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HomeMy WebLinkAboutCOM 0555.012 2010-2012Kinoole Student Housing Apartments Bill 178: Rezoning RS -10 to RM -3 Submitted by: Dennis "Fresh" Onishi Thomas Winegar Susan Furchgott address: 1623 Kinoole location: between Kawili and Puainako, near Ohea tmk: 3/2 -2- 038:017 land area: .9793 acres, 42,660 square feet proposed construction: 10 apartments 3 bedrooms per apartment 30 bedrooms parking: 34 parking lots, up from 27 21 is required 1 House Rules and Behavior Standards Quiet Hours after 9pm weekdays, lOpm weekends Resident Manager Surveillance video /audio recorded Fines and eviction for violations 2 Restrictive Covenant for 10 years - applies to any owners restricted to fulltime students & immediate family restricted to 10 apartments - 30 bedrooms 3 Mitigation Efforts for Bordering Neighbors 6' solid fence & tall full landscape trees /plants Low - profile one -story buildings closest to side neighbors 4 Construction Schedule - estimated completion by Jan 2014. wumat 1J7 1 1i s Cc-4. 5 r) t N Comm, No 55S 12- Ref. To: Presented G not 4 f Ref. Date SEP 1 9 2012 I \ ow Density Urban (_)pen 1 1 = High Density Urban EK4JILA 5— 160Nyik ocd s 7 S.7 1\ Iedium Density Urban Industrial University- Use -J a High Density Urban Low Density Urban rTflT ci--/pinER-RVIP 4P11■1---1 1 UTPAG MAP a 1 90 Z7 18' 24' ,8 J 8' 1 -STORY TRIPLEX IF THIS SHEET IS LESS THAN 36 "x24 ", .T IS A REDUCED PRINT SCALE REDUCED ACCORDINGLY SCALE: '" 2 -STORY DUPLEX 1 -STORY TRIPLEX 70' Kinoole Student Housing 1623 Kinoole Hilo, HI 96710 House Rules and Behavior Standards Mission Statement Version: Sept 4, 2012 Kinoole Student Housing provides secure, private and quiet housing for post- secondary students emphasizing scholastic achievement during their college education. We promote a strict set of rules and standards for fostering a healthy environment conducive to higher education. Even if it is not listed in the House Rules and Behavior Standards, we interpret this statement strictly: We will not tolerate any statement, action, or activity by anyone which interferes with maintaining a secure, private, and quiet environment for scholastic achievement. Each resident agrees to take responsibility for themselves and their guests at all times to maintain and promote this environment. Property Management Chain of Responsibility Property Management (PM) is composed of Property Managers, a single Resident Manager for the property and may include one or more House Assistants per apartment building. If there is any problem of any kind, a resident should look first to the House Assistant, then to the Resident Manager, then to Property Managers, until the resident gets a satisfactory acknowledgement that the trouble is being managed and corrective action is scheduled. Each resident has the responsibility to inform the House Assistants, Resident Manager, and Property Managers of any serious problem, trouble or violation, even if it not in the resident's apartment, or may only impact the property neighbors, for example. Property Management WANTS to be informed of all irregular activity, even if deemed unimportant — in order to minimize its impact on the facility and the neighborhood. If the trouble or concern is sufficiently serious, informing the House Assistant ALONE is not sufficient, the resident should confirm or insist the Resident Manager or Property Manager is informed and that corrective action is scheduled. Failure to inform Property Management of any violation witnessed or known by a resident is grounds for warning, fines and eviction. Resident and Guest Compliance with House Rules and Behavior Standards All residents agree to abide by House Rules and Behavior Standards at all times and in all locations on the property, and enforce these rules with all guests. All residents are responsible for informing guests of these standards and rules and enforcing these rules without management oversight. For example, residents are required to confirm that each guest parks their car in the facilities parking lot, and not in a neighbor's driveway or in front of a neighbor's house. In addition, each resident is financially liable for any damage inflicted by any one of their guests, or any friend of their guests. Failure to abide by House Rules and Behavior Standards- and to enforce them with guests, even other residents' guests -- is grounds for warnings, fines and /or eviction. All residents are personally and financially responsible for any damage to their apartments, even if the resident did not cause the problem. If one resident caused damage, that one resident will be responsible. If the identity of the resident causing the damage is not known, all residents in the apartment or in the area will be charged equally. General Rules 1. Fulltime Students Only: Residents must demonstrate fulltime status at the University of Hawaii - Hilo or Hawaii Community College to be eligible for occupancy. If a resident cannot demonstrate fulltime student status, they will be evicted. 2. Quiet Hours: Quiet Hours are from 9pm to 8am Sunday to Thursday nights & 10pm to 8am Friday and Saturday nights. There is to be no sustained noise coming from any apartment during quiet hours. Any sustained noise coming from an apartment that can be heard from another apartment or heard from outside the apartment is a violation. The Property Management will do periodic daytime and nighttime checks to enforce this rule. Each resident is responsible for keeping noise to a minimum at all times, and in all locations. Common areas are to be vacated during quiet hours. 