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COM 0908.000 2014-2016
.,-44 `\ -� ��` Randall M.Kurohara �� ... t"�% Managing Director William P.Kenoi 111,. Mayor 4v--==';0 1` Robert H.Command Deputy Managing Director County of i Office of the Mayor 25 Aupuni Street,Suite 2603 • Hilo,Hawai`i 96720 • (808)961-8211 • Fax(808)961-6553 KONA: 74-5044 Me Keohokalole Hwy.,Bldg C • Kailua-Kona,Hawai`i 96740 (808)323-4444 • Fax(808)323-4440 May 26, 2016 Dru Kanuha, Council Chair and Members of the County Council , County of Hawai`i 25 Aupuni Street _s Hilo, HI 96720 Dear Chairman Kanuha and Members: w r SUBJECT: Change of Zone Application (REZ 16-000203) Applicant: Chris Brilhante Request: A-3a to FA-la Tax Map Key: 2-4-034:044 Amendment to Change of Zone Ordinance No. 06-114(REZ 05-000023) Applicant: Big Island Candies,Inc. Request: Amendment to Condition C (Time to Complete Construction)and Conditions D,E, &F (Roadway Infrastructure Improvements) Tax Map Key: 2-2-034:066,078, and 079 V Change of Zone Application (REZ 16-000204) Applicant: James Ishii Request: RS-10 to CN-10 Tax Map Key: 2-2-027:038,039,and 058 As required by Chapter 7, Sec. 6-7.5 (a), Hawai`i County Charter,transmitted herewith for the County Council's consideration and action are the Windward Planning Commission's letters and enclosures regarding the above-referenced requests. WILLIAM P. KENOI Mayor M transeouncilREZ 16-203 REZ05-023 REZ 16-204 Enclosures Comm. No. Clog Ref. To: PC, cc: Planning Department Ref. Date JUN 0 312,61‘ County of Hawaii is an Equal Opportunity Provider and Employer. .. .1:,;,wn'M'``. County of Hawaii WINDWARD PLANNING COMMISSION Aupuni Center • 101 Pauahi Street,Suite 3 • Hilo,Hawai`i 96720 Phone(808)961-8288 • Fax(808)961-8742 MAY 26Z016 Dru Kanuha, Council Chair and Members of the County Council County of Hawai`i 25 Aupuni Street Hilo, HI 96720 Dear Chairman Kanuha and Council Members: SUBJECT: Change of Zone Application (REZ 16-000204) Applicant: James Ishii Request: RS-10 to CN-10 Tax Map Key: 2-2-027:038,039, and 058 The Windward Planning Commission, at its duly held public hearing on May 5, 2016, considered the above-referenced request for a Change of Zone from a Single Family Residential-10,000 square feet(RS-10)to a Neighborhood Commercial-10,000 square feet(CN-10)zoning district for approximately 58,500 square feet of land. The properties are located on the west side of Manono Street, approximately 500 feet north of Waiakea House Lots, South Hilo, Hawai`i. After review of the entire record, a motion to send a favorable recommendation to the County Council as recommended by the Planning Director was made. There were three votes in favor of the motion and two against. As a minimum of four affirmative votes are needed for the Commission to act, the motion failed. No other motion was made. Pursuant to Rule 10-2(b) of the Planning Commission Rules, an unfavorable recommendation is being transmitted for your consideration. Hawai`i County is an Equal Opportunity Provider and Employer 1 Dru Kanuha, Council Chair and Members of the County Council Page 2 Enclosed for your information are copies of the Planning Department's Background Report, the Planning Director's Recommendation, staff's Power Point presentation, and a draft transcript of the hearing. Sin rely, i I I har - -ea .. ani, Chairman Windward Planning Commission LIshiiREZ16-204wpc2 Enclosures cc: James Ishii Department of Public Works Department of Water Supply Department of Land &Natural Resources-HPD DOT-Highways, Honolulu William Brilhante, Esq., Corporation Counsel BlshiiREZ.crk.4.22.16 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT JAMES ISHII CHANGE OF ZONE APPLICATION (REZ 16-000204) JAMES ISHII has submitted an application for a Change of Zone from a Single-Family Residential-10,000 square feet (RS-10) to a Neighborhood Commercial-10,000 square feet (CN-10) zoning district for approximately 58,500 square feet of land. The subject properties are located on the west side of Manono Street, approximately 500 feet north of Lanikaula Street, Waiakea House Lots, Waiakea, South Hilo, Hawai`i, TMK: 2-2-027:038, 039, and 058. PROPOSED DEVELOPMENT 1. Request: The applicant is requesting the change of zone from a Single Family Residential — 10,000 square feet(RS-10) to a Neighborhood Commercial — 10,000 square feet(CN-10) district for 58,500 square feet of land. According to the Zoning Code, the Neighborhood Commercial zoning district applies to strategically located centers suitable for commercial activities which shall be of such size and shape as will accommodate a compact shopping center which supplies goods and services to a residential or working population on a frequent need or convenience basis. This district is distinguished from a central commercial district which provides general business and broad services to a city or region. Requirements for establishing a land use in the CN district, including a list of the variety of permitted land uses, are shown in Section 25-5-100 to 102 of the Zoning Code. (P.D. Exhibit 1 —Zoning Code Requirements for Neighborhood Commercial Districts) 2. Reason for Request: The applicant proposes to develop a 14,000 square foot commercial building to be used as office space with on-site parking provided. The applicant plans to consolidate the three(3) contiguous lots into one and remove three(3) existing, single-family dwellings located on Parcels 39 and 58 in order to accommodate the proposed building, parking and landscaping. Upon approval of the change of zone request, the applicant plans to complete construction with occupancy slated for mid-2018. (P.D. Exhibit 2 - Change of Zone Application) 3. Landowners: James and Alyn Ishii; Ben and Nori Ishii. STATE AND COUNTY PLANS 4. State Land Use District: Urban. 5. County Zoning: Single Family Residential-10,000 square feet(RS-10). 6. General Plan Land Use Pattern Allocation Guide (LUPAG) Map: Medium Density Urban, which allows village and neighborhood commercial and single family and multiple family residential and related functions (multiply family residential—up to 35 units per acre). 7. Hilo Community Development Plan (CDP): The Hilo CDP was adopted by the Planning Commission, Resolution No. 1, on May 21, 1975. Said Plan reflects the Waiakea Houselots area for residential uses. 8. County Zoning: Single Family Residential-10,000 square feet (RS-10). 9. Special Management Area (SMA): The property is not within the SMA boundary. It is located more than one mile from the nearest coastline. DESCRIPTION OF PROPERTIES AND SURROUNDING AREA 10. Subject Properties: The three (3) subject properties are relatively flat, rectangular- shaped lots, each consisting of 19,500 square feet and 100-foot frontage along Manono Street (300 feet total). Parcel 38 is vacant, and was recently cleared and is being used as a temporary staging area for the County's Manono Street Improvement project. Parcel 39 has two existing single-family dwellings with carports constructed in 1929 and 1948 respectively. Parcel 58 has an existing single-family dwelling constructed in 1912. 11. Surrounding Land Uses/Zoning: Directly surrounding properties are zoned RS-10 and consist mainly of existing single-family dwellings. TMK 2-2-027:042, which is located two lots to the south of Parcel 58 was granted a change of zone from RS-10 to CN-l0 in 2005 (Ord. 05-140). Other zoning designations in the general vicinity include General Commercial (CG), Neighborhood Commercial (CN), Limited Industrial (ML), and Industrial-Commercial Mixed Use(MCX). The land uses in the area are a mix of residential and commercial uses and light industrial uses. 12. USDA Soil Survey Report: Keaukaha Series (rKFD) extremely rocky muck, 6 to 20 percent slopes. 13. Land Study Bureau's Detailed Land Classification System: Urban. -2- 14. Agricultural Lands of Importance to the State of Hawaii (ALISH) Map: Existing urban development. 15. Flood Insurance Rate Map (FIRM): The property is classified as Zone X. areas determined to be outside the 500-year flood plain. The property is also located outside of the tsunami inundation area. 16. Flora/Fauna Resources: No professional flor or fauna study was conducted for the project site. Vegetation consists of a lawn and introduced landscaping plants and animal species observed within the area include Japanese White-Eye, Yellow-Billed Cardinal, Zebra Dove, common Myna, House Sparrow and House Finch. Domestic mammals such as dogs, cats and other common animals such as mongoose and feral cats. Due to the long-time residential uses on Parcels 39 and 58 and the developed state of the immediate surroundings, the applicant does not believe that rare or endangered floral or faunal resources are likely to be found within or proximate to the site. 17. Archaeological/Cultural Resources: There are no known historic sites on the property as listed on the State or National Register of Historic Places. Because the project area has been extensively altered by the urban uses, it is unlikely that there are any surface or subsurface historic features nor any cultural and historical resources present on the property. The applicant requested a"no-effect" letter from the Department of Land and Natural Resources-Historic Preservation Division on February 8, 2016 and has not received a response as of the writing of this report. PUBLIC FACILITIES AND SERVICES 24. Access: Each of the subject parcels has driveway access from Manono Street, which has 42-foot wide pavement within a 60-foot wide right-of-way. According to the applicant, they intend to utilize all three driveways to access the project. According to the Department of Public Works, Manono Street is classified as a secondary arterial and that pavement widening with concrete curb, gutter and sidewalk was recently completed by the County of Hawai`i as part of the Manono Street Improvement project. 25. Water System: According to the Department of Water Supply (DWS) County water is available to the property via an existing, 8-inch waterline within Manono Street fronting the subject parcels. Each parcel is serviced with an existing 5/8-inch meter that is limited -3- to an average daily usage of 600 gallons (1,800 gallons combined). The existing waterline provides the 2,000-gallons per minute for fire flow protection. DWS required the applicant to provide estimated water usage calculations. In addition, the applicant will be required to install a reduced pressure type backflow prevention assembly within 5 feet of the meter on private property. The applicant will also be required to install a fire hydrant fronting the subject parcels and any other improvements within the road right-of- way subject to other agency requirements. 26. Wastewater System: According to the Department of Environmental Management, the project must be connected to the County's sewer system. 27. Solid Waste: There are no municipal waste collection services in the County. All solid waste generated by the development will require private disposal at the Hilo landfill. 28. Police, Fire and Emergency Services: The property will be served by the Hilo Central Fire Station located on Kinoole Street or the 24-hour substation at Waiakea and supported by additional substation at Kawailani. The Police Headquarters is located on Kapiolani Street, approximately two miles from the property. The Hilo Medical Center is located approximately 3 miles from the property. 