~ - -- - - DATE:" \1 \ \] ~ (May be b~ letter) LANDOWNER(S) ADDRESS: c/o 738 Kinoole Street Hila. HI 96720 REQUEST: RS-lO TO CG-20 (Existing zoning) (proposed Zoning) TAX MAP KEY: (3) 2-2-22: 008 STREET ADDRESS OF PROPERTY: 1215 Kinoole Street Hila. HI 96720 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: AGENT: Sidney M. Fuke. Planning Consultant ADDRESS: 100 Pauahi Street. Suite 212. Hila. Hawai'i 96720 20.314 square feet TELEPHONE: (Bus.) (808) 969-1522 (Res.) (Fax) (808) 969-7996 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Sidney M. Fuke COPIES: Janice Oshiro ATTACHMENT Commercial, RM,Resort, & Industrial PLANNING DEPARTMENT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1 . if your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? No If ye~, please answer the rest of question I and then to questlOn 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 nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? No b. Sell or lease the land to someone who has tentative plans? No c. Sell or lease the land to someone who has no plans? No d. Keep it? Yes e. other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. N/A 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. Renovate the existing dwelling for office use. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? No if so, please elaborate on your findings in the space provided below. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. Please refer to accompanying planning and environmental report 6. Are there any buildings on the subject area? Yes If so, what kind? Single family dwelling What do you intend to do with those buildings if your request is approved? Renovate the dwelling for office use 7. Is the subject land currently being used for any agricultural activity? No if so, please list the kinds of products grown on and how many square feet or acres of land per product? -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subj ect area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. What sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? yes bIO a. Schools x b. Roads x c . Sewer x d. Drainage x Police Protection x e. Fire Protection x f. x g. Recreational Facilities Facilities x h. Recreational i. -4- For those checked "yes," please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No. The site has been improved and used for a residence for over 50 years. Signatur~ ~ ~ = Address: c/o 738 Kinoole Street Hilo, HI 96720 Telephone: 935-8344 Date: June 24,2009 -5- 6338A/50A D n i:;!QA COUNTY ENVIRONMENTAL REPORT APPLICATION FOR COUNTY REZONING REQUEST (RS-10 to CG-20) . JANICE OSHIRO WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAI'I TAX MAP KEY: (3) 2-2-022: 008 I. INTRODUCTION The applicant, Janice Oshiro, is in the process of renovating an existing vacant single-family dwelling for a residence and eventually converting it into an office building. Portion of the site would also be improved to provide needed employee parking for existing medical clinic and optometry facilities proximate to the subject site. The subject site consists of 20,314 square foot parceL As office use is not permitted in the existing single-family residential zone (RS-10), the applicant is proposing to rezone the property into the Commercial-General (CG-20) district. II. PROJECT LOCATION The subject site is situated in Waiakea House Lots, 2nd Series, in the City of Hilo. It consists of 20,314 square feet and is identified by TMK: 2-2- 022: 008. More specifically, it is located on the northeastern corner of Kinoole Street and Kamana Street. On the western side of Kinoole Street and across of the subject property, there are existing dwellings that have been converted into real estate and accountant offices. Also on the same or west side of Kinoole Street, there is a medical building. The County's Kamana Senior Citizen Center is also located adjacent and west of the medical building. (Figures 1 and 2) III. PROJECT DESCRIPTION A. Proiect Concept and Components As noted earlier, the applicant intends to eventually convert an existing residential structure into an office building. During the interim, however, the dwelling would be rented as a single-family residence. At this time, while there is no preliminary tenant commitment, the applicant has received inquiries for rent from persons in the real estate, insurance,and accounting fields. These inquiries suggest to the applicant of the potential office use of this structure. 1 ... ~'- J. . PROPOSED LOCATION -1215 Kinoole Street PROPOSED REZONING - RS-10 TO CG-20 TMK: 2-2-022: 008 Figure 1 h.: lr) " "l ~ .' .. "- ., "l: ~ "- 'I ~ ~. "- ~ "'\ 'I .. '> ~. ; ~~~;. ~. ---"';;<;r--~~'<" ~ ~-- '\- ..i ~ -.:' ..,~~.. ~ ~.. _, 3Z-l!' ~ ~ tn . . -t! ~ ~ .!\..... ..... ". .~.; " ~, , . ~ ~~ ..~ .I~ 4~ . .t i1 ' ~~ <"" -< ~ '\- l!- ~ ~~ \\ : ~~l ~~k ~~1 ~:st" ~.l(l 8!" 'i ~ ~ ~Yt ~ J . . .. " '" ...., .. '" , .., ... '" ~u \l~ i @ :~ ~, Il'I ~J 4! ~ @i ~~ \) ,"C'( ~ ~. ~1 ~~ ~~ 'IS !:: '" <> .~ ~ aa:o~1 "" O'O'Q I @l "". ~. ~ ~ -~~ ,~~ B~~ ~ ~ ~O~! ~ 6 ~~...l~ ~ ~ ci ~ ~ "'''11: 0' It ~ ~~~R lq t-l ~ ~~r:f : :"t <i' !b~t: <Ii ~!" ~ ~ t:~ ~~ ,.., >=lJ .:LS' ""::2 oo'O!l:- @ OO"Q9 @ L ~~i_@ . E!l "1-., .. ., . ~ '- ~ <' 'l- . " ./! 0 ~ ~ . ~ " . . ~~ .., ; ~~ l\l f ~ 'll' 1\ ~ ..J~ '- ~ ~. i~ ~ ~ <:> '-. d :H . r~~ " s ~ :;:0 t: :<ll .., .! J\. '.~~ " 6) .11 10.... 'f f1) -! .. ~ ~ ~, ~ " @ "I.';''!- . i r~ :~. ~n! .!i1 ....:. 'iVl '}!~i $. 'i ..<''0. ~: ~S1S ,~, ~", {~~ .~,~-;: .W) ,~.,.... :t lnI1 ":~~~1 ""'ll .}~.~ ') ~.tI- 's, li! ~ ~: '~l ~... ~ '!.t.f ~ 'D l\j :;;r .~~ ~.'" '\- 'I!~ ~ a .1'~ ~ : ~ ''''i~'''' :;' 10 ~. Cl '" ~1 ~ @ ~ .~ ~~~ ~ ."'r' '1~ .~ ~ ~~l .... '\.: 'l\J ~ t-..: . ~ , l.'Q ~ .. ~ .' . ....-, ~.r;, @~ ... .. :!: C-0 € oO~02'/ r I' ,) . /'" I /'tJ,,,..._:; /~';;/ : I I cn~-: ,0/-.87/ ~I @ ..... .. " .. o , (l Subiect Site K: 2-2-22: 008 ... ~ ... '::l 0.; I:> -t ~ Ii ~ "" ~ . . ~ Ii .. . <l' ~ ... ">I \j lJ. a lq 0' " l\..j 'I , II . a' ~ h. ., "ljJ ~ " , .. ~ ~ <> , ~ ~ .. .. "l: .." .. " ~ Ie> "'. ::) ~ ~ I:> ._'D_ . .. \!II ~ ~ .. ;; f t--l "- .. .. .. ~ ~ " ~ l~ ~. ~, ... . 011 . ~. ... ~ ~~ <!~ .;i' &. ~Q ~,~ f.S "" "" ~r'/ ~ '\.~ t .. <;; '" ~ ~ ~ 7700N/..JI @".", J 0"'0 -fS I I I I I I ~I ~I ~I I ., ~~ "'- ~ Q ~ :r ,;,. -0 -'7 NO-U..?.7.c Figure 2 @) ....~~ 't .. t o ~ ." l!: ~ l:ll @ " ~~ ~ . . '..1.' 1~1 J}~ ~ .. DD 'l . " " iiil ~.' f...S: "-1< '<l.'" ~~ (" ~;::-. ~: ~'-.; S~ ......::; :.: 1!l ~ t;j ~ ~ /Jj" Q~ <:l~ '-l{ ~.- ~~ "'~ "'. ~~ ~~ ~~ At the same time, there have been inquiries for employee parking from the medical (Hilo Bay Clinic) and optometry (Hawaiian Eye Center) offices proximate to this site. As such, coincident with the single-family residential use of the property, the applicant would like to set aside some parking for these uses. At some point in time, however, the single-story, 1 ,202 square foot structure would be converted into an office building. At that time, the appropriate building permit would be secured to accommodate the use conversion as well as the requirements of the American with Disability Act (ADA. Access would be from the existing driveway fronting Kinoole Street. The applicant may consider another access from Kamana Street at some point in time in the future. However, such an access would result in the removal of a knoll on the subject site that is situated between the road and the rear of the property. In either event, with the existing carport, there would be a total of 12 parking stalls, one of which would be for handicapped accessible. This would be in excess of the 4 stalls (1 stall for every 300 square feet of gross floor area, rounded up) required for the eventual office use on the site. The structure is setback at least 60 feet and 45 feet from Kinoole Street and Kamana Street, respectively. The setbacks from the north and east property lines are 40 feet and 78 feet, respectively. The existing setbacks would be in excess of the minimum 15 feet of front and rear setbacks required for the general commercial zone. Since the adjoining properties are still zoned residential, a 1 Q-foot setback would be maintained along the sides. (See Figure 3). B. Proiect Timetable and Cost The applicant intends to secure the balance of the required construction (such as driveway) permits and begin making the appropriate infrastructure improvements immediately upon securing all development permits. Hopefully, construction can begin later this year or early next year, with occupancy for the residence later this year and the office within 5 years thereafter. The applicant estimates the cost of the renovation and parking improvements to approach $150,000. 2 ~ x ~ ~ () .A m -< " :z. fU ~ .U):z .+ fi). \\... fj:\ r " A........ .m \J - A1 ~~\) Q =<.'1) ~Q\J \j) ~ ~ rn K\J)Q 's: u t\l ~ A1 A'j -1 Ol . ,,:)>-~ ~ r >0 ~Z ~U) ~ () , Z z \). ,~(i) \) -"-t '-../\) N I ~ I ~ tJ .. in ^ ~ 3: )> z )> ~~? ~ Q ~ tJ 0) (j) -1 A) m rn -1 t - \j1 Q , () Q A r ::J> c U1 ). '- J> < m ~ KINOOLE STREET ftAMAkUA ~ ( 14-8004' Ot3" -> 100.02 ~(if -x <- (j}\Sl ~:! ):,2 -<!II :tffi Q~ .c\l\ I I III ::! 11 m z: L _ ---1 !i\ .J- --i" .J-------__+ ~~ ~- \1\1) (\:::1 ~z -;fi\ '" tJ r ~Q 0 ,- -1 II(U -;1.~ <f \JJ ~2.'Poo2' oa" 4- II~. 7G =- T'~u..... No Q- _----- .... "? I"H seAL...... /tkl _ t=; -__ 'v~ -3~ / F7: Figure 3 I I l~ \}l OJ 0 () 00 1- ~ I I 00 -= .~.\Y ~ 'i\) iUo - . 