3. Occupancy by Immediate Family Only: Residents may have immediate family (dependent children, spouse, civil - partner) reside with them, as long as fulltime student status is maintained, and all occupants are listed on the rental application at the time of application. Student status and birth certificates will be confirmed regularly. 4. Visitors: Visitors and guests must leave the property during Quiet Hours. Residents are responsible for the actions of their visiting guests. Fines & eviction may be levied against residents for their guest's behavior. Residents are allowed to have only one guest on the premises, including extended family members, at any one time, unless Property Management is informed and approves. Any overnight guests must check in with the Resident Manager prior to their visit. More than one overnight guest per week may be grounds for warnings, fines and /or eviction. 5. Illegal Activities: Any use of the apartment or property that violates city, county or state ordinance or code or any violation of state or federal law is grounds for immediate eviction and termination of the lease agreement. 6. Parking: Residents may be financially responsible for any illegal parking and towing of their cars or their visitor's cars. Signs indicate that owners are responsible for any towing charges. Note that the diagonal Tined area directly in front of the student housing complex is signed 'No Parking' at all times. In the event anyone needs to stop for any reasons, even temporary, please direct them to park inside our parking lot and notify PM if they need to remain parked more than 5 minutes. Behavior Standards 7. No Drunkenness, Loud Parties or Night -time Parties - We have a zero - tolerance policy about sustained noise and parties. If you host or attend a loud party on the property, you will be J evicted. A party is defined as sustained noise or nuisance coming from any group of people acting irresponsibly due to inebriation, lack of social awareness, or an exaggerated sense of self - importance. Small daytime celebrations of a maximum of 3 hours, a maximum of 6 people, finished by dark is permitted with prior permission. Any nighttime celebration or party is not permitted. In the case of small daytime party, resident must request permission from PM at least 48 hours in advance with time, duration, location, & attendees, and any requirements Property Management needs to provide. Permission will be given or denied within 24 hours of receipt. 8. Alcohol: Drinking alcohol outdoors is a violation. Any public drunkenness is a violation. No person under age 21 may possess or consume alcohol in any room or on the property. If a resident provides alcohol to an underage minor, they will face immediate eviction, and the Police Department will be notified. Hawaii State law makes it a crime for anyone over 21 to provide alcohol to anyone under 21. 9. Drugs: The illegal possession, sale or use of drugs is strictly prohibited and grounds for immediate eviction and notification to the Police Department. 10. Smoking: There is NO SMOKING inside apartments. Smokers may smoke outside on the decks, as long as the apartment doors are closed. All smoking - related trash must be put in ashtrays. There is a smoking area at the rear of the property. 11. Neighbor relations: We are very concerned about maintaining smooth relations with our neighbors, who graciously tolerate our presence in their neighborhood with limited patience. Sustained noise, parking around the neighbor's houses, trespassing on neighbor's property, disrespect and discourtesy, spreading trash on a neighbor's property, and contributing to traffic problems are violations. For violations which involve our neighbors (complaints of noise, nuisance, or parking from the neighbors), fines may be forwarded to the neighbors affected. 12. Privacy: No one is allowed in another's apartment or room without the expressed consent and presence of the resident, except Property Management or PM's repair person. 13. Disorderly conduct: Disruptive behavior is prohibited. This includes any noise or action which has the potential to disturb any resident, manager or neighbor. 14. No nighttime visitors: All guests must vacate the premises by the beginning of Quiet Hours, except overnight guests Property Management has been informed of. 15. No pets. Pets are not allowed. This includes fish, cats, dogs, hamsters, snakes, birds. 16. Stealing, unauthorized use, theft, and unauthorized borrowing are prohibited, and grounds for eviction. House Rules 17. Bicycles, mopeds and scooters must be kept in the locked bicycle area. Bicycles, mopeds and scooters may not be stored in the apartment, hallway, or on deck. 18. Firearms, weapons, fireworks, or dangerous chemicals, or explosives are prohibited, including sparklers. Possession and use of any of the above are prohibited. This includes firearms, rifles, stun guns, BB guns, paintball guns, swords, bow and arrows, switchblades, knives (except common pocket knives and kitchen knives) num- chucks, martial arts or medieval weapons, and sling shots. Flammable liquids and solvents are prohibited. 19. Locks: Tampering with or damaging locks is prohibited. Residents are responsible for any damage occurring to their apartment locks. 20. Room transfer. Rooms may not be transferred between residents. PM has the sole authority to assign rooms and transfers. 21. Repairs: Plumbing, electrical and other repairs that are the owner's responsibility must be reported to Property Management. If damage is found to be due to negligence, the resident may be fined. Walls and ceiling must be kept in their original condition. Removable adhesive strips must be used to hang wall decorations. No painting is allowed. 22. Walkways must be kept cleared at all times. 