29. Other Essential Utilities: Telephone, electrical services are available to the subject property. AGENCIES' COMMENTS 30. Department of Public Works: P.D. Exhibit 3—March 28, 2016 memo 31. Department of Water Supply: P.D. Exhibit 4—March 2, 2016 memo 32. Department of Environmental Management-Wastewater Division: P.D. Exhibit 5—March 29, 2016 memo 33. Fire Department: P.D. Exhibit 6—March 28, 2016 memo 34. DLNR—Engineering Division: P.D. Exhibit 7—March 31, 2016 memo AGENCIES - NO COMMENTS OR OBJECTIONS 35. Department of Environmental Management-Solid Waste Division, Police Department, DLNR— Land Division, DLNR-State Historic Preservation Division, Department of Health -4- AGENCIES -NO RESPONSE 36. DPW—Building Division PUBLIC COMMENTS 37. As of this writing, the Planning Department has not received any written comments or objections from the general public or adjacent landowners on the subject application. -5- ZONING §25-5-98 (d) Exceptions to the regulations for the V district regarding heights,building site areas,building site average widths and yards,may be approved by the commission within a planned unit development. (1996,Ord.No.96-160,sec. 2;ratified April 6, 1999;Am.2005,Ord. No. 05-155,sec.9;Am. 2015,Ord. No. 15-33.sec.4.) Division 10.CN,Neighborhood Commercial Districts. Section 25-5-100. Purpose and applicability. The CN (neighborhood commercial) district applies to strategically located centers suitable for commercial activities which shall be of such size and shape as will accommodate a compact shopping center which supplies goods and services to a residential or working population on a frequent need or convenience basis. This district is distinguished from a central commercial district which provides general business and broad services to a city or region. (1996, Ord.No. 96-160,sec. 2;ratified April 6, 1999.) Section 25-5-101. Designation of CN districts. Each CN (neighborhood commercial) district shall be designated by the symbol "CN" followed by a number which indicates the minimum land area,in thousands of square feet.required for each building site. (1996,Ord.No. 96-160,sec. 2;ratified April 6, 1999.) Section 25-5-102. Permitted uses. (a) The following uses shall be permitted in the CN district: (1) Adult day care homes. (2) Automobile service stations. (3) Bed and breakfast establishments,as permitted under section 25-4-7. (4) Boarding facilities, rooming, or lodging houses, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (5) Business services. (6) Cemeteries and mausoleums,as permitted under chapter 6, article 1 of this Code. (7) Churches,temples and synagogues. (8) Community buildings,as permitted under section 25-4-11. (9) Convenience stores. (10) Crematoriums,funeral homes, funeral services,and mortuaries. (11) Crop production. (12) Day care centers. (13) Dwellings, double-family or duplex,provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (14) Dwellings, multiple-family, provided that the maximum density shall be one thousand two hundred fifty square feet of land area per rentable unit or dwelling unit. (15) Dwellings,single-family. (16) Family child care homes. (17) Farmers markets. When the vending activity in a farmers market involves more than just the sale of local fresh and/or raw produce, plant life, fish and local homegrown and homemade products for more than two days a week,the director, at the time of plan approval, shall restrict the hours of use, maintenance and operations and may require improvements as determined appropriate to ensure its compatibility with the existing character of the surrounding area. 25-69 UNOFFICIAL ADVANCE SHEET-Contains sec(s).affected since publication of Supp. 19(1-2015) Official revision to be published in 2015 Edition of Code. Pia Bing Dept. Exhibit, I , 25-5-102 HAWAII COUNTY CODE (18) Financial institutions. (19) Group living facilities. (20) Home occupations,as permitted under section 25-4-13. (21) Medical clinics. (22) Meeting facilities. (23) Model homes.as permitted under section 25-4-8. (24) Museums. (25) Neighborhood parks, playgrounds, tennis courts, swimming pools, and similar neighborhood recreational areas and uses. (26) Offices. (27) Personal services. (28) Photography studios. (29) Public uses and structures,as permitted under section 25-4-11. (30) Repair establishments, minor. (31) Restaurants. (32) Retail establishments. (33) Schools. (34) Telecommunication antennas,as permitted under section 25-4-12. (35) Theaters. (36) Utility substations as permitted under Section 25-4-11. (b) Buildings and uses normally considered directly accessory to the uses permitted in this section shall also be permitted in the CN district. (1996, Ord.No. 96-160, sec. 2;ratified April 6, 1999; Am. 2012,Ord.No. 12-28, sec. 12.) Intentionally left blank. 25-69.1 UNOFFICIAL ADVANCE SHEET-Contains sec(s).affected since publication of Supp. 19(1-2015) Official revision to be published in 2015 Edition of Code. c 1:71 CHANGE OF ZONE rpvic.:8 -rioN COUNTY OF PLANNING DEPARTAIENT (Type or leLL(ihi;\ prin( APPT_1CANT: lames Ishii :APPLICANT'S SIGNATURE: ADDRESS 1146 A Mililani Street, Hilo, I Iawaii 96720 LIST APPLICANT'S INTEREST IF NOT OWNER rz/eq LIST PRINCIPAL(S) INCLUDING NA\II Or M AIN OF PHONE:(Bits.) 935-0529 Res LANDOWNER(S); James &Alyn 4hii Ben & \onJshii 1 ).A 7.311"-• LANDOWNER SIGNATURE(S)S): /. ANDOWNER(S) ADDRESS: 1146 A Mililani Street, Hilo, Hawaii 96720 REQUEST: RS-10 Ni CN-10 \isla-ipxonin ; , TAX MAP KEY: 2-2-027: 038, 039 & 058 STREET ADDRESS OF PROPERTY 972-988 & 1006 Manono Street, Hilo, Hawaii SIZE OF PROPERTY OR AFFECTED ARE \(S I () BEki 19,500, 19,500 & 19,500 sq. ft. AGENT: ADDRESS: TELE,PHONE:(Bus.) (Res Please indicate to whom original correspondenc_cnd (Tics ;oh( 1)H c scni ORIGINAL: Applicant (". ONES Planning Vpt., Exhibit • CTTP.SUM PUT Corn Tri etritl,PM ,P e.sort, & Itchtsittta LI P.Lra S P.0Ir POP Ty ft a Tr 5 IT IJT Zr FrHO Ti A IT APE-'01 (' MTH HIS P. Cd C F C 555LL. C if vour mquestiE approved,de you iOt10Tri lo the sub:T.ctiartd it accordance Hftpe appy-oAect o zone? No Eyes,phase answ e r the LES LofcluE,: tb-1-1 SacS then m quesiThn 3. H ow hr any acres ofte reetues-led atha do yeu JIOO ITT subdigitie? t. Int whatbtstes? e . 'your request-is apprwed,appre2.Thl atety atItr the date ofapplevaldo you e-,7pect In SUIDT3 yoursubolivistn pbris tor the Pirannirrig Drepailar act r p jn a L1 app./ov a a? Ifyou intend In subdtvile,pine se stibm lIe pie IA irO schem atia'subdirtbn phe ,sgeiht rarticr td-rr Ziflhir_r_change zone appitalin for. . Ifyou nave no En plans a frsupciriartg the submit a ten do you intend : . Sellorhase the land In scar acne who has Erra plans? lb SeLorhase The land'CO sow ecare who has tenletlie plans? No Sellorhase line land to sum cone who has no plat rrs No . Keep t7 Yes e. other phase stt ) if you in' n,' ip eine r 7 , : oIi the khd 7tpia L tie (-'l:j.:' t1'' 1r s heitie a. youran aT applevalofyourr unlig j jj tre sub ctland to anc;+ne_p-__-„'. hatspeciffebuil lhg pt r . fi .: Inchde ii ?ouransw er ftp ]}o�, iri: !; e 1pa _l r, (apart'ent,owe,laundere e,e ;fran pie ar,e,an;,rr - t t1 et h1 fhrconstrrdctnn,and an teelm ihht_he7p us lh evaLa thc _ .5 re tlit S Plan to construct office buildings. Planning and Design will commence immediately after change of zone approval with construction to follow. Consolidation of the lots may be requested in the future. • H ave you perfbrn ed any sta ,w h w Dub de a `Y_ yourproposed buiLlilg andkr _e°;.eik.Dpu e nr No ifso,phase e]sbo at on ,,,,,Tour theft iia 7i: the space oban Leber . H ave you pert fr[ed any tiaTUI envirpnmenta1inpacts your gue:- su3r:unding area and/urtr Yes If so,phase elaborate on ydur :ric s Pie s plpviled beim. Please refer to attached planning and environmental report Are there anybuitinigs onthe s, bred area Yes Ifso, whatknod? There are two single family dwellings on TMK 2-2-027:039. One structure is 87 years old and the other structure is 68 years old. There is one structure on TMK 2-2-027:058 which is l04 years old. W hatdo you Mend to do o e bijt i in(11 request ✓ approved? Demolish and remove them. Is the subfectland cun_ently bejhg„ ibr any agriPuJbari lactty? No :if so,phase listid-le kjnds ofpncucus -arnwn on and how m any squa fetor acaEs hnd e y.;urknow bilge,hssn lie ,;e- d_rajnage pr•bbr< Cu The .-it No Ifso,phase describe the plecisr, Do you thbil 'tattle /Dads L, ,, r needs proven cent? No Moo,whatkin.d? Is the road adequate ho he erbad? Yes 10. W hatsortofgovemm hPS:r do you Leelw illbe needed d the soh' c[ area w here developed? Yes No Schools R.Dads �_ x Sewer x D i doage x P oTe Ptectim x f. Fire Prclin X x Recreati)na1Facili s • x h. R ecreatbnalFacilfbs 0 tier For Lose checked "ies,"1) ', _ hprovem ents arri/cLas:sru3]i:_, ] 1.H:=-37.7e you pep-rra ed any ittu Jci rm sul,DctareJa`? If so,whatw ere 1-Juu:. subm it a copy ofthe stad supper out. No. The properties have been used as dwelling sites for over 50 years. 1146 A Mililani Street 935-0529 6338A/50A PD .5764 COUNTY ENVIRONMENTAL REPORT COUNTY REZONING REQUEST - RS-10 to CN-10 WAIAKEA HOUSE LOTS, SOUTH HILO, HAWAII TAX MAP KEY: (3) 2-2-027: 038, 039 & 058 I. INTRODUCTION The applicant wishes to rezone the subject sites consisting of 58,500 (19,500 x 3) square feet from Single-Family Residential (RS-10) to Commercial-Neighborhood (CN-10) in the City of Hilo, Hawaii. The subject site is located on the west side of Manono Street, approximately 500 feet north of Lanikaula Street in Waiakea House Lots, Waiakea, South Hilo, Hawai'i, TMK: (3) 2-2-027: 038, 039 & 058. Its street addresses are 972, 988 and 1006 Manono Street. If successful, the applicant plans to construct offices on the subject. I. PROJECT LOCATION As noted earlier, the subject site consists of three 19,500 square feet parcels with a total 58,500 square feet and is identified by TMK: 2-2-027: 038,039 & 058. The site is located on the west side of Manono Street, approximately 500 feet north of Lanikaula Street. (Figures 1 and 2) The subject parcels is rectangular-shaped parcel with a depth of 195 feet and a combined width of 300 feet. III. PROJECT DESCRIPTION The existing residential dwellings will be removed and a new metal framed building will be constructed. (Figure 3) The required off-street parking would be provided on site. 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TIMETABLE AND COST The applicant intends to secure the required construction permits and begin the appropriate infrastructure improvements upon securing all development permits. Construction is proposed to commence after obtaining all necessary approvals, with proposed occupancy by mid-2018. The estimated cost of the basic infrastructure and on-site improvements will be in excess of $1,000,000. This cost would include site preparation, construction of the new structures, and installation of any upgraded and/or required infrastructure. V. INSTITUTIONAL CONSIDERATIONS A. State Land Use The State Land Use designation for the properties is Urban. As such, a land use boundary amendment for the requested CN-10 zoning is not needed. B. County General Plan The County General Plan Land Use Pattern Allocation Guide Map ("LUPAG") designation is Medium Density. The proposed CN-10 zoning is consistent with that designation. C. Hilo Community Development Plan The Hilo COP was adopted by the Planning Commission in 1975 over 40 years ago and intended to further define the General Plan and provide short and middle range implementation strategies of the General Plan. Since the adoption of the Hilo COP, there have been significant land developments in the City of Hilo, including the shopping complexes in and around the Puainako/Kanoelehua Intersection, expanded commercial uses near the University complexes and commercial/industrial uses along the southern portion of the Waiakea Houselots area. These developments render many of the COP land use concepts obsolete. Although the document was reviewed by the County Council, the COP was never adopted by ordinance. The COP's Land Use Concept Map identified this area as RS-10, which is inconsistent with the County General Plan LUPAG map. The LUPAG map has been amended three times to reflect the current environment of the Waiakea Houselots area and nearby areas. As such, some of the planning assumptions reflected in the 1975 COP are now obsolete. The GP LUPAG map 5 therefore is a more accurate land use depiction of the affected properties and surrounding lands. The County Charter requires all change of zones to be consistent with the designation in the General Plan. In this case, the GP LUPAG designation is Medium Density Urban, and thus, the requested CN-10 zoning would be consistent with the Medium Density designation. D. County Zoning The property is zoned Single Family Residential 10,000 square feet (RS-10). However, over the past decade, various rezonings in the area to commercial or industrial-commercial mixed uses have been approved. As such, the surrounding area has been transitioning from single-family residential to commercial and industrial uses. E. Special Management Area The property is not located in the Special Management Area ("SMA"); as such, no SMA Major Permit is required. VI. ENVIRONMENTAL CONSIDERATIONS A. Project site The project site consists of a three rectangular-shaped parcels consisting of a total of 58,500 square feet. There are three existing single-family dwellings on the subject site which are proposed to be removed. B. Surrounding Properties Located within a 1/2 mile radius from the project site are various zoning designations including General Commercial (CG), Single-Family Residential (RS), Neighborhood Commercial (CN), Limited Industrial (ML) and Industrial-Commercial Mixed (MCX). (See Figure 1) The requested zoning is thus consistent with the evolving mix of commercial and industrial land use patterns in the area. C. Climate, Soil and Topography According to the State Commission on Water Resource Management, the closest rain gauge in this area is the Hilo Airport. The annual median rainfall for this area is approximately 131 inches. The average daily temperature ranges from a minimum of 61 degrees to 79 degrees Fahrenheit. Wind patterns are generally easterly during the day and 6 westerly during the evenings. The