1(\1 6'l ZQ ~ m\ll , I!) m j()} \J IV. INSTITUTIONAL CONSIDERATIONS A. State land Use The subject property is designated Urban. As such, a boundary amendment to cover the requested CG-20 zone is not needed. B. County General Plan The County General Plan Land Use Pattern Allocation Guide (LUPAG) map designates the site High Density. As such, a General Plan amendment to the LUPAG map would not be required. Relative to the High Density designation, the General Plan allows consideration for "General commercial, multiple family residential and related services (multiple family residential- up to 87 units per acre." The requested zoning and planned uses would be consistent with the uses envisioned within the High Density area. C. Hilo Community Develo~ment Plan The Community Development Plan (COP) attempts to further define the General Plan and serves as a quide for decision-makers. It was adopted by the Planning Commission in 1975, over 25 years ago. Although reviewed by the County Council, the COP was never adopted. The COP's Land Use Concept map identifies a RM-4 designation for this area. Although the proposed uses are not residential, it should be noted that requested CG-20 zoning would allow single and multi-family residential uses. Notwithstanding the technical inconsistency, however, it should be noted that the General Plan has been amended three (3) times, and much has occurred in the way of development in Hilo and its outlying areas. Accordingly, some of the planning assumptions reflected in the COP are obsolete. An updated COP 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. 3 C. County Zonin~ The County zoning of the requested area is. Single-family Residential (RS-10). Over the past ten years, there has been a number of general commercial rezoning approved in this general area. Specifically, these include parcels covered by TMK: 2-2-22; 5, 6, 11, 23, and 29, as well as TMK: 2-2-23: 7 and 12. It is thus clear that this section is undergoing a land use transformation from single-family residential to general and light commercial uses. In the event the requested Commercial-General (CG-20) request were approved and prior to the establishment of any commercial uses, all related land use and development codes such as Plan Approval, parking, landscaping, fire, ADA, and the like would be complied with by the applicant. D. Other Permittin~ 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, grading permit, building permit, driveway permit, Department of Health clearances, and the like. v. ENVIRONMENTAL CONSIDERATIONS A. General Description The 20,314 square foot site is a corner lot that is rectangular in shape. The site's frontage along Kinoole Street is 100+ feet, whereas the Kamana Street frontage is 150 feet. There is a standard sidewalk fronting Kinoole Street which extends to about 15 feet along Kamana Street. There is a rolled curb section along the balance of the property's Kamana Street frontage. The subject property was formerly used as a single-family residence. The structure has been vacant for the past 6 months and is currently been renovated for interim residential use. B. Climate. Soil and Topo~raphy According to the State Commission on Water Resource 4 Management, the nearest rain gauge in this area is the Hilo Airport. The rainfall data of this gauge notes that over the, past 37 years, the annual median rainfall for this area was 131.1 inches. The wetter months tend to occur between October through April. The average daily temperature ranges from a minimum of 61 degrees to a maximum of 79 degrees' Fahrenheit. Wind patterns are generally tradewinds (easterly) during the day and westerly or mountain winds during the evenings. The property's elevation is approximately 75 feet above mean sea level. The site sits about 3-4 f~et below Kinoole Street. Along Kamana Street, there is a bank between most of the site and the road. The applicant is entertaining the possibility of constructing another access from Kamana Street. In that event, the bank would be removed. Other than that, there are no perceptible topographic or geologic constraints on the subject site. The U.S. Department of Agriculture Soil Conservation Service (now known as the Natural Resource Conservation Service) Land Study Bureau Overall Master Productivity Rating designates this site Keaukaha Series (rKFD), which is extremely rocky muck, well drained, thin organic soils overlying pahoehoe lava bedrock. Runoff is medium, and the erosion hazard slight. Because the site is part of a built up urban area, the University of Hawai'i Land Study Bureau Overall Master Productivity Rating map does not classify this site and immediate surro~nding areas. Likewise, the site is not classified under the Agriculture Lands of Importance to the State of Hawaii (ALlSH) classification system. Thus, the State's classification system does not recognize this site as being agriculturally important. c. Natural Hazards 1. Drainaae The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) identifies the area of the requested zoning to be within Zone X (areas outside of 500- year flood). There are no existing drainageways on the site. Nonetheless, as there will be an added level of impervious surface resulting from the proposed development, there may be an issue relating to potential increased run-off. In that event, drywell(s) or similar type of accommodations will be 5 implemented, subject to the review and approval of the Department of Public Works and State Department of Health via the Underground Injection Control (UIC) permit process. With the proposed on-site drainage improvements, and since the site is not within any designated floodway area, all potential drainage and/or flooding issues could be reasonably addressed and mitigated. 2. Tsunami Hazard As the site is situated over a mile from the ocean, it is located outside of the Civil Defense's Tsunami Evacuation Zone. Thus, there should be little or no threat from high waves or tsunami. 3. Volcanic and Earthquake Hazards The United States Geological Survey (USGS) classifies the subject site as Lava Flow Hazard Zone 3, on a scale of ascending risk, 9 to 1. This designation applies to all of Hilo There is very little that can be done to protect structures and improvements on the site from lava flows. Relative to protection of life, however, this would be achieved through the evacuation routes and warning systems provided by the County Civil Defense agency. Such notices will be prominently placed within the office building. The entire island of Hawaii falls within Earthquake Zone 4, according to the County Building Code. As such, all improvements to the existing structure and/or any structure built on the site will have to meet with the more restrictive seismic hazard structural requirements of the Building Code. D. Fauna Resources The applicant does not believe that rare or endangered faunal resources are likely to be found within or proximate to the subject site. This is due to the already developed state of the subject area and its immediate surrounding area. Due to the developed state of this area, the faunal resources should be somewhat typical of other developed areas. One may thus find bird species such as the Spotted Dove, Japanese White- eye, House Finch, Common Myna, and the like. Domestic animals 6 . such as cats and dogs, and other animals like rats and mongoose are also common. None of these are endangered animals. As such, it is unlikely that the development of this property would cause any adverse faunal impacts. E. Flora Resources As with the description of the site's faunal resources, no professional botanical survey was done of the subject area. In recent historical times, the site was used residentially. As such, in addition to a lawn, there are some introduced species like a sizeable Iychee tree and other ornamental foliage like ti plants. Accordingly, there should be no adverse floral impacts. F. Historic/Cultural/Archaeological Resources Likewise, no commissioned archaeological survey of the site was made. The historical residential use and accompanying landscaping of the entire site make it less likely to find any archaeological features on the site. Nonetheless, during the course of improving the site, should any unanticipated archaeological features or sites be uncovered, work will cease and the applicants will immediately notify the Planning Department. G. Valued Cultural Resources In view of the recent Hawaii State Supreme Court's I'PASH" and "Ka Pa'akai 0 Ka'Aina decisions, the issue relative to native Hawaiian gathering and fishing rights must be addressed. Specifically, there must be a discussion of the cultural, historical, and natural resources anq associated tradition and customary practices of this site. In this situation, the subject site is not adjacent and/or proximate to the shoreline. As such, gathering of marine life and coastal access is not an issue. It is not known whether the subject or immediate surrounding area was used in the recent past for the gathering of plants by native Hawaiians. However, as the site has been used residentially for over 50 years, it would appear highly unlikely that the site would serve such purpose today. In the unlikely event that legitimate gathering claims are made by 7 native Hawaiians, the applicants intend to respect and honor such claims and provide the needed access within the site. Based on the above, it does not appear that the project would have any potential adverse impact relative to the cultural and historical resources of the area. H. Water and Coastal Resources The Hilo area is underlain by basal groundwater. The Wailoa River is approximately % mile from the subject site. The coastline is nearly two miles away. The proposed development will connect to the County's sewer system along Kamana Street. This should further reduce potential adverse groundwater or nearshore water impacts resulting from this project. Further as noted earlier, prior to the installation or use of any drywells on the site to address on-site drainage concerns, the appropriate UIC permit from the State will be taken. At that time, impacts to water and coastal resources will be carefully examined. I. Noise. Air Quality. and Dust The existing background ambient noise level in this area is wind, foliage, birds, and the like. However, the significant manmade noise is influenced by the traffic associated primarily along Kinoole Street and, to some extent, Kamana Street. With the traffic, the noise level is relatively high, averaging more than 55 Ldn. To mitigate this noise to the project, the applicant plans to install appropriate landscaping along the frontages of the property and to the sides. It should be noted, however, since the proposed use is commercial and not residential, the noise impact should not be significant, if at all. There will also be short-term noise impacts