23. Parking. Each resident's car will be affixed with a current parking sticker for the parking lot. Visitors must receive a temporary parking permit to park for more than 3 hours at the property. Owner's are responsible for any charges resulting from parking or towing their cars. 24. Keys: Duplicate and replacement keys will be charged to the resident. If the resident does not return their key after leaving, they will be charged. 25. Railings must be kept clean. No hanging of clothes, towels or other items on railings. 26. Cleaning of unit is required prior to vacancy. The standard used is "White- Glove - Clean ". This includes removing personal items, vacuuming, dust removal, removing stains on floors, walls, ceilings. If cleaning is not done prior to vacancy, or is not done to the satisfaction of Property Management, then the resident will be charged per deficiency. Minimum Cleaning Charge: $150. 27. Damage to Unit: Any physical damage to windows, walls, bathroom, kitchen or any fixtures is PM's responsibility to repair or replace, in all cases. Any resident action to repair or replace damage to the unit is not allowed. We have found that resident's incorrect actions can delay and substantially interfere with the PM's correct action. If resident takes ill- informed or ill - executed action which causes further damage and delay to PM's complete repair, the resident will be fined. 28. Damages to the common areas will be charged to all residents, unless a specific resident claims responsibility. Each resident is responsible for their unit's kitchen and bathroom, including all appliances and fixtures. 29. Conservation: Please use water and electricity with care. Excessive use will be charged to the resident. 30. Disabling smoke detectors, including removing batteries from smoke detector units, is not allowed and is a violation of county and state fire safety regulations. Each smoke detector will be periodically checked and violations will be fined. Violations: Warning Fines and Eviction Policy A. Initial violation warnings will be given both verbally and in writing to the Resident by the Property Manager. House assistants may immediately notify residents if they witness a violation or House assistants may notify Resident and Property Managers afterwards without resident notification, and then initial violation warnings may be given by Resident Manager or Property Manager. Parents or the financially - responsible party may be contacted in writing, and may be contacted directly if the violation is serious. If an initial violation is particularly severe and /or intentional, fines or eviction may be levied. B. Second and third violations carry a minimum fine of $50 - fine amounts are determined by Property Management, and will be charged on the basis of severity and intention. Written notice of violation will be given to resident and parent or financially responsible party. C. Third violation is grounds for immediate eviction, at the discretion of Property Management. D. Eviction is immediate for loud parties, drugs, theft, firearms- weapons- fireworks, occupancy violations, and illegal activities. 5 CIVIL ENGINEERING FEASIBILITY REPORT FOR TOM WINEGAR and SUSAN FURCHCOTT 'FMK: (3) 2-2-038: 017 September 3, 2012 THIS WORK HAS BEEN PREPARED BY ME OR UNDER MY SUPERVISION. ENGINEER'S CERTIFICATE 10 The purpose of this report is to analyze some of the possible engineering concerns associated with the rezoning and development of `FMK: (3) 2-2-038: 017; The owner intends to rezone the property to allow multi-family dwellings on the lot for student housing for college students attending the University of Hawaii Hilo. This is in conformance with the County of Hawaii General Plan. Specifically, this report will address drainage, grading, erosion control, sight distance, and traffic as these items may apply to rezoning and development of the property. Existing Conditions The area of the site is 42,660 square feet. Currently the site is undeveloped. It is covered with various trees although a portion of the lot nearest Kinoole Street has been hand-cleared. The remains of a house built in 1923 are in the wooded portion of the lot. There is a retaining wall along the road frontage, and the site sits several feet below the elevation of the road. Kinoole Street is a two-lane road with paved shoulder of at least 3' with additional grass shoulder area. The paved shoulder that fronts the site is 15 of pavement. There is an existing drainage system in the paved shoulder that fronts the site that picks up the storm water from Kinoole Street and the area mauka of Kinoole Street before the storm water can enter the property. Existing Topography The site slopes gently from the road to the hack of the lot. There are no defined waterways that run through the site. c^, eJ Proposed The owner inten s to rezone the property to allow multi-fawily dwellings on the lot for student housing for college students attending the University of Hawaii Hilo. This is in conforrnancc with the County of Hawaii General PLan. A copy of the Conceptual Plan is attached 10 this report (attachment 2). Conceptually, the developrncnt would comprise ofa few multi-family dwelling structures with sidewalks and landscaping, a parking area, and the necessary infrastructure. This report focuses uu civil engineering iaouuodzu1ruaYwrimefionmdcve\opiugthc site. Drainage In the existing condition. the site collects very little storm water. There is a drainage system on Kinoole Street that captures the storm runoff from the mauka direction before it reaches the site. There is a small amount ofwater that enters the lot from the south side and inostly crosses over the back corner of the lot. The m 'ob|ymftbeo1nmoz000t[isgcocra<cd from rain that falis directly onto the property. Because ofthe porosity of the ground, there would be almost no runoff from the site onto adjacent sites in the existing state. However, once development is completed, many parts of the property will be impervious and runoff to adjacent properties will need to be contained. Development standards in the County of Hawaii require that any additio runoff caused by development be contained onsite. Typically, this is accornplished vvdhdryvvollo that capture the storm water onsite and alJow it to percolate into the ground. Because the site has naturaily excellent percolation, the typical method of placing dry`vcDonowke/mo viable solution. My prelirninary calculations indicated that three or four drywells will be necessary. /� / .