property is located approximately 35 feet above mean sea level, and is fairly level. The Natural Resource Conservation Service's Land Study Bureau Overall Master Productivity Rating designates this site as Keaukaha Series (rKFD), which is extremely rocky muck; well-drained thin organic soils overlying pahoehoe lava rock. The runoff is medium and the erosion hazard is slight. The project site is unclassified under the Agricultural Lands of Importance to the State of Hawaii ("ALISH") classification system. This classification does not recognize this site as being agriculturally important. D. Natural Hazards 1. Drainage The Federal Emergency Management Agency (FEMA) Flood Insurance Rate map (FIRM) identifies the project area as Zone "X" (areas outside of the 500-year flood). There are no existing drainage ways on the site. 2. Volcanic, Earthquake and Tsunami Hazards According to the United States Geological Survey maps, the project site is located within Lava Flow Hazard Zone 3, on a scale of ascending risks 9 to 1 . The entire City of Hilo falls in the Zone 3 category. The Building Code designates the entire island of Hawaii Earthquake Zone 4 and contains certain structural requirements to address the relative seismic hazard. The site is located outside of the County of Hawaii Civil Defense Agency's Tsunami Evacuation Zone. 3. Flora and Fauna No professional flora or fauna study was conducted of the project site. Due to the developed state of the project site and its immediate surroundings, the applicant does not believe that rare or endangered floral or faunal resources are likely to be found within or proximate to the site. The project site has been in residential use for more than 50 years. Plant species found on the site and within the surrounding vicinity are introduced landscaping. The long-term residential use and established urban qualities in the project area make it poorly suited as a habitat for any listed or candidate for endangered species. Fauna birds observed within the project site and vicinity include the Japanese White-Eye, Yellow-Billed Cardinal, Zebra Dove, Common Myna, House Sparrow, and House Finch. Domestic mammals such as cats and dogs and other animals such as mongoose and feral cats are common to the area. None of the species are rare or endangered. Due to the surrounding established urban uses, it is highly unlikely that the site would serve as a habitat for rare or endangered animal species. 4. Flood and Coastal Hazards The Federal Emergency Management Agency ("FEMA") designates the project site as Zone "X", areas outside the 500- year flood plain and not shown on Flood Insurance Rate Maps on file with the County Department of Public Works. 5. Noise, Air Quality and Dust Generally, air quality is affected by regional and local climates as well as the amount and type of human activity in a given location. No large, stationery sources of air pollutants and no major industries are located within the project area. Air quality in the vicinity is most affected by emissions from natural and vehicular sources, Existing ambient noise in this area includes wind, foliage and traffic on Manono Street and Lanikaula Street. In addition, the project site is located near the Hilo International Airport and is subject to noise associated with air traffic. Although the project would slightly increase traffic in the area, it is not expected to generate significant levels of air pollutants as only discernible air quality would be associated with traffic to and from the site. The proposed development should not generate any direct air impacts. As the project itself is not expected to generate adverse air pollutants, the only air quality impact would be associated with vehicular traffic to and from the site. While the added traffic will have an impact to the ambient air quality, the impact should not be significant. This is due in part to the higher EPA standards for vehicular air emissions and the prevailing 8 trade winds. There will be short-term noise impacts during the construction of the new building. To mitigate this impact, the construction will be limited to daylight hours. Contractors will be required to comply with established State Department of Health guidelines and standards relating to noise and emission controls. Given the existing ambient noise and existing urban environment, the proposed request would not have a significant noise impact to surrounding properties. 6. Water and Coastal Resources The project site is located more than one mile from the coastline. Coastal impacts resulting from discharge of drainage systems from the site should not be significant. As a non-coastal property, no coastal access is required or will be affected. The area is currently serviced by the County of Hawaii sewer system and the proposed development will connect to this system. This should further reduce potential adverse groundwater or nearshore water impacts resulting from this project. If needed, 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 secured 7. Scenic and Visual Consideration In the Natural Beauty element of the General Plan, there are sites or areas listed as scenic resources. The properties are not listed as a scenic site. 8. Cultural Resources In view of the Hawaii State Supreme Court's "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 and associated tradition and customary practices on this site. In this situation, the properties are not adjacent and/or proximate to the shoreline; as such, native gathering rights and coastal access is not an issue. Although the properties are fully developed and has been used for residential purposes, the requirements of the Hawaii State 9 Supreme Court's criteria in the Ka Pa'akai 0 Ka'aina case must be addressed. It is not known whether the properties or immediate area was used in the past for the gathering of plants by native Hawaiians. However, as the site has been cleared and improved with dwellings, it would appear highly unlikely that the site would be used for gathering purposes. In the unlikely event that legitimate gathering claims are made by native Hawaiians, the Applicants intend to respect and honor such claims and provide the needed access to the project site. The project site is not listed on the Federal and State Register of Historic Sites or identified as a historic site in the County of Hawaii General Plan Historical Element. Since the site has been fully developed with single-family dwellings, there are no observable traditional and customary native Hawaiian practices being exercised on the site. As no valued cultural, historical or natural resources and no traditional and customary native Hawaiian rights were found or are practiced on the site, these rights will not be affected or impaired by the proposed use. There is no feasible action to be taken by the Windward Planning Commission other than to require that if in the future, any valued cultural, historical, natural resources and/or traditional and customary native Hawaiian rights are discovered on the project site, the applicant will report the discovery to the State of Hawaii, Department of Land and Natural Resources, Historic Preservation Division for review. 9. Historic and Archaeological Resources Most of the historic sites of South Hilo have been destroyed by agriculture, urban growth, and natural changes in land forms. The properties are not among those listed as historic properties in the Hawaii State Register of Historic Places, have not been determined to be eligible for inclusion in the National Register of Historic Places, and is not profiled as a significant cultural and/or historic site in the General Plan within the South Hilo district. The applicant will request a letter of no effect from the State Department of Land and Natural Resources Historic Preservation Division (DLNR-HPD). If applicable, the applicant will file a Condition Assessment 10 Report in compliance with Act 228, effective July 8, 2008, which require owners of buildings over fifty years old to submit archival-quality photographs to the DLNR prior to the issuance of a building permit. Although the property is not among those listed as historic properties in the Hawaii Sate Register of Historic Places, if, 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. E. Infrastructure 1. Road There are three existing driveways on Manono Street which will be utilized for the proposed development. Manono Street is a County-owned, 2-lane road with curb, gutters and sidewalk with a right-of-way of 60 feet. 2. Utilities Essential utilities such as telephone and electrical services are currently available to the site 3. Water County water is available to the site. If approved and if necessary, the applicant intends to secure the required water commitment from the Department of Water Supply. However, the applicant believes that the three existing 5/8-inch meters yielding a maximum daily use of 1800 gallons per day should be sufficient. 4. Solid Waste Solid waste will be handled by commercial haulers who will dispose the refuse at the County landfill in Hilo. During the construction phase of this project, efforts will be taken to minimize disposal and waste will be discarded at approved disposal sites. 5. Wastewater The project site is serviced by a County sewer system. The 11 applicant intends to connect to this system. 6. Essential Services As this project area is already part of an urban area, services are available in close proximity to the site. Police and fire services are located less than two miles from the site. Hilo Medical Center is located approximately three miles from the project site. As the project is for a commercial use, it should have little or no direct impact to schools, parks and other related facilities. No extension of government services would be required, and existing facilities should be sufficient to accommodate the demand from this project. F. Environmental Assessment and Analysis RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF THE ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY The short-term use of the subject site would most likely be the same as the current use as dwelling sites. The use of the site will transition into commercial use upon approval of this application. 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 implementation of this project. The project will generate increased tax revenues that can supplement the State and County's fiscal resources. Due to its location, this project will provide services that can be made reasonably accessible to the immediate neighborhoods and surrounding commercial and industrial areas. The required infrastructure, if necessary, will be implemented by the applicant to mitigate potential impacts of this project. IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES The project site has been extensively disturbed. As such, the commitment of natural or other resources such as botanical, avifaunal, and archaeological, would not appear to be significant. 12 MITIGATIVE MEASURES The applicant intends to provide any required off and on-site infrastructure in conjunction with the development of this project. These may include an on-site drainage system, landscaping, road, water, and wastewater improvements, in conjunction with the permitting and permit implementation phases of this project. Off-site traffic-related improvements to Manono Street fronting the subject property will be provided, if necessary. Any inadvertent archaeological discoveries during any phase of the project will be reported to the Planning Department, and appropriate mitigation measures will be taken. Appropriate landscaping consistent with the Planning Department's Rule No. 17 will be incorporated on the project site. ALTERNATIVE TO THE PROPOSED PROJECT The property would remain in its present state. 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. An evaluation of the environmental impacts of all reasonable alternative actions, particularly those that might enhance environmental quality, avoid or reduce adverse environmental impacts, costs and risks, was performed to assess options that might enhance environmental quality and cause fewer detrimental effects. NO ACTION ALTERNATIVE The "no action" alternative will result in no physical change to the property and the land will remain unaltered. The site would remain in its present state. 