during the construction phase. To mitigate this impact, the development of this project will be limited to daylight hours and on weekdays. Contractors will also be required to comply with established State Department of Health guidelines and standards relating to noise and emission controls. The proposed development should not generate any direct air Quality 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 8 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 vehicular 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. Additional 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, there are a few examples cited for the Hila area. The most notable are the backdrop of Mauna Kea and the Hilo Bay. The proposed development would not have any visual impacts on Mauna Kea or Hila Bay. The view of Mauna Kea in this area is already visible from both Kamana and Kinoole Streets, even with the existing structure. This should not change at all. However, even if a new structure were to be erected, the view should not be significantly impeded, if at all, because of the site's location in relation to Mauna Kea. The view of Hilo Bay is not visible from this area. Accordingly, the project would have no visual impact to the Bay. VI. SOCIAL AND RELATED CONSIDERATIONS A. Surroundina land Uses The surrounding land uses in this area are a mixture of low to moderately dense residential and commercial uses. While there are a number of single-family residences, there are also a number of commercial medical office buildings in this general area along Kinoole, Kamana, and Lanihuli Streets. The requested rezoning would be generally consistent with the evolving mixture of commercial and residential land use pattern in this area. While the property south of the subject site is vacant, it is zoned General Commercial. There are some single-family residences adjacent and north of the subject site. Along Kamana 9 Street, there is a commercial office building one lot east of the subject site. Given the residences along the north, appropriate mitigative measures will be taken. These measures deal principally with landscaping, lighting, and access. B. Economic Impacts The requested zoning would have some measure of economic impact, as it would provide short-term employment opportunities for those in the construction and related industries. When completed, the project would provide an opportunity for a small office use to operate in the structure. It is estimated that the size of the office should generate between 3-5 jobs. Furthermore, providing much needed employee parking for establishments in this area should also help stabilize those businesses. A commercial rezoning would also increase the tax revenues to the County. However, there could be some real property tax consequences for the adjoining residentially zoned properties. As the assessed valuation of the subject property rises due to the higher commercial use, there could be some fallout to neighboring properties. However, a landowner who wishes to retain the residential use would have the option of dedicating its land for residential use. c. Aariculturallmpacts The subject site has not been used for agricultural purposes for over 50 years. It was used residentially. Given the urban setting, the agricultural impacts resulting from this rezoning should not be significant. VII. INFRASTRUCTURE CONSIDERATIONS A. Road and Traffic The subject site fronts Kinoole Street and Kamana Street. This intersection is signalized. Kinoole Street is a 2-lane County road which serves as one of several north/south roads in this part of Hilo. It has a right-of-way of 60 feet with a 24-foot wide pavement and sidewalks. 10 This portion of Kinoole Street is straight. As such, there is adequate sight distance for ingress and egress movements. While there isan existing driveway, if required, the applicantwill make the necessary driveway improvements to meet with the commercial driveway standards. . Kamana Street also has a 60-foot wide right-of-way with a 22-foot wide pavement. There is a rolled curb fronting the site's Kamana Street frontage. Like Kinoole Street, Kamana Street is straight and as such, does not have any sight distance issue should there be another access. The applicant is also contemplating an additional access from Kamana Street. The applicant does not anticipate vehicular movements to and from the site to be substantial. Generally, they will be associated with the few employee movements between the hours of 7:00 a.m. to 8:00 a.m. and 4:30 p.m. to 5:00 p.m. Client traffic should average no more than 2 movements every 60 minutes during the course of the day. As such, traffic impacts along Kinoole and Kamana Streets should not be significant. B. Water Water service to the project site is from the Piihonua well source. There is an existing S/8-inch meter serving the site from the County's system. While unlikely, in the event the meter needs to be upgraded to one (1) inch, it will be done by the applicant. The applicant does not anticipate water use to exceed two (2) units or 1,200 gallons'per day. Should this application be favorably considered, if necessary, the applicant intends to secure the required water commitments from the Department of Water Supply for this project. c. Wastewater The subject area can be serviced by an 8-inch County sewer system along Kamana Street. The applicant intends to have the project connect to the County's line prior to issuance of an occupancy permit for the project. D. Solid Waste Solid waste will be handled by commercial haulers who will dispose of the refuse at the county landfill in Hila, which is at or nearing capacity. This landfill must be closed when full. Unless an 11 approved site is located in Hilo, the waste will have to be hauled and ultimately disposed off at Pu'uanahulu in West Hawai'i. As the. site is used residentially and only renovative activity is being contemplated, there should be no significant land clearing or construction material that needs to be disposed of. Pleas~ also note that for the construction phase of this project, efforts will be taken by the contractor to minimize disposal and all disposal will be done at approved disposal sites. This and other waste reduction methods will be taken during the construction and operating phases of this project. E. Other Government Services As this area is already part of an urban area, it already has access to a number of services. All of the required police, fire, and related services are available. Police protective services are provided from the main station along Kapiolani Street, about a mile from the site. Likewise, the nearest fire station would be at central, less than 2 miles from the subject site. There are also the Kaumana and Kawailani stations, located less than 3 miles away. Emergency medical and paramedical services are also provided from these stations. The Hilo Medical Center is located approximately 2 miles from the site and is managed by a quasi-State entity, the East Hawaii Region of the Hawaii Health System Corporation. This facility is one of 5 licensed hospitals on the island. As this project is a commercial one, it should have little or no direct impacts to schools, parks, and other related facilities. As the project may indirectly generate a school demand, it should be noted that the site is proximate to the K-12 Hilo Complex and Waiakea Complex, both of which are less than 2 miles from the site. There are also a number of public parks within a 2-mile radius. Thus, no extension of government services would be required, and existing facilities should be sufficient to accommodate the demand expected from this project F. Other Utilities All other utilities such as telephone and electrical services are available to the site. 12 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 the same as the current use, which is a vacant residential structure. This will continue until the eventual conversion of this residence into an office building, which will hopefully be by 2015. 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 resulting from the construction and .implementation of this project. There will be construction jobs created in the short-term and at least 3-5 full-time equivalent positions created when the office is established. 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 immediate neighborhoods and surrounding commercial and industrial areas. The required infrastructure - if needed - will be implemented by the applicant to mitigate potential impacts of this project. B. Irreversible and Irretrievable Commitment of Resources The area of the requested rezoning has already been extensively disturbed. As such, the commitment of natural or other resources (such as botanical, avifaunal, and archaeological), would not appear to be significant. C. Mitigative Measures The applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These will include on-site drainage system, landscaping, and possibly road, water, and wastewater improvements. All of these will be done in conjunction with the permitting and permit implementation phases of this project. Off-site traffic-related improvements fronting the project site will also be provided, if needed and/or required. It should be noted that should curb, gutters and sidewalk be required along the Kamana Street frontage, for financing purposes, the applicant would like to 13 have them done in conjunction with the construction of a new structure rather than the renovated one. If any inadvertent archaeological discoveries are made during any phase of this project, the Planning Department will be notified and appropriate mitigation will be taken before work is resumed. Landscaping will also be incorporated within the project site, as well as along its boundaries. The landscaping would be consistent with the Planning Department's landscaping rules. D. Alternatives to the Proposed Proiect 1. No Proiect Under the status quo alternative, the site would remain in its present vacant, cleared use. Under this scenario, the site would not be utilized to its highest and best use, as envisioned by the General Plan and the commercial and residential growth of the general area. 2. Development Based on Existing RS-10 Zoning Under this alternative, the site could be subdivided into two lots. Based on the Ghana dwelling provision of the Zoning Code, each lot could conceivably support 2 dwellings for a total of 4 dwellings. While that may be possible, residential uses, however, may not be too desirable, due to noise associated with traffic along Kinoole Street. 