-` Erosion Control One issue of construction is erosion control, Because there is little soil on the lot, erosion should be easily treated. On any boundary of the property that slopes downward to an adjacent property, an erosion control measure should be placed. This includes the back boundary and portions ofthe houndary on the left. ifyou were to face the property from the road. Several types of erosion control can be used. Contractors often install silt fences in cases like this. However, hecause silt fences require digging into the ground, which in this case is rock, it may be more practical to place straw bales and sand bags along the boundary. A third option is to build an earth barricr approximately 12" - 18" high to retain the silt-laden water until it can infiltrate into the ground. ess of the method, erosion during construction can be casily contained on-site. Grading The owner will have to obtain a gradi perrnit from the Department of Puhlic Works prior to gradi activities. The permit application would involve a grading plan p by a Ucenamd- professional civil en ce: lbc grading plan would ensure that the natural drainage pattern is niaintained as much as possible. Basically, the owner cannot change the location where storm water enters or leaves his or her property. The gentle siopes of the property and the smali amount ofstorm water that it generates should make drainage o relatively simple issue to settle. At a community meeting discussing this project, a neighbor offered aconcern that grading the property or placing an impervious surface such as concrete or asphalt on the property could result in groundwater hcing hrought to the immediate subsurface through some sort of suction mechanism, thus creating a possible surface water problem for the neighboring lots. In my opinion, this concern has no merit. In my 20 years of engineering experience on the Big Island, 1 have never seen this occur when the subsurface has the porosity of this site. In my opinion, the likelihood of the neighbor's concern to materialize is nearly zero. Sight Distance Sight distance is the distance a driver can see to his or her left and right down Kinoole Street when sitting in his or her car at the exit of the property. Sight distance standards are set by the American Association of State I fighway and Transportation Officials (AASHTO). The required distance is based on the design speed of the road and characteristics of the design vehicle, which have been set by AASHTO. For this site, the required sight distance to the right toward Kawili Street is 500', and the required sight distance to the left toward Puainako Street is 430'. The sight distance needed to take a right turn or a left turn into the property is less than the sight distance needed to exit the property. So if the sight distance for cars exiting the property is adequate, then so will be the left and right turns into the property. I have surveyed the grade of the line of sight up and down Kinoole Street and have plotted the profile of the street and sight distances. (See attachment 5). I have determined that the required sight distances are met. Additionally, I have sat in my car at the proposed exit of the site and have visually confirmed that the sight distance is adequate. Therefore, AASHTO sight distance standards can be met for this project for right and left turn in and for right and left turn out. (ti Traffic Although I do not specialize in traffic engineering. I am offering my common sense opinions on the traffic impact of this development. Because a development that is as small as this proposed development should not warrant a traffic impact analysis, I believe that the opinion of a professional with a background in road design is a prudent consideration. The General Plan specifies areas that may be rezoned to multiple family housing to accommodate students attending the University of Hawaii Hilo. These areas, which includes the site proposed for rezoning, are located within walking distance of the university. By creating housing that is nearby the university, traffic is reduced compared to the traffic created by the students if they had to drive greater distances to the university. Currently, during peak hours, Kinoole Street is very crowded with cars. Allowing multiple family housing within walking and biking distance of the university is a common sense step toward mitigating traffic on Kinoole Street. Conclusions From a civil engineering point of view, there is no reason why development within the legal use of the proposed zone would not work. Naturally, County and State agencies will review any proposed development to ensure that it conforms to pertinent rules and regulations. That being said, the engineering and construction of the proposed project appear to be straight forward. With standard care, professional engineering, and proper construction, the building of the proposed project should have minimal impact on the neighboring properties.