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. This alternative will not allow the objectives of the General Plan to be achieved and would deny the public the socio-economic benefits associated with the project. Under the "no action" alternative, no sources of income will be brought to the owner and consequently no increase in government revenues from higher property taxes will be realized. ALTERNATIVE USES The current zoning for the property is Residential 10,000 square feet (RS-10). Under this alternative, based on the Ohana Dwelling provision 13 of the Zoning Code, the subject parcel could support additional dwellings. That would be consistent with the LUPAG Medium Density designation. Another alternative would be to utilize this site for a more dense residential use, such as multiple-family residential. EVALUATION OF ALTERNATIVES Leaving the property in its current state would not maximize the use of the land. The property may be used for residential purposes. However, as Waiakea Houselots is transitioning from an exclusive residential to a mixture of commercial, industrial, and residential uses, the proposed construction of offices would be consistent with this trend and help make this area a more successful mixed use community. Relatedly, the commercial zoning would enhance rather than diminish tax revenues. VII. REGULATORY ANALYSIS A. General Plan 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 as Medium Density, a designation that allows the requested CN-10 zoning. Accordingly, this request would be consistent with the LUPAG Map. 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: 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. 14 Economic Element Policies • 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. Land Use Element (Commercial) Goals • Provide for commercial developments that maximize convenience to it users. • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. Land Use Element (Commercial) Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such development. Land Use Element (Commercial) Courses of Action • Within the Waiakea Houselots "medium density" area, commercial development shall be focused on the major streets—Kekuanaoa, Piilani, Manono, and Lanikaula, while the interior blocks should be zoned primarily for single and multi-family residential use. Land Use Element Standards • Commercial development 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 15 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 and Conclusion If approved, the project would provide additional commercial opportunities in the Hilo area. Its location is ideal to service the community and is proximate to existing commercial, industrial, and residential uses. All required infrastructure is in place and/or would require minimal modification. If development of infrastructure is required, it would be provided by the applicant without taxing government's servicing ability. The project site has limited on-site developmental constraints. Due to its prior residential use, archaeological, floral, or faunal concerns should be minimal or non-existent. There may be a potential for some endemic birds to visit this area. The development of this site would not remove an existing critical habitat. Furthermore, if there are inadvertent archaeological features discovered 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. Assuming this request is approved, the site will be used for commercial purposes. All structures and improvements would be developed consistent with the Zoning and Building Code. No variance from the Code is anticipated. B. Hawaii State Plan Chapter 226, Hawaii Revised Statutes, outlines the long-range goals and policies of the Hawaii State Plan. The Plan is intended to serve as a guide for the growth and future long-range development of the State. The request is consistent with the following goals of the Plan: - 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 generation; • 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. 16 The proposed project would achieve these goals and 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 increase both State and County revenues, and complement and support other economic uses. This, in turn, will contribute to the stability, diversity, and growth of local and regional economies. The employment opportunity would come without adversely affecting the environment. Impacts to the surrounding areas would not be significantly affected. All required infrastructure will be in place prior to occupancy of any portion of the project. 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. Impacts to the surrounding areas would also not be significant. All required infrastructure is in place, including traffic improvements, wastewater and potable water system. Any required improvements will be undertaken by the applicants at no cost to taxpayers. C. Hawaii Coastal Zone Management Program The objectives of the Hawaii Coastal Zone Management (CZM) Program are outlined in Chapter 205A, Hawaii Revised Statutes. 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. The proposed project will not have any substantial adverse environmental or ecological effect. 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, • The proposed project will not have any substantial adverse environmental or ecological effect. • The proposed project would be consistent with the objectives of the CZM program, specifically: • There would be no impact to the area's recreational resources. The property is not an oceanfront property; • Because of the property's historical residential use, the project site should not have any remaining historical resources; • The Project will not affect any scenic and open space resources; 17 • The coastal ecosystem will not be impacted; • There will be more employment opportunities, and furthering the economic use of the site; • The site is more than a mile from the shoreline and there would be no coastal hazard or beach erosion or marine resource impacts; • Public participation will be achieved through the hearings on this request. Thus, the proposed development would be consistent with the State Land Use Laws and Regulations, County General Plan, Hawaii County Zoning Code, and other appropriate regulatory rules. D. Hilo Community Development Plan As noted earlier, the Hilo CDP was adopted in 1975 by the Planning Commission to serve as a guide to the General Plan. Although the site is designated RS-10, many changes have occurred over the past 25 years, making many of the planning assumptions obsolete. E. Zoning If the request is approved, all requirements relative to height, setback, landscaping, and parking, and the like would be complied with. No variances from the Code are anticipated. 18 ?016 i9tRR ?R °m 2 10 DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII P ANS ill';'. D"-1`',F,TMENT HILO, HAWAII COUNTY OF HAWAII DATE: March 28, 2016 Neatendadafft TO: Duane Kanuha, Planning Director FROM: 47 -D' rtment of Public Works, Engineering Division SUBJECT: CHANGE OF ZONE APPLICATION (REZ 16-000204) Applicant: James Ishii Request: RS-10 to CN-10 for 58,500 Square Feet of Land Tax Map Key: 2-2-27: 038, 039, & 058 We have reviewed the subject application forwarded by your memo dated February 23, 2016 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 plan may be required by the Plan Approval process in accordance with Section 25-2-72(3) of the Hawaii County Code. The subject parcels are 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 Manono Street as a secondary arterial. Concrete curb, gutter, and sidewalk fronting the subject parcels were recently completed by the County of Hawaii. Questions may be referred to Kelly Gomes at ext. 8327. 104472. Planning Dept. County of Hawaii is an Equal Opportunity Provider and Employer Exhibi# C F w rA R'. 0 aG v� A� • 19 49 r1 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAI`i iGyT nw �' 345 KEKOANAOA STREET, SUITE 20 • HILO, HAWAII 96720 TELEPHONE (808) 961-8050 • FAX (808) 961-8557 March 2,2016 N _ TO: Mr.Duane Kanuha,Director t Q Planning Department -71 Tri FROM: Keith K. Okamoto,Manager-Chief Engineer m N �.x SUBJECT: Change of Zone Application (REZ 16-000204) Applicant: James Ishii Request: RS-10 to CN-10 For 58,500 Square Feet of Land Tax Map Key 2-2-027:038,039, and 058 We have reviewed the subject application and have the following comments and conditions. Water is available from an existing 8-inch waterline within Manono Street fronting the subject parcels. There are existing 5/8-inch meters(Account No. 100-56800,Account No. 100-57000 and Account No. 100-57100)serving each subject parcel,which are limited to a maximum daily usage of 600 gallons each. 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,prepared by a professional engineer,licensed in the State of Hawaii, for review and approval. The water usage calculations should include the estimated peak flow in gallons per minute and the total estimated maximum daily water usage in gallons per day,including all irrigation use. Upon receipt of the water usage calculations above,the Department will make a determination as to the water commitment deposit amount and prevailing facilities charge,which is subject to change,to be paid. Based on the water demand calculations,the Department will determine the appropriate service lateral and meter size required. 2. The proposed zoning will require the installation of a reduced pressure type backflow prevention assembly,by a licensed contractor,within five(5)feet of the meter on private property. If a larger or additional meter is required,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 commencement of water service. Planning apt. . . .Water, Our Most Precious Resource WaiAKane. . . 10 3 9 9 3 The Department of Water Supply is an Equal Opportunity provider and employer. Exhibit Mr. Duane Kanuha,Director Page 2 March 2,2016 3. Please be informed that the nearest fire hydrants capable of providing fire protection to the subject parcel are not within the distance required per the Department's Water System Standards. Therefore,the applicant will be required to install a fire hydrant fronting the subject parcels. 4. 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. For your information,the existing 8-inch waterline within Manono Street is looped and is,therefore, adequate to provide the required 2,000-gallons per minute of flow for fire protection,as per the Department's Water System Standards. Should there be any questions,please contact Mr.Troy Samura of our Water Resources and Planning Branch at 961-8070, extension 255. Sincerely yours, P `Keith K. Okamoto Manager-Chief Engineer TS:dfg copy— Mr.James Ishii DWS Cross Connection Section % ice I William P.Kenos :1•:4 13J Leithead Todd ss.r. Mayor '.\ ; Director Walter K.M.Lau «iu.+*• John A.Medeiros Managing Director • Deputy Director Co ty d Hatteri DEPARTMENT OF ENVIRONMENTAL MANAGEMENT 345 Keknanaa`a,Suite 41 • Hilo,HawarI 96720 (808)961-8083•Fax(808)961-8086 http://hawaiicountygov/environmental-management/ MEMORANDUM Date : March 29,2016 To : DUANE KANUHA,Planning Director From: BJ LETI'HEAD TODD,Director Subject: Change of Zone App(REZ 16-000204) Applicant:James Ishii Request:RS-10 to CN-10 for 58,500 sq.ft.of land TMK:2-2-027:038,039&058 The Wastewater Division has reviewed the subject application and offers the following recommendations (please note Solid Waste Division comments will be submitted separately): DEPARTMENT COMMENTS: —yle Hrota WASTEWATER COMMENTS: (Contact Wastewater Division for details.) ) No comments ( X) 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 Sewer Extension Application. ( ) Require extension of the sewer system to service the proposed subdivision in accordance with Section 23-85 of the Hawaii County Code. ( ) Check or line out as applicable:[ ]If required by the Director of the Department of Environmental Management("Director of DEM"),[ ]applicant shall conduct a sewer study in accordance with the then applicable wastewater system design standards prior to approval to connect to the County sewer system. Applicant shall provide such sewer line or other facility improvements as the Director of DEM may reasonably require,which the sewer study may indicate are advisable for mitigation of impacts of the proposed project. Contact Wastewater Division Chief for details. (X) Other. Section E.5 indicates that the project site will be connected to the County Sewer System. County of Hawaii is an Equal Opportunity Provider and Employer. Planning Dept. Exhibit„._. 7616 lRRR 2R p fil 25 William P.Kenos 7 �. Darren J Rosario Mayor i • COUfVT'r Ui i-1AiVUgqCAT Rani d.Victorino Deploy Ike OW 'Conntp of a1nai'i HAWAII FIRE DEPARTMENT 25 Anpnsl Street•Suite 2501•Hilo,Hawaii 96720 (808)932-2900•Fax(808)932-2928 March 28,2016 TO: DUANE KANUHA,PLANNING DIRECTOR FROM: DARREN J.ROSARIO,FIRE CHIEF SUBJECT: Change of Zone Application(REZ 16-000204) Applicant: James Ishii Request: RS-10 to CN-10 for 58,500 square feet of land Tax Map Key:2-2-027:038,038&058 In regards to the above-mentioned Change of Zone application,the following shall be in accordance: NFPA 1,UNIFORM FIRE CODE,2006 EDITION Note:Hawai'i State Fire Code,National Fire Protection Association 2006 version,with County of Hawaii amendments. County amendments are identified with a preceding"C—"of the reference code. Chapter 18 Fire Department Access and Water Supply 18.1 General.Fire department access and water supplies shall comply with this chapter. For occupancies of an especially hazardous nature,or where special hazards exist in addition to the normal hazard of the occupancy,or where access for fire apparatus is unduly difficult,or areas where there is an inadequate fire flow,or inadequate fire hydrant spacing,and the Au may require additional safeguards including,but not limited to,additional fire appliance units, more than one type of appliance,or special systems suitable for the protection of the hazard involved. 