3. Residential Rezoning Another option could be to utilize this site for a denser residential project. While that would still be consistent with the General LUPAG's map High Density designation, it may not be too feasible, given its location next to a major connector road and possible cost of the required off-site infrastructure. 4. Evaluation of Alternatives Leaving the property in its current state would not maximize the use of the land. The land could continue to be used residentially. However, there may be some quality and . safety factors (Le., with children playing in this area), given 14 the cross town road function of Kinoole Street. This would also mean having to redirect commercial uses to other areas of Hilo, areas that are-increasingly becoming less available. There would also be diminished tax revenues and fewer services to the public. While alternative residential densities are possible, those uses may not be really desirable, given its frontage along a heavily traveled road and the cost to provide the required off- site infrastructure. Neither of the above alternatives could best deliver some needed off-site infrastructure improvements as would the requested commercial project. The proposed project would make improvements eventually fronting Kamana Street. Then, too, the rezoning would provide an opportunity for a SMALL business to service the community. 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 CG-20 zoning alternative. IX. REGULATORY ANALYSIS - County and State land Use Policies 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 High Density, a designation that allows the requested CG-20 zoning. Accordingly, this request would be consistent with the LUPAG map. It should be noted that none of the interim amendments proposed by the Planning Director involves the subject site. 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; 15 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 which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. Policies . The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. . The County shall strive for an economic climate which . provides its residents an opportunity for choice of occupation. . The County shall strive for diversification of its economy by strengthening existing industries and attracting new endeavors. . The County shall encourage the development of a visitor industry which is consistent with the social, physical, and economic goals of the residents of the County. land Use Element (Commercial) Goals . Provide for commercial developments that maximize convenience to its users. 16 e Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Policies o Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. . Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. . The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure 'and design controls shall be incorporated into the review of such developments Standards . Commercial developments shall be located in areas adequately served by transportation, utilities, and amenities. Commercial developments shall provide for 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 If approved, the project would provide needed services to this sector of Hilo. Its location can provide support facilities 17 for other commercial users in this area, as well as the neighboring residential community. Relatedly, all required infrastructures are there or, if not, will be provided by the applicant without taxing government's servicing ability. The site has limited on-site developmental constraints. The site is not designated a floodway and instead designated "X", areas outside of the 500 year storm. Because of its prior residential use, archaeological, floral, or faunal concerns should not be significant, if at all. Relatedly, although there may be a potential for some endemic birds to visit this area, the development of this site would not remove a critical habitat. Then, too, there are alternative areas that would be more suitable for any habitats. Furthermore, if there are inadvertent archaeological features found on the site, work will stop and the State DLNR and County Planning Department will be consulted before further activities occur within the affected area. Finally, all structures will be built to comply with the Zoning Code standards, such as parking, setback, height, landscaping, and so forth. C. Zonina If the request were approved, the site would be eventually used for office purposes. The structure and improvements would be developed consistent with the Zoning Code. No variances from the Code are anticipated. D. Hawaii State Plan Chapter 226, Hawaii Revised Statutes, outlines the long-range goals and policies of the Hawaii State Plan. Said Plan is intended to serve as a guide for the growth and future long-range development of the State. Pursuant to said requirement, a discussion of the pertinent policies and goals and the project's relationship follows: 18 Goals o A strong, viable economy characterized by stability, diversity, and growth that enables the fulfillment of the needs and expectations of Hawaii's present and future generations . A desired physical environment characterized by beauty, cleanliness, quiet, stable and natural systems, and uniqueness that enhances the mental and physical well-being of the people · Physical, social and economic well-being for individuals and families that nourishes a sense of community responsibility and caring of participation in family life. Discussion The proposed project would achieve these goals. It would provide both direct and indirect employment opportunities for current and future residents of the island; contribute to the island's overall tax base and hence, increase both State and County revenues; and complement and support other economic uses and in turn, contribute to the stability, diversity, and growth of local and regional economies. This employment opportunity would come without adversely affecting the environment. There is no known wildlife or plant life listed as either endangered or threatened on the subject site. Then, too, because of its historical residential use and the fact that the site has been cleared and leveled, the likelihood of finding archaeological features on the site is quite remote. Impacts to the surrounding areas would also not be significantly adverse. All required infrastructures will be in place by the applicant prior to occupancy of any portion of the project. These include traffic improvements, and the wastewater and water system. Furthermore, the provision and/or retention of natural landscaped buffers around the perimeter of and selected portions within the project site would also help mitigate any adverse visual and noise impacts to neighboring residential properties. G. Hawaii Coastal Zone Manaaement Proaram The objectives of the Hawaii Coastal lone Management (ClM) Program are outlined in Chapter 205a, Hawaii Revised Statutes. 19 The principal goal is to assure the protection and maintenance of the State's coastal resources. Although the entire State falls within the CZM area, the permitting process is geared for those areas proximate to the coast and identified by the County as the Special Management Area. Nonetheless, a general review of a project's consistency to the CZM policies - regardless of its location - must still be made. In that regard, please note the following: . The proposed project will not have any substantial adverse environmental or ecological effect. (Please refer to discussions in Chapters V, VI, and VII). Any effect that may result will be minimized to the extent practicable and will be clearly outweighed by public interest. . The proposed development would be consistent with the objectives of the CZM program. Specifically: . there would be no impact to the area's recreational resources. This is not a shoreline property; . because of its historical agricultural use, the project site should not have any remaining historical resources. Any inadvertent find during the course of construction can be appropriately mitigated; . the project will not affect any scenic and open space resources; . the coastal ecosystem will not be impacted; . there will be more employment opportunities, and hence furthering the economic uses of the site; . the site is more than a mile from the shoreline, and thus there would be no coastal hazard or beach erosion or marine resource impacts; and . public participation will be achieved through the hearings on this request. . The proposed development is consistent with the County General Plan and other appropriate regulatory tools, such as the Zoning Code. 20 ~ I ..~~ ", I DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILa, HAWAII ~ .:-: ~~ i DATE: August 11, 2009 ~ TO: BJ Leithead Todd, Planning Director ~ FROM: ~ Department of Public Works SUBJECT: CHANGE OF ZONE APPLICATION (REZ 09-000100) Applicant: Janice Oshiro Request: RS-10 to CG-20 Tax Map Key: 2-2-22: 008 We have reviewed the subject application forwarded by your memo dated July 20, 2009 and offer the following comments for your consideration. All development-generated runoff shall be disposed of on site and not directed toward any adjacent properties. A drainage study shall 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. \ The Zoning Map classifies Kino'ole Street as a collector street and Kamana Street as minor street. Both streets have an existing right-of-way width of 60 feet fronting the subject property. Chapter 22, County Streets, of the Hawaii County Code requires a driveway for commercial use be placed a minimum 75 feet from an intersection. Therefore, the existing driveway on Kino'ole Street shall be removed and relocated (along either Kino'ole or Kamana Street, preferably on Kamana Street) at least 75 feet from the intersection of Kino'ole and Kamana Streets. Based on the proposed zoning, we recommend the applicant provide improvements to the subject property's entire frontage along Kamana Street consisting of, butnot limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements, and any required utility relocation, meeting the approval of the Department of Public Works. We also recommend the applicant provide "full width" concrete sidewalk (replace the existing planter area with concrete) along the property's entire Kino'ole Street frontage. Install streetlights and traffic control devices as may be required by the Traffic Division, Department of Public .Works. The applicant shall be responsible for the design, purchase, and inst~Jla1i.Q,n,Qf__~._.