18.1.1 Plans. 18.1.1.1 Fire Apparatus Access.Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. 18.1.1.2 Fire Hydrant Systems.Plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. a I, 4_�. Hawaii County is an Equal Opportunity Provider and Employer. 1 0 4 4 8 9 Planning Dept. Duane Kanuha March 28,2016 Page 2 C—18.1.1.2.1 Fire Hydrant use and Restrictions.No unauthorized person shall use or operate any Fire hydrant unless such person first secures permission or a permit from the owner or representative of the department,or company that owns or governs that water supply or system. Exception:Fire Department personnel conducting firefighting operations,hydrant testing,and/or maintenance,and the flushing and acceptance of hydrants witnessed by Fire Prevention Bureau personnel. 18,2 Fire Department Access. 18.2.1 Fire department access and fire department access roads shall be provided and maintained in accordance with Section 18.2. 18.2.2*Access to Structures or Areas. 18.2.2.1 Access Box(es).The MU shall have the authority to require an access box(es)to be installed in an accessible location where access to or within a structure or area is difficult because of security. 18.2.2.2 Access to Gated Subdivisions or Developments.The AIi.1 shall have the authority to require fire department access be provided to gated subdivisions or developments through the use of an approved device or system. 18.2.2.3 Access Maintenance.The owner or occupant of a structure or area,with required fire department access as specified in 18.2.2.1 or 18.2.2.2,shall notify the AH.1 when the access is modified in a manner that could prevent fire department access. 18.2.3 Fire Department Access Roads.(*may be referred as FDAR) 18.2.3.1 Required Access. 18.2.3.1.1 Approved fire department access roads shall be provided for every facility,building, or portion of a building hereafter constructed or relocated. 18.2.3.1.2 Fire Department access roads shall consist of roadways,the lanes,parking lots lanes, or a combination thereof. 18.2.3.1.3*When not more than two one-and two-family dwellings or private garages,carports, sheds,agricultural buildings,and detached buildings or structures 400112(37 m2)or less are present,the requirements of 18.2.3.1 through 18.2.3.2.1 shall be permitted to be modified by the Duane Kanuba March 28,2016 Page 3 18.2.3.1.4 When fire department access roads cannot be installed due to location on property, topography,waterways,nonnegotiable grades,or other similar conditions,the AHJ shall be authorized to require additional fire protection features. 18.2.3.2 Access to Building. 18.2.3.2.1 A fire department access road shall extend to within in 50 ft(15 m)of at least one exterior door that can be opened from the outside that provides access to the interior of the building.Exception: l and 2 single-family dwellings. 18.2.3.2.1.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13,NFPA 13D,or NFPA 13R,the distance in 18.2.3.2.1 shall be permitted to be increased to 300 feet. 18.2.3.2.2 Fire department access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150 ft (46 m)from fire department access roads as measured by an approved route around the exterior of the building or facility. 18.2.3.2.2.1 When buildings are protected throughout with an approved automatic sprinkler system that is installed in accordance with NFPA 13,NFPA 13D,or NFPA 13R,the distance in 18.2.3.2.2 shall be permitted to be increased to 450 ft(137 m). 18233 Multiple Access Roads.More than one fire department access mad shall be provided when it is determined by the AHI that access by a single road could be impaired by vehicle congestion,condition of terrain,climatic conditions,or other factors that could limit access. 18.23.4 Specifications. 18.2.3.4.1 Dimensions. C—18.2.3.4.1.1 FDAR shall have an unobstructed width of not less than 20ft with an approved turn around area if the FDAR exceeds 150 feet.Exception:FDAR for one and two family dwellings shall have an unobstructed width of not less than 15 feet,with an area of not less than 20 feet wide within 150 feet of the structure being protected.An approved turn around area shall be provided if the FDAR exceeds 250 feet. C-18.2.3.4.1.2 FDAR shall have an unobstructed vertical clearance of not less than 13ft 6 in. C-18.2.3.4.1.2.1 Vertical clearances may be increased or reduced by the AHJ,provided such increase or reduction does not impair access by the fire apparatus,and approved signs are installed and maintained indicating such approved changes. Duane Kanuha March 28,2016 Page 4 18.23.4.1.2.2 Vertical clearances shall be increased when vertical clearances or widths are not adequate to accommodate fire apparatus. C- 18.2.3.4.2 Surface.Fire department access roads and bridges shall be designed and maintained to support the imposed loads(25 Tons)of the fire apparatus.Such FDAR and shall be comprised of an all-weather driving surface. 18.23.4.3 Turning Radius. C- 18.23.4.3.1 Fire department access roads shall have a minimum inside turning radius of 30 feet,and a minimum outside turning radius of 60 feet. 18.2.3.4.3.2 Turns in fire department access road shall maintain the minimum road width. 18.2.3.4.4 Dead Ends.Dead-end fire department access roads in excess of 150 ft(46 m)in length shall be provided with approved provisions for the fire apparatus to turn around. 18.23.4.5 Bridges. 18.2.3.4.5.1 When a bridge is required to be used as part of a fire department access road,it shall be constructed and maintained in accordance with county requirements. 18.2.3.4.5.2 The bridge shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. 18.2.3.43.3 Vehicle load limits shall be posted at both entrances to bridges where required by the MU. 18.23.4.6 Grade. C—18.23.4.6.1The maximum gradient of a Fire department access road shall not exceed 12 percent for unpaved surfaces and 15 percent for paved surfaces.In areas of the FDAR where a Fire apparatus would connect to a Fire hydrant or Fire Department Connection,the maximum gradient of such area(s)shall not exceed 10 percent. 18.2.3.4.6.2*The angle of approach and departure for any means of fire department access road shall not exceed 1 ft drop in 20 ft(0.3 m drop in 6 m)or the design limitations of the fire apparatus of the fire department,and shall be subject to approval by the MU. 18.2.3.4.6.3 Fire department access roads connecting to roadways shall be provided with curb cuts extending at least 2 ft(0.61 m)beyond each edge of the fire lane. Duane Kanuha March 28,2016 Page 5 18.2.3.4.7 Traffic Calming Devices.The design and use of traffic calming devices shall be approved the AHD. 18.23.5 Marking of Fire Apparatus Access Road. 18.2.3.5.1 Where required by the AHD,approved signs or other approved notices shall be provided and maintained to identify fire department access roads or to prohibit the obstruction thereof of both. 18.2.3.5.2 A marked fire apparatus access road shall also be known as a fire lane. 18.2.4*Obstruction and Control of Fire Department Access Road. 18.2.4.1 General. 18.2.4.1.1 The required width of a fire department access road shall not be obstructed in any manner,including by the parking of vehicles. 18.2.4.1.2 Minimum required widths and clearances established under 18.2.3.4 shall be maintained at all times. 18.2.4.1.3*Facilities and structures shall be maintained in a manner that does not impair or impede accessibility for fire department operations. 18.2.4.1.4 Entrances to fire departments access roads that have been closed with gates and barriers in accordance with 18.2.4.2.1 shall not be obstructed by parked vehicles. 18.2.4.2 Closure of Acccssways. 18.2.4.2.1 The AHJ shall be authorized to require the installation and maintenance of gates or other approved barricades across roads,trails,or other accessways not including public streets, alleys,or highways. 18.2.4.2.2 Where required,gates and barricades shall be secured in an approved manner. 18.2.4.2.3 Roads,trails,and other access ways that have been closed and obstructed in the manner prescribed by 18.2.4.2.1 shall not be trespassed upon or used unless authorized by the owner and the Al-1.1. 18.2.4.2.4 Public officers acting within their scope of duty shall be permitted to access restricted property identified in 18.2.4.2.1. Duane Kanuha 1Mlarch 28,2016 Page 6 18.2.4.2.5 Locks,gates,doors,barricades,chains,enclosures,signs,tags,or seals that have been installed by the fire department or by its order or under its control shall not be removed, unlocked,destroyed,tampered with,or otherwise vandalized in any manner. 18.3 Water Supplies and Fire Hydrants 18.3.1*A water supply approved by the county,capable of supplying the required fire flow for fire protection shall be provided to all premises upon which facilities or buildings,or portions thereof,are hereafter constructed,or moved into or within the county. When any portion of the facility or building is in excess of 150 feet(45 720 mm)from a water supply on a fire apparatus access road,as measured by an approved route around the exterior of the facility or building,on- site fire hydrants and mains capable of supplying the required fire flow shall be provided when required by the AHJ.For on-site fire hydrant requirements see section 18.3.3. EXCEPTIONS: 1. When facilities or buildings,or portions thereof,are completely protected with an approved automatic fire sprinkler system the provisions of section 18.3.1 may be modified by the AHJ. 2. When water supply requirements cannot be installed due to topography or other conditions,the AHJ may require additional fire protection as specified in section 18.3.2 as amended in the code. 3. When there are not more than two dwellings,or two private garage,carports,sheds and agricultural.Occupancies,the requirements of section 18.3.1 may be modified by AHJ. 18.3.2*Where no adequate or reliable water distribution system exists,approved reservoirs, pressure tanks,elevated tanks,fire department tanker shuttles,or other approved systems capable of providing the required fire flow shall be permitted. 18.33*The location,number and type of fine hydrants connected to a water supply capable of delivering the required fire flow shall be provided on a fire apparatus access road on the site of the premises or both,in accordance with the appropriate county water requirements. 183.4 Fire Hydrants and connections to other approved water supplies shall be accessible to the fire department. 18.3.5 Private water supply systems shall be tested and maintained in accordance with NFPA 25 or county requirements as determined by the AHJ. 18.3.6 Where required by the AHJ,fire hydrants subject to vehicular damage shall be protected unless located within a public right of way. Duane Kanuha March 28,2016 Page 7 18.3.7 The AHJ shall be notified whenever any fire hydrant is placed out of service or returned to service. Owners of private property required to have hydrants shall maintain hydrant records of approval,testing,and maintenance,in accordance with the respective county water requirements.Records shall be made available for review by the AH1 upon request. C- 18.3.8 Minimum water supply for buildings that do not meet the minimum County water standards: Buildings up to 2000 square feet,shall have a minimum of 3,000 gallons of water available for Firefighting. Buildings 2001-3000 square feet,shall have a minimum of 6,000 gallons of water available for Firefighting. Buildings,3001-6000 square feet,shall have a minimum of 12,000 gallons of water available for Firefighting. Buildings,greater than 6000 square feet,shall meet the minimum County water and fire flow requirements. Multiple story buildings shall multiply the square feet by the amount of stories when determining the minimum water supply. Commercial buildings requiring a minimum fire flow of 2000gpm per the Department of Water standards shall double the minimum water supply reserved for firefighting. Fire Department Connections(FDC)to alternative water supplies shall comply with 18.3.8(1)- (6)of this code. NOTE:In that water catchment systems are being used as a means of water supply for firefighting,such systems shall meet the following requirements: 1) In that a single water tank is used for both domestic and firefighting water,the water for domestic use shall not be capable of being drawn from the water reserved for firefighting; 2) Minimum pipe diameter sizes from the water supply to the Fire Department Connection (FDC)shall be as follows: a) 4"for C900 PVC pipe; b) 4"for C906 PE pipe; c) 3"for ductile Iron; d) 3' for galvanized steel. Duane Kanuha March 28,2016 Page 8 3) The Fire Department Connection(FDC)shall: a) be made of galvanized steel; b) have a gated valve with 2-1/2 inch,National Standard Thread male fitting and cap; c) be located between 8 ft and 16 ft from the Fire department access. The location shall be approved by the AHJ; d) not be located less than 24 inches,and no higher than 36 inches from finish grade,as measured from the center of the FDC orifice; e) be secure and capable of withstanding drafting operations.Engineered stamped plans may be required; f) not be located more than 150 feet of the most remote part,but not less than 20 feet,of the structure being protected; g) also comply with section 13.1.3 and 18.2.3.4.6.1 of this code. 4) Commercial buildings requiring a fue flow of 2000gpm shall be provided with a second FDC.Each FDC shall be independent of each other,with each FDC being capable of flowing 500gpm by engineered design standards.The second FDC shall be located in an area approved by the AH1 with the idea of multiple Fire apparatus'conducting drafting operations at once,in mind. 5) Inspection and maintenance shall be in accordance to NFPA 25. 6) The owner or lessee of the property shall be responsible for maintaining the water level, quality,and appurtenances of the system. EXCEPTIONS TO SECTION 18.3.8: I) Agricultural buildings,storage sheds,and shade houses with no combustible or equipment storage. 2) Buildings less than 800 square feet in size that meets the minimum Fire Department Access Road requirements. 3) For one and two family dwellings,agricultural buildings,storage sheds,and detached garages 800 to 2000 square feet in size,and meets the minimum Fire Department Access Road requirements,the distance to the Fire Department Connection may be increased to 1000 feet. 4) For one and two family dwellings,agricultural buildings,and storage sheds greater than 2000square feet,but less than 3000 square feet and meets the minimum Fire Department Access Road requirements,the distance to the Fire Department Connection may be increased to 500 feet. Duane Kancha March 28,2016 Page 9 5) For buildings with an approved automatic sprinkler system,the minimum water supply required may be modified. If there are any questions regarding these requirements,please contact the Fire Prevention Bureau at(808)932-2911. 0 9 DARREN J.ROSARIO Fire Chief KV:nac ?a16 MR '31 R 08 DAVID Y.ICE ,`4s �� 4 tY SUZANNE D.GSE GOVERNOR OF HAWAII 4 1/S1 7.. 7' �-� '7-� CRAtRTERSON gp, i 1J 1111�����-�t aT f1R�SDAR ANNA'LRE30URCFS r/� {``''T'. f- H/�`, 01 ION ON WAVED RESOURCE JIJIJIV 1 T 1.1r t IhV 1 MANACUIENT -,,„„‘-Tht STATE OF HAWAII Antos tur DEPARTMENT OF LAND AND NATURAL RESOURCES LAND DIVISION POST OFFICE BOX 62I HONOI i ILt I.HAWAII 96X09 • March 31,2016 County of Hawaii Planning Department Attention: Mr.Christian Kay via email: ckavOco.hawaii.hi.us 101 Pauahi Street,Suite 3 Hilo,Hawaii 96720 Dear Mr.Kay: SUBJECT: Change of Zone Application (REZ 16-000204); Request: RS-10 to CN-10 for 58,500 Square Peet of Land;Applicant: James Ishii Thank you for the opportunity to review and comment on the subject matter. In addition to the comments previously sent you on March 18,2016 enclosed are comments from the Engineering Division on the subject matter. Should you have any questions, please feel free to call Lydia Morikawa at 587-0410. Thank you. Sincerely, Russell Y.Tsuji Land Administrator Enclosure(s) cc: Central Files li 10450 Planning Dept. Exhibit, ' DAVID Y. LAND DIVISION cX3V WM°PMAWM Q,t',�t wsa,�; RECEIVED aurwMrrxeaciss .CA " �t 1; '°ro ,�, 'OW R OURCE ti., .1ANAGIZMENT 016 MAR 30 Ali 10:52 STATE OF HAWfi1 ' EPL OF LAND & s+.oftwi'4 DEPARTMENT OF LAND AND NA {� • ��' �� RCES LAND DIVISION a * $ ` /Ail POST OFFICE BOX 621 HONOUIT.ii.HAWAIT 96509 February 29,2016 0 MEMORANDUM 145':f6tAi DLNR Agencies: �, Div,of Aquatic Resources Div.of Boating&Ocean Recreation X Engineering Division Div.of Forestry&Wildlife Div.of State Parks Commission on Water Resource Management _Office of Conservation&Coastal Lands X Land Division—Hawaii District X Historic Preservation -F",(M: " ussell Y. jr,Land Administrator SUBJECT: Change of Zone Application (REZ 16-000204); Request: RS-10 to CN-10 for 58,500 Square Feet of Land LOCATION: Hilo,Island of Hawaii;TMK:(3)2-2-027:038,039,&058 APPLICANT: James Ishii Transmitted for your review and comment is information on the above-referenced application. We would appreciate your comments on this application. Please submit any comments by March 18,2016. If no response is received by this date,we will assume your agency has no comments. If you have any questions about this request,please contact Lydia Morikawa at 587-0410. Thank you. Attachments ( ) We have no objections. ( ) We have no comments. (X) Comments . - attached. Signed: 5 Print Name: C rty Chang,Chief Engineer j Date: 4� ��//r(/ cc: Central Files ! DEPARTMENT OF LAND AND NATURAL RESOURCES ENGINEERING DIVISION To: Land Division/Russell Y Tsuji COMMENTS The rules and regulations of the National Flood Insurance Program(NFIP),Title 44 of the Code of Federal Regulations(44CFR),are in effect when development falls within a designated Flood Hazard. The owner or the project property and/or their representative is responsibile to research the Flood Hazard Zone designation for the project. Flood Hazard Zone designations can be found using the Flood Insurance Rate Map(FIRM),which can be accessed through the Flood Hazard Assessment Tool(FHAT)(http://gis.hawaiinfip.org/FHAT). National Flood Insurance Program establishes the rules and regulations of the NFIP-Title 44 of the Code of Federal Regulations(44CFR).The NFIP Zone X is a designation where there is no perceived flood impact. Therefore,the NFIP does not regulate any development within a Zone X designation. Be advised that 44CFR reflects the minimum standards as set forth by the NFIP. Local community flood ordinances may take precedence over the NFIP standards as local designations prove to be more restrictive. If there are questions regarding the local flood ordinances,please contact the applicable County NFIP Coordinators below: o Oahu:City and County of Honolulu,Department of Planning and Permitting (808)768-8098. o Hawaii Island:County of Hawaii,Department of Public Works(808)961-8327. o Maui/Molokai/Lanai County of Maui,Department of Planning(808)270-7253. o Kauai:County of Kauai,Department of Public Works(808)241-4846. Signed: C T S.C G,CHIEF ENGINEER • 1 I /4/ Date: 3 / Blsh ii REZ.crk.4.22.16 COUNTY OF HAWAII PLANNING DEPARTMENT RECOMMENDATION JAMES ISHII CHANGE OF ZONE APPLICATION (REZ 16-000204) 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 position based upon additional information presented at the public hearing. This favorable recommendation is based on the following findings: The applicant is requesting the change of zone from a Single Family Residential— 10,000 square feet (RS-10) to a Neighborhood Commercial— 10,000 square feet (CN-10) district for three(3) contiguous lots with a combined land area of 58,500 square feet that would accommodate a proposed 14,000 square foot commercial building to be used as office space with on-site parking provided. The applicant intends to consolidate the three (3) contiguous lots into one and remove three(3) existing, single-family dwellings located on Parcels 39 and 58 in order to accommodate the proposed building, parking and landscaping. Upon approval of the change of zone request, the applicant plans to complete construction with occupancy slated for mid-2018. 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 an RS-10 to a CN-10 zoning district conforms to applicable goals, policies and standards of the General Plan. The General Plan is intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. The overall goals, policies and standards are set forth to physically plan the lands in the County in the best interest of the island's residents. Land Use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. The request conforms to the goals, policies and standards of the General Plan in that the proposed development will be developed in an area adequately served by necessary services such as water, utilities and transportation systems. The proposed project conforms to the Commercial Development goal which states "provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods." 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 request to change the zoning to a CN-10 district conforms to the LUPAG Map, which designates the property and the surrounding area as Medium Density Urban. Such designation allows village and neighborhood commercial uses and single-family and multiple-family residential uses and related functions, up to 35 units per acre. In addition to being consistent with the LUPAG Map, the request would also support the following goals and policies of the General Plan Land Use and Economic elements: LAND USE—GENERAL • Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. • Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. • Zoning requests shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access, and public need. LAND USE—COMMERCIAL • Provide for commercial developments that maximize convenience to users. -2- • Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities, and neighborhoods. • Commercial facilities shall be developed in areas adequately served by necessary services such as water, utilities, sewers, and transportation systems. Should such services not be available, the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Within the Waiakea Houselots "medium density" area, commercial development shall be focused on the major streets-- Kekuanao`a, Piilani, Manono, and Lanikaula, while the interior blocks should be zoned primarily for single- and multi-family residential use. The State Land Use designation for the subject property is Urban. The property is designated Urban by the Land Study Bureau's Productivity Rating. The Hilo Community Development Plan (CDP), adopted in 1975, suggests residential uses in this area. However, this area is transitioning to higher density commercial type uses consistent with the more recently adopted land use plans like the General Plan. The proposed change of zone would complement the existing commercial land uses that already exist in this area and will provide for an orderly development of the area. The three (3) subject properties consist of 19,500 square feet each and maintain a 100-foot frontage along Manono Street(300 feet total). Parcel 38 is vacant, and was recently cleared and is being used as a temporary staging area for the County's Manono Street Improvement project. Parcel 39 has two existing single family-dwellings with carports constructed in 1929 and 1948 respectively. Parcel 58 has an existing, single family dwelling constructed in 1912. Directly surrounding properties are zoned RS-10 and consist mainly of existing single family dwellings. TMK 2-2-027:042, which is located two lots to the south of Parcel 58 was granted a change of zone from RS-10 to CN-10 in 2005 (Ord. 05-140). Other zoning designations in the general vicinity include General Commercial (CG), Neighborhood Commercial (CN), Limited Industrial (ML), and Industrial-Commercial Mixed Use(MCX). The land uses in the area are a mix of -3- residential and commercial uses and light industrial uses. All essential utilities and services are available to the site. Access to the property is from Manono Street, which is a County roadway designates as a secondary arterial with a pavement width of approximately 42 feet within a 60-foot wide right-of- way. Manono Street recently underwent extensive improvements including pavement widening and installation of concrete curb, gutter and sidewalk as part of the County of Hawai`i's Manono Street Improvement project. Each of the subject parcels has driveway access to Manono Street which the applicant intends to utilize for the project. Based on the recent improvements, Public Works has not requested any improvements to road facilities as conditions of this rezone ordinance. To be consistent with the concurrency requirements of the Zoning Code, a condition of approval will require submittal of a Traffic Impact Analysis Report (TIAR) if a land use is developed that would generate over 50 peak hour trips. The applicants will be responsible for constructing any improvements identified in the TIAR required by the Department of Public Works. County