___._ such devices. i S\C',5, P'oJf":J !r"~~'--I Planning Dept. '--'~_'J "-' . ,: \ .,:~.I LiJ i Questions may be referred to Kelly Gomes at ext. 8327. Exhibit :l ,di~ 5 il9li6 I DEPARTMENT OF WATER SUPPLY · COUNTY OF HAWAI'I 345 KEKOANAO'A STREET, SUITE 20 . HILO, HAWAI'I 96720 TELEPHONE (808) 961-8050 . FAX (808) 961-8657 August 18, 2009 ....;..':. TO: Ms. BJ Leithead Todd, Planning Director Planning Department t;..~J \.....11 '.0 FROM: Milton D. Pavao, Manager SUBJECT: CHANGE OF ZONE APPLICATION (REZ 09-000100) APPLICANT - JANICE OSHIRO REQUEST: RS-I0 TO CG-20 TAX MAP KEY 2-2-022:008 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 8-inch waterline within Kino'ole Street as well as from an existing 6-inch waterline within Kamana, both of which front the subject parcel. The subject parcel is currently served by a I-inch service lateral, capable of accommodating a 5/8-inch meter, which is limited to one unit of water with a maximum daily usage of 600 gallons. The Department has no objection to the proposed Change of Zone application subject to the applicant understanding and accepting the following conditions: 1. The Department requests that the applicant submit estimated maximum daily water usage calculations for the proposed office space, prepared by a professional engineer licensed in the State of Hawai'i, for review and approval. The water usage calculations should include the total estimated maximum daily water usage in gallons per day and the estimated peak flow in gallons per minute. Upon acceptance of the water usage calculations, the Department will inform the applicant, if necessary, of the water commitment deposit due, prevailing facilities charges to be paid, and any water system improvements required for water service. If the estimated water demand is greater than 600 gallons per day, the applicant will be required to install a larger or additional meter. 2. The proposed zoning will require the installation of a reduced pressure type backflow prevention assembly, within five (5) feet of the meter on private property. If a larger or additional meter is installed, a backflow prevention assembly will also be required for that meter. The installation of the backflow prevention assembly(s) must be inspected and approved by the Department before water service can be activated. 3. Subject to other agencies' requirements to construct improvements within the road right-of-way fronting the property affected by the proposed development, the applicant shall be responsible for the relocation and adjustment of the Department's affected water system facilities, should they be necessary. r=~~~~---"--"""--""-~~<~~"'-~=":' Planning Dept. ~ S(~j"%\fl'I EI) I Wu b ~h.b'.t 3 l "'. ,. ..j . I I I { ill) ... ater rtna6 proare ... ; "', .' . - i (} (} , tj'v' fi ~ ~ 662 l The Department of Water Supply is an Equal Opportunity provider and employer. To file a complaint of discrimination, write: USDA,iDire~t'or: '0ffiM'.&'eMt. . _ _ " j Rights, Room 326-W, Whitten BuildinQ, 14th and Indeoendence Avenue, SW. W"",hinnton nr. ?O?'iO_Q410 Or ""II/?n?\ 7?n,"a'If)Fi'\");--l"=-,,>ffl.........,,'--~~~.=..=, Ms. BJ Leithead Todd, Planning Director Page 2 August 18, 2009 4. Please be informed that the existing 8-inch waterline within Kino'ole Street is looped, and therefore, adequate to provide 2,000 gallons per minute for fire protection, as required per the Department's Water System Standards. Should there be any questions, please contact Mr. Finn McCall of our Water Resources and Planning Branch at 961-8070, extension 255. Si~rely yours, I { FM:dfg copy - Ms. Janice Oshiro Mr. Sidney M. Fuke, Planning Consultant WlllIRiam P. Kell1loi ,Uayor HmrJrY S. KllRbojJiJrll Police Chief ~(1) lP'aulli II(. Fell"lt'eim Deputy Police Chief County of Hawa.ii POlLI ClE DEPARTMENT 349 Kapiolani Street. Hilo, Hawaii 96720-3998 (808) 935-3311 . Fax (808) 961-8865 July 28, 2009 TO EAD TODD, PLANNING DIRECTOR FROM D R D. PACHECO, ASSISTANT POLICE CHIEF AREA I OPERATIONS SUBJECT: CHANGE OF ZONE APPLICATIONS (REZ 09-000100) APPLICANT: JANICE OSHIRO REQUEST: RS-10 TO CG-20 TAX MAP KEY: 2-2-22:8 Staff, upon reviewing the provided documents and visiting the proposed site, does not anticipate any significant impact to traffic and/or other public safety concerns. Thank you for allowing us the opportunity to comment. If you have any questions or concerns, please contact Captain Kenneth Vieira of our S. Hilo Patrol Division at 961-2214. KV: iii Planning Dept. d IF h'b't 4j ~"X I I " I SCANNED By: J8L~58015 "Hawai'i County is an Equal Opportunity Provider and Rmnlov..r" William Kenoi Mayor D~~~?g,~~~~~pn ~ , Ivan M. Torigoe ~3 Ii ~~;'.;l n -" tPIfQUfJl.~i~for (!Iounf\! of ~afuaiti DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street · Hilo, Hawai'i 9~720 . (808) 961-8083 . Fax (808) 961-8086' http://ea.hawaii.hi.us/direetary/dir envmng. htm MEMORANDUM I Date I To I ]From: I Subject: July 27,2009 BJ LEITHEAD TODD, Planning Director LONO A. TYSON, Director y....T Change of Zone Application (REZ 09-000100) Applicant: Janice Oshiro Request: RS-l 0 to CG-20 TMK: 2-2-22:8 }\Ie have reviewed the subject application and offer the following recommendations: PEPARTMENT COMMENTS: ~ \0 ~.MJCN:r;t:. (SeLDW' }\I ASTEW A TER COMMENTS: ( ),..No comments ~ (v) Require connection of existing and/or proposed structures to the public sewer in accordance with Section 21-5 of the Hawaii County Code. ( ) Require Council Resolution to approve sewer extension in accordance with Section 21-26.1 of the Hawaii County Code. Complete D.E.M. Sewer Extension Application. ( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 I of the Hawaii County Code. . ~~ Other: P n yt.L{i;(..... 1.5 t c." O'l.A-erfll-"! KL. j;~:::)~'iJJ U"'" '(b to v.. v'''''' '1 :; t:'-.Jt:vt.- I Blot. 7 l~ NJ, <"DNNCG~-y;:J SOLID WASTE COMMENTS: I ( ) No comments ~ ~ Commercial operations, State and Federal agencies, religious entities and non-profit I organizations may not use transfer stations for disposal. fXi) Aggregates and any other construction/demolition waste should be responsibly reused to I its fullest extent. ~')<)) Ample and equal room should be provided for rubbish and recycling. ~)O) Green waste may be transported to the green waste sites located at the Kailua and Hilo transfer stations, or I, other suitable diversion programs. ~ ~) Construction and demolition waste is prohibited at all County Transfer Stations. ~) Submit Solid Waste Management Plan in accordance with attached guidelines. ~ ) Existing Solid Waste Management Plan is to be follow~. Provide update t6 the department on current status. d ) Other: . I cc: SWD, WWD Planning Dept. Exhibit S ~~AN~ED AUG 0 3 2009 By: 055100 I County of Hawai' i is an Equal Opportunity Provider and Employer. William P. Kenoi Mayor Lono A. Tyson Director Ivan Torigoe Deputy Director (ITlIunfl! lIf ~afucti &i DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 25 Aupuni Street · Hilo, Hawaf i 96720 (808) 961-8083 . Fax (808) 961-8086 http://co.hawaiLhi.us/directory/direnvrnng.htm February 12, 2009 SOLID WASTE MANAGEMENT PLAN Guidelines INTENT AND PURPOSE This is to establish guidelines for r.eviewing solid waste management plans, for which special conditions are placed on developments. The solid waste management plan will be used to: (1) promotes and implement recycling and recycling programs, (2) predict the waste generated by the proposed development to anticipate the loading on County solid waste management facilities, and (3) predict the additional vehicular traffic being generated because of waste and recycling transfers. A qualified consultant shall prepare a suitable solid waste management plan for review by the Department of Environmental Management. REPORT The Solid Waste Management Plan will contain the following: 1. Description of the project and the potential waste it may be generating: i.e. analysis of anticipated waste volume and composition. This includes waste generated during the construction and operational or maintenance phases. Waste types shall include (but not be limited to): A. Organics (including food waste and green wastes); B. Construction and Demolition; C. Paper (including cardboard); D. Metal (including ferrous and non-ferrous metals); E. Plastic; F. Special (including ash, sludge, treated medical, bulky items, tires); G. Household Hazardous (including paint, vehicle fluids, oil, batteries); and H. Glass. 2. Indicate onsite source separation facilities by waste type; i.e. source separation bins of glass, metal, plastic, cardboard, aluminum, etc. Provide ample and equal space for rubbish and recycling. 3. Identification and location of the proposed waste reduction, waste re-use, recycling facility or disposal site and associated transportation methods for the various components of the development's waste management system, including the number of County ofHawai'i is an Equal Opportunity Provider and Employer. Solid Waste Management Plan Guidelines Page 2 of 2 vehicle movements and associated routes that will be used to transport the waste and recycled materials. 4. The report will include identification of any impacts to County-operated waste management facilities, and the appropriate mitigation measures that will be implemented by the development to minimize these impacts. 5. Analysis will be based on the highest potential use or zoning of the development. REQUIREMENTS AND CONDITIONS 1. A solid waste management plan will be prepared for all commercial developments, as defined under the policies of the Department of Environmental Management, Solid Waste Division. 2. The Department of Environmental Management will require the developer to provide or resolve all recommendations and mitigation measures as outlined in the solid waste management plan; besides any conditions placed on the applicant herein. 3. A State of Hawaii licensed engineer will draft and certify in writing the solid waste management plan as complying with applicable Federal, State and County of Hawai'j solid waste laws, regulations, and administrative rules. Should you require additional information, please contact Michael Dworsky, P.E., Solid Waste Division Chief at 808-961-8515. CONCUR: ~ A.T~ f Lono A. Tyson DIRECTOR County of Hawai. i is an Equal Opportunity Provider and Employer. LINDA LINGLE (iOVERNOR OF 11,\WAIJ L,\UltA H. TIIIE1..EN CllJ\IIiI't;~SON ll(lI\lW OF 1.J\NIlAN/) Nt\TU\(A1. HFSOUHCl.:...,", cOM"nSS10N ON W,\TI]{ H.ESO\1HCE ~1^NMa:MO,rr '"'".. "'..... ~} :l5 IllJSSEl.1. Y. TSIJJI FIRST DEl'trfY KEN C. KAWAIIA){A nEPUry fII<< EGOI( . \\'ArBl STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES STATE HISTORIC PRESERVATION DIVISION 601 KAMOKILA BOULEVARD, ROOM 555 KAPOLEI, HAWAII 96707 :\()I).'\"I"I(".f<ESOUR(:I:..<; 1.I0,\TI!'JO ANn OCEAN RECI(E.I\TION l~liHE." U OF CONVI~Y ANCI:S COMt-IISSH)N ON WATER HE<;()li!(CE M^,'-:AGEM EN'I' CONSER V'\TIO~ ANn COASTAL 1."Nns Ct)NSE!{VATlnN ANI.lIl.FSOllRr.F..-; ENFOIU:t:MENT ENGINEER iNli nJl(ESTHY ANI) WII.I)I .11:1: HISTt'>HIC I'HF$F]IVATION KAI1I)OI.I\Wl~ ISI.AND I(ESERVECOMMISS10N LAND STATE l'AJ.iK5 August 3, 2009 BJ Leithead Todd, Planning Director County of Hawaii Planning Department 101 Pauahi Street, Suite 3 Hilo, Hawaii 96720 LOG NO: 2009.2551 DOC NO: 0908MD02 Archaeology Dear Ms. Leithead Todd: SUBJECT: Chapter 6E-42 Historic Preservation Review - Request for Comment on a Change of Zone Application (REZ 09-000100) Waiakea Ahupua'a, South Hilo District, Island of Hawaii TMK: (3) 2-2-022:008 r",' t:, k,\ f'l:-" '-......,.. t;;,.. Thank you for the opportunity to comment on the aforementioned project, which we received on July 9, 2009. The applicant has short-term plans to rent the current property and construct a new parking lot, with long-term plans to make changes to the house and convert it into office space. Please note that this letter does not provide a determination for the house renovations, as the house is over 50 years old. At the time of these building renovations we recommend you contact our architectural branch at our Kapolei office. We determine that no historic properties will be affected by this project because: o Intensive cultivation has altered the land IZl Residential development has altered the land IZl Previous grubbing/grading has altered the land o An accepted archaeological inventory survey (AIS) found no historic properties o SHPD previously reviewed this project and mitigation has been completed 1SI Other: SHPD previously reviewed this project and determined no historic properties will be affected, provided that no alterations to the home occur prior to review by our A rchitecture Branch in Kapolei (Log No. 2009.2526, Doc No. 0907MD08). 1]1 the event that historic resources, including human skeletal remains, cultural materials, lava tubes, and lava blisters/bubbles are identified during the construction activities, all work needs to cease in the immediate vicinity of the find, the find needs to be protected from additional disturbance, and the State Historic Preservation Division, Hawaii Island Section, needs to be contacted immediately at (808) 933- 7653. If you have questions about this letter please contact Morgan Davis at (808) 933-7650. A1~~ fU;P,L-- Theresa K. Donham, M.A., Lead Archaeologist Hawaii Island Section, State Historic Preservation Division Cc: SHPD Architecture Branch, Kapolei Planning Dept. Exhibit ~ I . ' · iSCANNEDI I Bv' f\Ub t7SZr!O 6 ~ i .J ~---"'-_.._- n 5J ~, . =-~.''''';''''''''~=~~=' " . LINDA LINGLE GOVERNOR OF HAWAII LAURA H. THIELEN ," W.A~UWtX~kf.S~W~ES -~.qtl WA'fl1:R JU;:SOURCE ~NAGEM:ENT :'-';..' [. t ~ U"- -;:! .Jut ;) 1 t2= Lj2 STATE OF HAWAII DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION POST OFFICE BOX 621 HONOLULU, HAWAII 96809 July 28, 2009 ~. County of Hawaii Planning Department 101 Pauahi Street Suite 3 Hilo, Hawaii 96720 Attention: Mr. Norman Hayashi Ladies and Gentlemen: Subject: Change of Zone Application (REZ 09-000100) D ~ '^; ('" Thank you for the opportunity to review and comment on the subject matter. The Department of Land and Natural Resources' (DLNR) has no other comments to offer on the subject matter. Historic Preservation will be responding through a separate cover letter. Should you have any questions, please feel free to call our office at 587-0433. Thank you. Sincerely, ~~Q~ ff\Morris M. Atta U Administrator Planning Dept. Exhibit 7 SCANNED AUG 0 3 [DD9 eP55071 LINDA LINGLE GOVERNOR j "".," J iJ 5;}: l.J 7 CHIYOME L. FUKINO, M.D. Director of Health STATE OF HAWAII DEPARTMENT OF B.EAL TH P.O. BOX 916<L HILO: HAWAII 96721-0$1Ji MEMORANDUM DATE: August 6, 2009 TO: BJ Leithead Todd Planning Director, County of Hawaii FROM: Newton Inouye ;-.,)- Acting District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 09-000100) Applicant: Janice Oshiro Request: RS-10 to CG-20 Tax Map Key: 2-2-22:8 The Department of Health does not have any objections to the proposed change in land uses. However, existing or planned land use activities adjacent to the proposed residential area should be compatible with a residential neighborhood. We recommend that you review all of the Standard Comments on our website: http://hawaii. gov /health/ environmental! env-planningilanduse/landuse.html. Any comments specifically applicable to this project should be adhered to. The subject project is located within or near proximity to the County sewer system. All wastewater generated shall be disposed into the County sewer system. WORD:REZ 09-000 100.at Planning Dept. Exhibit g I SCANNED I I I I tlUG \ 0 1009 I , I j ][) 0 h h 6.) ':~l I IVY: J .1 v'~ ! SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212. Hila, Hawaii 96720 Telephone: (808) 969-1522 . Fax: (808) 969-7996 E-mail: sidfuke@hawaiiantel.net rLJ~iN;:1;';\.i(:; DEF),;~ G n: ~ hf 'r~!(-1 ;~,~ t:,~ / ,}:~) ~Irnning . Variance. Zoning , ,'. Subdivision. Land Use Permits . Environmental Reports Q: lJ? I . c._ iU]? AUG -- 5 August 5, 2009 Ms. BJ Leithead Todd, Director Planning Department COUNTY OF HAW AI'I 101 Pauahi Street Hilo, Hawai'i 96720 Dear Ms. Leithead Todd: Subject: Rezoning Application (REZ 09-000100) - Janice Oshiro Waiakea House Lots. South Hilo. ID. TMK: 2-2-022: 008 Thank you for providing me with a copy of agency comments to date. In response to these comments, we note the following: a. The Police Department did not express any "significant impact to traffic and/or public safety concerns"; b. The State Department of Land Natural Resources - Land Division had not comments to offer and noted that the Historic Preservation Division will respond separately. c. Relative to the County Department of Environmental Management's comments, the applicant intends to have the wastewater system connect to the County's sewer line fronting Kamana Street. That is currently underway. Please note that the site is already improved and as such, the only waste material would be associated with the renovation of existing structure. The construction- related waste will be disposed off by 'the contra,ctor at the authorized County landfill. As such, the applicant requests that should there be a need for a Solid Waste Management Plan, it be done only in conjunction with the construction of a mm: buildinll. We trust that the above adequately responded to the comments. If not or if there are further questions or comments, please feel free to contact me. Thank you very much. ~IY~ SIDNEY M. FUKE Planning Consultant Copy - Ms. Janice Oshiro wi enclosures Planning Dept. Exhibit 9 SCANNED AUG G '! 7009 I n..1~l55232 I lDi~ ~~ SidneyFuke, Planning Consultant 100 Pauahi Street, Suite 212' Hila, Hawaii 96720 Telephone: (808) 969-1522 . Fax: (808) 969-7996 E-mail: sidfuke@hawaiiantel.net . Planning' Variance' Zoning . Subdivision' Land Use Permits . Environmental Reports f fJ i\H It: [19 August 17, 2009 Ms. BJ Leithead Todd, Planning Director COUNTY OF HAWAII 101 Pauahi Street Hilo, ill 96720 Dear Ms. Leithead Todd: Subject: Rezoning Application - Janice Oshiro TMK: 2-2-22: 08 (REZ 09- 000100) Thank: you for providing me with a copy of agency comments to date regarding the subject application. We note that the State Department of Health did not have any objections to the request. Likewise, the State Historic Preservation Division determined that "no historic properties will be affected" by this project. Relative to the comments of the Department of Public Works. as the applicant intends to renovate the existing structure, the only drainage-related implication would result from the construction of the parking area and driveway. Prior to making these improvements, a grading plan will have to be submitted meeting with the requirements of the Department. The plan will be submitted in conjunction with the grading permit. Relative to the relocation of the Kinoole Street driveway, the applicant respectfully requests its retention for as long as the existing structure is used as a residence. However, upon its commercial conversion, the applicant will relocate the driveway to either Kamana Street or Kinoole Street at a distance and in a manner that conforms to the County Code. The applicant understands the public benefit of having a sidewalk along Kamana Street, fronting the subject property. As such, it would not object to eventually having it constructed. However, it respectfully requests that construction be deferred until the driveway is relocated, at which time it would be more feasible to construct the sidewalk. Should there be questions or additional comments relating to this matter, please feel free to direct them to me. Thank you very much. ~~~ Planning Consultant Enclosures Copy - Janice Oshiro wi enclosure ~~' ~~_.