water is available to the property via an existing, 8-inch waterline within Manono Street fronting the subject parcels. Each parcel is serviced with an existing 5/8-inch meter that is limited to an average daily usage of 600 gallons (1,800 gallons combined). The existing waterline provides the 2,000-gallons per minute for fire flow protection. The Department of Water Supply has required that the applicant provide estimated water usage calculations. In addition, the applicant will be required to install a reduced pressure type backflow prevention assembly within 5 feet of the meter on private property. The applicant will also be required to install a fire hydrant fronting the subject parcels and any other improvements within the road right-of-way subject to other agency requirements. These requirements will be added as conditions of approval The applicant will be required to connect to the County's existing municipal sewer system. There are no municipal waste collection services in the County, therefore, all solid waste generated by development of the property will require private disposal at the Hilo landfill. Electrical and telephone services are available to the property. Police fire and medical services are available nearby in Hilo. -4- The project site has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The property is located in flood zone "X" which is an area determined by FEMA to be outside the 500- year flood plain. All development generated storm run-off shall be disposed of on-site and not allowed onto adjacent properties or roadways. No professional surveys were conducted of the subject parcels due to the history of the property being largely used for residential purposes. The applicant requested a "no-effect" letter from the Department of Land and Natural Resources-Historic Preservation Division on February 8, 2016 and has not received a response as of the writing of this report. No professional flora or fauna surveys were conducted of the site. The applicant does not believe that rare or endangered floral or faunal resources are on the site as the property is improved and located within an urban environment close to existing commercial uses. The request is not contrary to Chapter 205A, Hawaii Revised Statues, relating to Coastal Zone Management. The project site is not proximate to the shoreline and outside of the SMA. There is no record of a designated public access to the shoreline or mountain areas that traverses the site. According to the applicant, no valued cultural, historical or natural resources exist on the properties 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. Lastly, this recommendation is made with the understanding that the applicant remains responsible for complying with all other applicable governmental requirements in connection with the proposed use, prior to its commencement or establishment upon the subject properties. Additional governmental requirements may include the issuance of building permits, the installation of approved wastewater disposal systems, compliance with the Fire Code, installation of improvements required by the American with Disabilities Act (ADA), among many others. Compliance with all applicable -5- governmental requirements is a condition of this approval; failure to comply with such requirements will be considered a violation that may result in enforcement action by the Planning Department and/or the affected agencies. Based on the above findings, the request to rezone the property from a Single-Family Residential- 10,000 square feet(RS-10) to Neighborhood Commercial - 10,000 square feet (CN-10) zoning district would result in an appropriate land use pattern that would further benefit the general public. The accompanying draft bill to amend Section 25-8-33 (Hilo Zone Map), Article 8, Chapter 25 (Zoning Code) of the Hawai`i County Code, is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. • -6- COUNTY OF HAWAII STATE OF HAWAII Ili ko• BILL NO. ORDINANCE NO. 044oustiai DEN AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL— 10,000 SQUARE FEET(RS-10) TO NEIGHBORHOOD COMMERCIAL— 10,000 SQUARE FEET(CN-10) AT WAIAKEA HOUSE LOTS 1ST, WAIAKEA, SOUTH HILO,HAWAII, COVERED BY TAX MAP KEY: 2-2-027:038, 039 & 058. BE IT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: 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 House Lots, Waiakea, South Hilo. Hawaii, shall be Neighborhood Commercial— 10,000 square feet (CN-10): LOT 4-A: Beginning at the southeast corner of this parcel of land and the southwest corner of Parcel 4(addition to Manono Street right-of-way), the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI"being 2,843.00 feet South and 9,086.00 feet East, and running by azimuths measured clockwise from True South: 1. 90° 00' 195.00 feet along Lot 6-A; 2. 180° 00' 100.00 feet along Lot 3; 3. 270° 00' 195.00 feet along Lot 2-A; -1- 4. 360° 00' 100.00 feet along Parcel 4 (addition to Manono Street right-of-way)to the point of beginning and containing an area of 19.500 Square Feet. LOT 6-A: Beginning at the northeast corner of this parcel of land and the northwest corner of Parcel 3 (addition to Manono Street right-of-way), the coordinates of said point of beginning referred to Government Survey Triangulation Station"HALA`I"being 2,843.00 feet South and 9,086.00 feet East, and running by azimuths measured clockwise from True South: 1. 360° 00' 100.00 feet along Parcel 3 (addition to Manono Street right-of-way); 2. 90° 00 195.00 feet along Parcel A-1-A; 3. 180° 00' 100.00 feet along Lot 5-B; 4. 270° 00' 195.00 feet along Lot 4-A to the point of beginning and containing an area of 19,500 Square Feet. PARCEL A-1-A: Beginning at the southeast corner of this parcel of land and the southwest corner of Parcel 2 (addition to Manono Street right-of-way), the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALA`I"being 3,043.00 feet South and 9,086.00 feet East, and running by azimuths measured clockwise from True South: 1. 90° 00' 195.00 feet along Lot 10-A; 2. 180° 00' 100.00 feet along Lot 7; 3. 270° 00' 195.00 feet along 6-A; 4. 360° 00' 100.00 feet along Parcel 2 (addition to Manono Street right-of-way) to the point of beginning and containing an area of 19,500 Square Feet. -2- 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: (1) Necessary to prevent circumstances which may be adverse to the public health, safety and welfare; or (2) Reasonably conceived to fulfill needs directly emanating from the land use proposed with respect to: (A) Protection of the public from the potentially deleterious effects of the proposed use, or (B) Fulfillment of the need for public service demands created by the proposed use. SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declared invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: G66CIL i hBER, COU1(1'fY OF HAWAII Hawai`i Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: -3- R0-3.75 I Rb-3.75 RS-10 1 R5-10 \ R5-10 1 LEILANI ST LOT 4-A SINGLE FAMILY RESIDENTIAL-10,000 SQUARE FEET(RS-10)TO NEIGHBORHOOD COMMERCIAL-10,000 SQUARE FEET(CN-10) RS-10 19,500 SQUARE FEET R5-10 R5-10 RS-10 RS-10 RS-10 R5-10 2,&43.09.5 LOT 6-A 9,G&6.90' SINGLE FAMILY RESIDENTIAL-10,000 SQUARE FEET(RS-10)TO eTc_r," NEIGHBORHOOD COMMERCIAL-10,000 SQUARE FEET(CN-10) RS-10 19,500 SQUARE FEET RS-10 J RS-10 R5-10 J O RS-10 z 2 RS-10 RS-10 RS-10 RS-10 RS-10 RS-10 PARCEL A-1-A SINGLE FAMILY RESIDENTIAL-10,000 SQUARE FEET(RS-10)TO NEIGHBORHOOD COMMERCIAL-10,000 SQUARE FEET(CN-10) 3,043.00'5 19,500 SQUARE FEET 9,086.00 E RS-10 "r%+LA" RS-10 R5-10 R5-10 R5-10 N R5-10 R5-10 CN-10 R5-10 P5-10 Feet 0 125 250 375 500 AMENDMENT TO THE ZONING CODE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE 1983 (2005 EDITION), BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL - 10,000 SQUARE FEET (RS-10) TO NEIGHBORHOOD COMMERCIAL - 10,000 SQUARE FEET (CN-10) AT WAIAKEA HOUSE LOTS 1ST, WAIAKEA, SOUTH HILO, HAWAII TMK:(3)2-2-027:038 MAP PREPARED BY: (3)2-2-027:039 COUNTY OF HAWAII, PLANNING DEPARTMENT (3)2-2-027:058 DATE February 23,2016 EXHIBIT "A" Isms Rh"... 171A C Ishi iREZ.c rk.4.22.16 JAMES ISHII CHANGE OF ZONE APPLICATION (REZ 16-000204) CONDITIONS OF APPROVAL A. The applicant(s), successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant(s) shall submit the anticipated maximum daily water usage calculations as prepared by a professional engineer licensed in the State of Hawai`i to the DWS. A water commitment deposit if determined to be necessary by DWS based on the water usage calculations, shall be paid to the DWS within 180 days from the effective date of this ordinance in accordance with Rule 5 of the Department of Water Supply's Rules and Regulations. The applicant is responsible for maintaining valid water commitments to support the proposed use until such time that required water facilities charges are paid in full. C. The applicant shall construct necessary water system improvements as required by the Department of Water Supply, which may include, but not be limited to, a fire hydrant fronting the subject parcels and a reduced pressure type backflow prevention assembly within five(5) feet of the existing water meter and any additional water meters on private property, which must be inspected and approved by the Depaitinent of Water Supply. D. Should the applicant, successors or assigns develop a land use which the Planning Department, in consultation with the Department of Public Works, determines will generate over 50 peak hour trips, a Traffic Impact Analysis Report (TIAR) shall be submitted for review and approval by the Department of Public Works prior to Final Plan Approval. The applicants shall implement, when required by the Department of Public Works, at no cost to the County, any transportation system improvements to Manono Street that may be deemed necessary by the Department of Public Works. E. Construction of the proposed commercial development shall be completed within five (5) years from the effective date of this ordinance. Prior to construction, the applicant(s), successor(s) or assign(s) shall secure Final Plan Approval for the proposed development from the Planning Director in accordance with Section 25-2-70, Chapter 25 (Zoning Code), Hawai`i County Code. Plans shall identify all existing and/or proposed structure(s), paved driveway access and parking stalls associated with the proposed development. Landscaping shall 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) standards for CN zones adjoining a RS zone. F. Driveway access from Mallow Street shall conform to Chapter 22, Streets and Sidewalks, of the Hawai`i County Code. G. 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 by a licensed civil engineer and submitted to the Department of Public Works prior to issuance of a construction permit. Any recommended drainage improvements, if required, shall be constructed meeting with the approval of the Department of Public Works prior to receipt of a Certificate of Occupancy. H. The project shall connect to the County sewer line fronting the property. If the applicant(s), successor(s), or assign(s) develops residential units on the subject properties, the applicant(s) shall make its (their) fair share contribution to mitigate the potential regional impacts of the property with respect to parks and recreation, fire, police, solid waste disposal facilities and roads. The fair share contribution shall become due and payable prior to receipt of Final Plan Approval. The fair share contribution for each lot shall be based on the actual number of residential units developed. The fair share contribution in a form of cash, land, facilities or any combination thereof shall be determined by the County Council. The fair share contribution may be adjusted annually beginning three years after the effective date of this ordinance,based on the percentage change in the Honolulu Consumer Price Index (HCPI). The fair share contribution shall have a combined value of$8,667.10 per multiple family residential unit($13,506.70 per single family residential unit). The total amount shall be determined with the actual number of units according to the calculation and payment provisions set forth in this condition. The fair share contribution per multiple family residential unit(single family residential unit) shall be allocated as follows: • $4,275.24 per multiple family residential unit ($6,513.17 per single family -2- residential unit) to the County to support park and recreational improvements and facilities; • $135.12 per multiple family residential unit($314.20 per single family residential unit)to the County to support police facilities; • $415.64 per multiple family residential unit($620.58 per single family residential unit) to the County to support fire facilities; • $185.25 per multiple family residential unit ($271.70 per single family residential unit) to the County to support solid waste facilities; and • $3,655.85 per multiple family residential unit ($5,787.06 per single family residential unit) to the County to support road and traffic improvements. In lieu of paying the fair share contribution, the applicant may contribute land and/or construct improvements/facilities related to parks and recreation, fire, police, solid waste disposal facilities and roads within the region impacted by the proposed development, subject to the review and recommendation of the Planning Director, upon consultation with the appropriate agencies and approval of the County Council. J. 