~~"'":-=:-, "C~,_ N"", N,ED I,' . O!-~]5 51f! I Bv. I " '&I '_,.._.......___"_... t SidneyFuke, Planning Consultant P!.11 ;\,t}f!~.. _~, "" Ii""; ~ l, ~~I~PAilrM}i:rlrlanning. Variance' Zoning ~",. . Subdivision. Land Use Permits . Environmental Reports 100 Pauahi Street, Suite 212. Hila, Hawaii 96720 Telephone: (808) 969-1522 . Fax: (808) 969-7996 E-mail: sidfuke@hawaiiantel.net ') j .i: {) !r:h n i~". ,!9 August 25, 2009 Ms. BJ Leithead Todd, Director Planning Department COUNTY OF HAW AI'I 101 Pauahi Street Hilo, HI 96720 Dear Ms. Leithead Todd: Subject: Rezoning Application - Janice Oshiro, TMK: 2-2-22: 08 (REZ 09- 000100) This is in response to the comments from the Department of Water Supply regarding the subject matter. The applicant is in the process of renovating the existing structure and intends to have it used as a single-family residence for the next few years. The applicant also plans to utilize a portion of the site to partially accommodate the parking needs of some of the surrounding business establishments. In that regard, the applicant does not envision the potable water demand to exceed the standard residential requirement for the next few years. Accordingly, we respectfully request the deferral of meeting with any of the water improvements (such as a backflow preventer) or water use calculations and commitment fees until the existing or a new structure on the site is used commercially. The studies and/or commitment fee could be done prior to issuance of Plan Approval with any required construction prior to issuance of an occupancy permit. We would appreciate your favorable consideration of this matter. Should you have any questions on this matter, please feel free to direct them to me. Thank: you very much. Sincerely, (\, 1Lb \f\u /f,J/V fJ SIDNEY M. F Planning Consultant Enclosure Copy - Janice Oshiro wi enclosure rSCANNEO -L: I fly;!!! 68Z~q6 I .~---=-------- ' '- RJOshiroREZ.doc-8/26/09 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION JANICE OSHIRO CHANGE OF ZONE APPLICATION (REZ 09-100) 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 requests a change of zone from RS-IO to CG-20 to renovate an existing vacant single-family dwelling for a residence and conversion into an office building in the future. Portion of the site will be improved to provide employee parking for existing medical clinic and optometry offices close 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 determined by the General Plan and related planning documents. The implications of these evaluations and decisions must also be considered as they may have an impact on similar areas in the County. The Change of Zone request from a Single-Family Residential (RS-IO) to the General Commercial Mixed (CG-20) zoned district 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. It sets forth goals, policies, standards and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. 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 to the goals, policies and standards of the General Plan in that the proposed project will be developed in an area adequately served by necessary services such as water, utilities, sewers and transportation systems. The applicant is requesting a General Commercial zoning. The proposed project conforms to the Land Use Commercial policy which states "the distribution of commercial areas shall meet the demands of neighborhood, community and regional needs. " The Land Use Pattern Allocation Guide (LUP AG) 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 LUP AG Map establishes the basic urban and non-urban form for areas within the County. The project area is designated High Density Urban on the LUP AG Map. This designation includes general commercial, multiple family residential and related services. The requested General Commercial zoning would be consistent with the High Density Urban designation on the LUP AG Map for this area ofHilo. The State Land Use designation for the property is Urban. The Land Study Bureau's Productivity Rating for the project site is Unclassified. The Hilo Community Development Plan (CDP) adopted in 1975 designates this area is RM-4, and suggests the retention of residential uses in this area. However, this area has been transitioning to commercial uses, including real estate offices, public facilities, medical offices, and general commercial uses. The advantage of this area is its close proximity to other commercial and residential population ofHilo. The proposed change of zone would complement the existing commercial land uses that currently in existence and provide for an orderly development of the area. The property is located on the northeast comer of Kino ' ole Street and Kamana Street. Currently, there is a single-story, approximately 1,202-square foot dwelling and carport on the site. The property was formerly used as a site of a single-family dwelling. -2- The structure has been vacant for the past six months and is currently being renovated for interim residential use. The land uses in the immediate area are a mix of commercial and residential uses. Immediately adjacent properties are zoned RS-lO and in single-family residential uses. The property mauka across Kino'ole Street is zoned CG-20, site of an accountant's office. The parcel to the south across Kamana Street is zoned CG-20 and is vacant. Commercial uses nearby include the Kamana Senior Center southwest of the site, and medical offices on Kino' ole Street. All utilities and services are available to the site. Access is proposed from the existing driveway fronting Kino'ole Street. The applicant may consider another access from Kamana Street in the future. The Department of Public Works recommends the following: . improvements to the entire Kamana Street frontage consisting of, but not limited to, pavement widening with concrete curb, gutters, and sidewalk, drainage improvements, and any utility relocation. . "full width" concrete sidewalks along the property's entire Kino'ole Street frontage, replacing the existing planter area with concrete. . removal of the existing driveway on Kino'ole Street and relocation along either Kino'ole or Kamana Street, preferably on Kamana Street, at least 75 feet from the intersection of Kino' ole Street and Kamana Street, in compliance with Chapter 22, County Streets, of the Hawai'i County Code. The applicant would like to retain the Kino'ole Street driveway for as long as the existing structure is used as a residence. However, upon conversion to a commercial structure, the driveway will be relocated to either Kamana Street or Kino' ole Street conforming to the County Code. County water is available to the site. The project will connect 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 are available to the site. -3- The project site has no severe geological or topographical problems which cannot be rectified or which would render the land unusable. The property is located within Zone "X", an area determined to be outside the 500-year floodplain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. The property is currently used as a dwelling site, thus, no professional archaeological survey was conducted of the site. By letter dated July 7,2009, the applicant requested a letter of "no effect" from the DLNR Historic Preservation Division (HPD). By letter dated August 3,2009, the DLNR-HPD has indicated that no historic properties will be affected by this project provided that no alterations are made to the dwelling prior to review by the Architecture Branch of the DLNR. The applicant has stated that should any archaeological features or site be discovered during the development of this project, work will immediately cease and the Planning Department will be notified. Likewise, no professional flora or fauna surveys were conducted, as the applicant does not believe that rare or endangered floral or faunal resources are on the improved site. The property is located in an urban setting close to existing commercial uses and fully developed with a single-family dwelling and carport. The request is not contrary to Chapter 205A, Hawaii Revised Statutes, relating to Coastal Zone Management. The property is not located in the Special Management Area. The project site is not proximate to 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, 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. Therefore, no action is necessary to protect these rights. Based on the above findings, approval of this change of zone request from a Single-Family Residential (RS-IO) to a General Commercial (CG-20) zoned district would result in an appropriate land use pattern that will further benefit the general public. -4- The accompanying draft bill to amend Section 25-8-33 (City ofHilo 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- CJOshiroREZ.doc-8/27/09 JANICE OSHIRO CHANGE OF ZONE APPLICATION (REZ 09-100) CONDITIONS OF APPROVAL A. The applicant(s), its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. Prior to the issuance ofa water commitment by the Department of Water Supply, the applicant shall submit the anticipated maximum daily water usage calculations as recommended by a registered engineer, and a water commitment deposit in accordance with the "Water Commitment Guidelines Policy" to the Department of Water Supply within 180 days from the effective date of this ordinance. C. The applicant shall install a reduced pressure type backflow prevention assembly within five (5) feet of the water meter on private property, which must be inspected and approved by the Department of Water Supply. D. The property shall be converted for commercial use within five (5) years from the effective date of this ordinance. Prior to conversion of the property for commercial use, the applicants, successors or assigns shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawaii County Code. 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 for the purpose of mitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule No. 17 (Landscaping Requirements), Chapter 25 (Zoning Code), Hawaii County Code. E. Access( es) to the project site shall meet with the approval of the Department of Public Works. All driveway connections to Kino' ole Street or Kamana Street shall conform to Chapter 22 (County Streets) of the Hawaii County Code. F. The applicant shall provide improvements to the project's frontage along Kamana Street consisting of, but not limited to, pavement widening with concrete curb, gutter and sidewalk, drainage improvements and any required utility relocation, meeting the approval of the Department of Public Works. The improvements shall be completed within five (5) years from the effective date of this ordinance. G. Full width concrete sidewalks along the property's entire Kino'ole Street frontage shall be provided within five (5) years from the effective date of this ordinance. H. Streetlights and traffic control devices shall be installed, if required by the Traffic Division, Department of Public Works. I. All development generated runoff shall be disposed of on site and shall not be directed toward any adjacent properties. If required, a drainage study shall be prepared and submitted to the Department of Public Works prior to the issuance of Final Plan Approval. Any drainage improvements, if required, shall be constructed, meeting the approval of the Department of Public Works prior to the issuance of a Certificate of Occupancy. 1. The project shall connect to the existing County sewerline prior to the issuance of a Certificate of Occupancy for any commercial structure. K. A Solid Waste Management Plan shall be submitted to the Department of Environmental Management for review and approval prior to the issuance of Final Plan Approval. L. 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. M. Should the 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. N. The applicants shall comply with all County, State and Federal laws, rules, -2- regulations and requirements. O. 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 applicants, 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). 5. If the appticant(s) should require an additional extension of time, the Planning Department shall submit the applicants' request to the County Council for appropriate action. 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- I- COUNTY OF HAWAI'I STATE OF HAWAI'I BILL NO. ORDINANCE NO. ( (J(arl#/~1 ~/ AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HA W AI'I COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL - 10,000 SQUARE FEET (RS-1 0) TO GENERAL COMMERCIAL - 20,000 SQUARE FEET (MCX-20) AT W AIAKEA HOUSELOTS, SECOND SERIES, W AIAKEA, SOUTH HILO, HAW ArI, COVERED BY TAX MAP KEY: 2-2-022:008. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAW AI'I: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawai'i County Code 1983 (2005 Edition), is amended to change the district classification of property described hereinafter as follows: The district classification of the following area situated at Waiakea Houselots, Second Series, Waiakea, South Hilo, Hawai'i, shall be General Commercial- 20,000 square feet (CG-20): Beginning at a pipe at the south comer of this lot and at the comer of Kino 'ole Street and Kamana Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALA'I", being 2,628.01 feet south and 6,130.59 feet east and running by azimuths measured clockwise from true South: Thence along a curve to the right with a radius of20.00 feet, the chord azimuth and distance being: 1. 1030 10' 28.28 feet; 2. 1480 10' 100.00 feet along the east side of Kino' ole Street; 3. 2380 10' 170.00 feet along Lot 12; 4. 3280 10' 120.00 feet along Lot 14; -1- 5. 580 10' 150.00 feet along the north side of Kamana Street to the point of beginning and containing an area of20,314 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. In accordance with Section 25-2-44, Hawai'i County Code 1983 (2005 Edition), the County Council finds the following conditions are: Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (1) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection ofthe 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 HAW AI'I , Hawai'i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -2- I" AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAW AI'! COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL -10,000 SQUARE FEET (RS-10) TO GENERAL COMMERCIAL- 20,000 SQUARE FEET (CG-20) AT WAIAKEA HOUSE LOTS, SECOND SERIES, W AIAKEA, SOUTH HILO, HAW AI'I MAP PREPARED BY: COUNTY OF HAWAI'I, PLANNING DEPARTMENT TMK: 2-2-22:8 I I E::VUIOIT nAn DATE: July 17,2009 (Janice Oshiro ~. I I I ; ! ., I. I I I I i I , -- ! I '. .J' i',) COshiroRev. doc-9/21/09 JANIC~ OSHIRO CHAN"~E OF ZON~ A~PLICA1?I()NeREZ 09-100) Revisiontoprop()se~.'Conc:liticms'lJ'~nd', C ~tl4i~i(wofa~~wCol1c:1i~~o~M Re-o:i~phabetizerem~iilin~cC)il(fiti?~s B. PritlrtCl~fh~i$.su~uice...ofa;,wat~r COtl1nUtijle.Pt'hyjhe;p~lmttmel1to(Water 'S1.lRPly,..the apPli~~t .shall sll&n)it ih~"aatlCil?'~i~d~a;xin1UmdaiW' W~t~i'l1S~g,~\qaIcuJ*ions~s' ,.' fe.G~m~~Ild~dbya;f;~gist~r~d.~Jgiti~~t, "cm4:a'water ~ni;Hfmeqt'4epO$.it:in:4~~Ofdance "', "..'....0':.,'...".,"....)......... ....'.,'.,..'.. .....'.'... .... '........ '.' . '. .. . . '. ................ '('./,"'....'...... ... ...'...........'.' .' .'.'.\ ." ~ith.tH(;}...t'~~!~r(2QmrjitII1~~t;G4iq~Hi}~s.~.Qlicy"'.tg.tlje'Q~p~rti~ijt..QfW~t~t~~pply [~.\,it.hi~:18Q:'daysJrQtnt!te..c;ff~cti~:~;t.l~!e;:ottpi~;01;din~ff~()J:pri0t'to.tnej ssuance' ():FEinal. F.laii~~~r~V~I~fOF~ttt~~~~st~~i?~);'~fl;~~~,\.~();mriIet~i~{~i~~f~~~' .,.., ' ..."" ,.'""".' . .,..., """. .' Co . , ., ". - . .' . c.antshaJI instldta redticed.presstire;tjpebac:kJ1()~pr~vehtibn asseffiblywiihin ::~~~~:~~:~t:~:~:::~::,:tzf~~::F~~Zt~.or. .. dcell.... pancy: tor any commercial uses.ofihe:buildiiig:. - .'- - "',' , '-', '-." ,'. - ',,-"c,", M . ;}f;th~.,appii~ai1t~s1,:..succ~ssof(sj~i0n 'assigi1(s).d~\'el opsresi~e1iti~Iunifs,6i1 ;tI1e,SubJeet: '. . prop~:sllie':applicantCs9;shall'ri1ake:its:(tl1eiF1fair"share,contribufiontto;"mitigafe:tI1e. "........':.:..;,"'.. .;..'......".<,"....;:''':'. " ..:. i. ........ <7.t:::.i'2"........ ..'........... . .... ..."i',.;,................ ...........,.,,;;,;..;.,. .: tial anal iinacts:ofhhe:ro 'e' ',,:widltesect,toarKs.andirecfeatib ::';;fire: ,poii~e,s6Iitiwastedi.~p'b~~iJtJcllities aniLfbads,';:the:fair 'sh~e' cOht~~buti~~,;~h~ll:~ecohie -;~,.:~, ~':"/.' -'>." ,-' ;;>:.-:".;~>-,.' '\' -' ',,' -'/~. ~ <...,',:: - \"<',;',.' ';\." :.~<.-" ,. ,--, .' -, ".' . - . -'" -.,,', - - f .; "-' ~ '.:: "--',,~, -;'" .'- ,"-.'," .-._' -' - ,.' '.' . - -, .' ,- ." ,- '- . --.. >s_-:' _:'. -.' ~ ", :C"" ~'.., _": _-.;: :' - ,-- ";'- "-,,_' ~! /<~ :~ ',-, " --, '_ ,-, ' ,_ - , ," . -' . " ' - ' - . - . dueahd.payatHepriorto:reGeipt. of Firial lUan Approval. The:fam,sharecoritributionJor :--"-,,,,,<>,:;:,,,--\~,,.-..,-,,:::~,~:, -:~,o,:' ,'-~;' '," :~\'" -:~<.- '::"->-,.--,>~~. --'''~ " .'c- "'<,' ~r'>':,;' ,:"":"-"''-':.,-,, -::- -,;, '-,' ':::'--'":'-~,::_,,\-,,"":::-l ,,,,.:-;,--,, , ,>" !_'-':~?''''J:',-- ':,:,:'_1', e!!c~.:l~t~h~iI:'~.e ...ba~~~:()~,th~..~ctu~l~u~ber,ofre~id~nti~l 'll11it~~evel~ped;. . 't~~'faii ,~',. :,/,,:', ,:;::~;::'::;",':':;' ,t,y:'; _': '::"_:_ ::~':-' _ .,_:~,';,_' '>_:,", ' ,?_.<" ,',' ',:-,'_,_', _' _:,', _;' ,: :,':,,' ':,: ,':_'_ ,___' '" ':, _'_' " ',: ' ',-,. - . _ ," " _ ',',,",'-:::'-. '_":.-,:, , _ ~~:::. ,,-"":,_~"':;:': :_.. /, __~. - ,~:'_' < ::':~>:; '\ .;:: sliare.contributioi:1.in,~Joj;mofcash,larid~ Jacilitiesotany combihtltlon1thereof,snaIIbe. qetertmitle<I'!oytheCountyi€ounc.il; . .10~~fai~" share contribution,may,be *diusie<l annuaily ...."..: :"\';"'C'. ..\"''.',': ..... . .' ..... .',\ .'. ......, ......, ..' . ,'.' .1'" ". . "',"',':r,./' ....;. b~gii1Iilngtlifeeyear~~~ertheef!ecti\feq~te' o'fihisordinance..b~sed;.otl.thepercentage ~l1~;~i~(i~~~~n,O~l~. (J~ns\II1lerJ;riC~lrldex. (/i~I)..$~~;~ir"~atecObtiibutiOI1Shall hav~;ac?mb.in,e~v~!u~qf~7383. 3 6 per multiple family fesi~enti~lllnit ($11 ~506.JJper ,,' " ," , ,', ,-" "'" '. - " ' , ' , , " . ~il1gle falhiIy:r~sidetitiaL~'nit). The t6tal,amouIlt shall .be deteITrlitied with the actual . " ' ....,.. Y'" ..., . I ! I I ! ' II I I number of units according to the calculation and payment provisions set forth in this condition. ) I !, i' A. The fair share contribution per multiple family residential unit (single family residential unit) shall be allocated as follows: 1. $3.642.00 ,per multiple fa.mily residential unit. ($5.548.46 per single family resi~eJ1tia.lunit}to,the.~0.urlty to support park.and recreatiollal improvements and .facilities: . ~l~~.,11p~r multiple.Jalliil),'residentialunif:.($267.66 per single' family resid'entialut1it}.tothe COUl1tyto)support.p6licefasilities: $3?4~'08'perrnultiple fa.rnilyrdHdelltialllflit~$'528;66'peLsillgle. family resi(ielliial unit)' .to..the9~ti~i$'tosupp6rtfire ..f~cilities: 2. 3. ,.,.c: .' ' 4. $157.~8itper .rl1ii1tiplefamil)JreS1deriHa.lunit($~3'1045pet.. s~nglef~rllny residential uriit),totheJDollt1ty t().support solid'wa.ste.facilitie~:a~d 5. ~~YI.14:3~per trlult~ple'#il1ily..tesid~t1tialuriit.~t$:t~~2~~90'per;s.ingle. .family reside~tialtinit},to.the",'Gouti~ .t()..'Siipp6rtroad;and.tra.flic,frripr()~~rnefitS;' ." " ' ,_ .... .." ....'.. ',"" '_ ",_ " ,." ,_ _,_'_'. .. .....:,. _',"'__ ",.., .,' ',-'. _', '.J,' ".-, ',n_,',_;",," '. Irilietl'of.paying.;the.fa.ir.shaF~,cOfitribtlti()n...the.' applicaribmay.c6ntributeland .,' __ ,','\ .. "",'<._"," _, _n-.'.. _ .. _,'_ .,' - _'_'._,'.,'" '.'.'. ....... ". '." ". .....,-....,'... ....0. .". ...... "..:':;" and/or.cohstruct. itnproveinen~slfacifities ..related.toparksand. recreation.. fire, polic.e....s(jl~d'Yastedi~po~alfaci~iti~s..an~ .roads wit~inth~.'.r~~ion.impaCtedhythe pr()p~s.~g~~yel~pm~ht. .sllbjectt():the 'reyi~w andre~()rtirl1etidatioll'(~f:!~e':plann1ng .Directot.@J.(}I1consulta!ion with the ~ppropriate a~~hciesand.approval)()f the C6untyCotlt1cil. .~ .' --. \ .,~