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. K. To ensure that the Goals and Policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Article 1, Hawaii County Code relating to Affordable Housing Policy. This requirement shall be approved by the Administrator of the Office of Housing and Community Development prior to 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-SHPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR-SHPD when it finds that sufficient mitigation measures have been taken. -3- M. The applicant(s) shall comply with all applicable County, State and Federal laws,rules, regulations and requirements. N. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant(s), 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 applicant(s) should require an additional extension of time, the Planning Director shall submit the applicant's request to the County Council for appropriate action. 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" L 4 ytt, Y � u i SOIOHd ]1IS �`. ,a. it II 4114'. e W LLIIZ o! ,..•.• -2,,N:,,i. . , 0 O rr a J � � - I 140,41 W xy 1.,1,',4, s U 0 x ,. F , :i i • 4:',... . i :ti i 4 titi Ya r 4 x, ` .,41., yri. (''t , �'x n SOIOHd ]_LIS I H- z 0 ft Z i 1 1O i. 0 4 I— • ,, \ W Q/ H- a z 8-* 'A ' \ O Z Q i' 1 D O Z SZ O O :77 I-- LU w LY c~ i. O 0 NOlI`daN] WWO3] ,e1 S , e1O13] d10 Z 0 z � O Q w J z � U ` 11Z OD 00 � w � -" Z git m 0 OU < a:LL Z QO z D ~ "51 0 WINDWARD PLANNING COMMISSION COUNTY OF HAWAII HEARING TRANSCRIPT MAY 5, 2016 A regularly advertised hearing on the application of JAMES ISHII (REZ 16-204) was called to order at 9:26 a.m. in the County of Hawai`i Aupuni Center Conference Room, 101 Pauahi Street, Hilo, Hawai`i with Chairman Charles Heaukulani presiding. COMMISSIONERS PRESENT: Charles Heaukulani, Gregory Henkel, Donald Ikeda, Myles Miyasato, and Raylene Moses. ABSENT &EXCUSED: Donn Dela Cruz. ALSO PRESENT: Duane Kanuha(Planning Director), Danny Patel (Deputy Corporation Counsel for the Windward Planning Commission), Daryn Arai (Planning Program Manager), Jeff Darrow (Staff Planner), Christian Kay(Staff Planner), and Sarah Hata-Finley(Commission Secretary). And 11 members from the public in attendance. APPLICANT: JAMES ISHII (REZ 16-204) Application for a Change of Zone from a Single-Family Residential-10,000 square feet(RS-10) to a Neighborhood Commercial-10,000 square feet(CN-10) zoning district for approximately 58,500 square feet of land. The subject properties are located on the west side of Manono Street, approximately 500 feet north of Waiakea House Lots, Waiakea, South Hilo, Hawaii, TMK: 2-2- 027:038, 039, and 058. HEAUKULANI: All right, we're going to move to the third item on our agenda. The Applicant is James Ishii, REZ 16-204. KAY: Thanks again, Mr. Chair. You get a double dose of me today. Again, this is an application for a rezone. Applicant James Ishii. Again, the subject three parcels are located in • the South Hilo District of Hawaii Island; more specifically, in the Waiakea Houselots area of South Hilo. For reference, we've got Manono Street running north-south through the slide. We've got Lanikaula Street running east-west and Leilani Street, again, running east-west for your reference. Zooming in a little bit closer, again, we've got the three subject parcels here. Currently zoned for Residential— 10,000 square feet as indicated in yellow. Other zonings in the area include Neighborhood Commercial— 10,000 square feet which is similar to what the Applicant is asking for. This was rezoned back in 2005. And, then again Industrial-Commercial Mixed Use here indicated in purple. 1 The State Land Use Boundary Map designates the subject parcels and surrounding area as Urban as indicated in pink. And, the General Plan Land Use Pattern Allocation Guide Map designates the subject parcels in Medium Density Urban, which would allow for this type of Neighborhood Commercial use. To the west is some High Density Urban indicated in red, and, to the northeast is indicated as Industrial in gray. Again,here are some photographs of the area. Here are the three subject parcels outlined in red on the left hand side. The top parcel here is currently vacant. It's a little bit different from the aerial photo in that it has been cleared and graveled. The two parcels to the south are—that this middle parcel has two existing single-family dwellings that would be demolished in order to, as part of the proposed development. And, the bottom parcel, again, has an additional single-family dwelling that would be demolished. This is, again, Manono Street running north-south through the slide. This is zoomed in a little bit closer so you can see the three structures a little bit better. There are three existing driveways off of Manono Street that the Applicant is proposing to use as part of their development. The Applicant is requesting a Change of Zone from Single-Family Residential– 10,000 square feet to Neighborhood Commercial– 10,000 square feet for 58,500 square feet of land. The Applicant is requesting this Change of Zone in order to develop a 14,000-square foot steel frame commercial building to be used as office space. Here is the Applicant's submitted site plan with Manono Street running toward the top of the slide east-west. It's just showing where, the general location of where the 14,000-square foot building would be and associated parking in front. Again, not shown here on the site plan,but there are driveway accesses for each parcel off of the, off of Manono Street. Here's a view of Parcel 38. This is the kind of the first parcel. Again, like I said, it's been cleared and graveled. You can see the next parcel, the two single-family dwellings on the next parcel that will be removed as part of this proposed development. A view of Parcel 39 from Manono Street. Again,just showing the existing dwellings, and you can see the site of the third, the dwelling on the third parcel, and the reason I put that in there now is because it's very difficult to see from the front because of all the foliage that's in front of the house. Again, I just wanted to point out—and here, sorry—here are some views of Manono Street looking south. The subject parcels are on the right hand side and, again, Manono Street looking north. The subject parcels are on the left-hand side. I wanted to point out very recently through the County's Manono Street Improvement Project, they've gotten full roadway improvements along the frontage of the subject parcels, including widening; curb, gutter sidewalks; drainage improvements; and the like. So, there aren't any conditions requiring that of the Applicant since they were already improved recently. The Planning Director is recommending to forward a favorable recommendation to the County Council for this project, and I'm happy to answer any questions that the Commission may have. 2 HEAUKULANI: Thank you, sir. Commissioners, anyone have questions for Christian? No? Okay, could I ask the Applicant or his representative to please come forward? Good morning. ESAKI: Good morning. Oh, good morning. HEAUKULANI: Thank you for using the microphone. Could you please raise your right hand? Do you swear or affirm to tell the truth on this matter now before the Planning Commission? ESAKI: Yes. HEAUKULANI: Okay, and I'd like you to start off by stating your name, the area you reside in, and then you can proceed to tell us what is on your mind this morning. ESAKI: My name is Amy Esaki, and I'm representing my brother, James Ishii. I reside on Kauai, but I'm formerly from Hilo, Hawaii, and we are asking that the Commission have a favorable recommendation for the Change of Zone request to be forwarded to the County Council. HEAUKULANI: Did you have an opportunity or did—did you say your brother? ESAKI: My brother, yes. HEAUKULANI: Your brother. Did your brother have an opportunity to review the Background Reports and the Recommendations from the Planning Director? ESAKI: Yes, he has. HEAUKULANI: Is, are those acceptable to him? ESAKI: Yes, he said it's acceptable. HEAUKULANI: Including the conditions? ESAKI: Yes. HEAUKULANI: Very well. Commissioners, any questions? Hearing none, you can take your seat. That was relatively painless. ESAKI: Thank you. Yes, thank you. HEAUKULANI: All right, we have three members of the public who have signed up to testify on this matter, so I would ask a Lou Rhoades, Gail Rhoades, and Buel McCoy to please come forward. Is there anyone else who wants to be heard on this matter this morning? Good morning. I would ask the three of you to please raise your right hand, and do you swear or affirm to tell the truth on this matter now before the Planning Commission? 3 TESTIFIERS: Yes. HEAUKULANI: Very well. It doesn't matter to us in what order you go, but we would ask that you speak—you're doing a good job speaking clearly into the microphone, and limit your testimony to three minutes, please. RHOADES, L.: Hello all. HEAUKULANI: And,please—please state your name and where you're from right as you begin. RHOADES, L.: Thank you for hearing us. I am Lou Rhoades and live in Hilo on Manono Street, and we, Manono Street was residential when we bought our property, and it has stayed residential with one exception. It was on the map that was shown, and we testified at that hearing. Actually, we testified at the County Council, and in spite of our objection, they went ahead and changed the zoning, and the reason for the change they said was there was a pressing need for additional office space in Hilo. And, as they said in the presentation, that zoning was changed in 2005, and that house has not had any additional—has not had anything but residential tenants in it since that. It's changed hands but it's still just residential tenants. They haven't had—there hasn't appeared to be any need for that change in zoning because there hasn't been anybody in that house across the street from us that has,had anything other than residential tenants. I'm kind of getting off my script here, and I'm gonna back to it and read through it because otherwise I'll leave out things and forget things I meant to say. But, that's basically the point. I feel that the issue is really trust. When you buy in a neighborhood and it's zoned residential, you should be able to trust that it's going to stay residential unless there's a really compelling need to change the zoning, and in this case, as I just said, there really isn't a compelling need because they haven't been able to use that property for that purpose—either the people who originally asked for the zoning change or the second owner that has it now—they haven't found a tenant that's a commercial or any other kind other than a residential tenant in that building. So, my,my opinion,the important reason for zoning is that you can trust when you buy into a residential neighborhood, it will stay residential, unless there's a real compelling need for a change. If the zoning is changed without a compelling reason, the zoning doesn't mean anything. The zoning in the house across as you know has changed several years ago—okay, I already went over that part of it. In my opinion, to change the zoning in any other lots in that neighborhood would be a mistake because the one that was already changed and the reason for it has already been negated, and to change the nature of the neighborhood without a compelling reason is just wrong, and to go—the house that was changed, they stipulated that they had to maintain the character and the appearance of the original house, which I think was a good thing, that they at least did that. Well, if they put in office buildings then that's gonna change the nature of the neighborhood 4 further and it's kind of doubly wrong. I think it was wrong to make the change on the last house, and I think it would be even a bigger mistake to make this change on this house on these three lots. If the zoning is just changed whenever anybody wants to, it kind of means that people can't trust that their zoning means anything. It becomes meaningless. It's just changed because somebody feels like they want to change it. In my opinion, Manono Street is an excellent location for residential. We looked, 20 years ago we bought there, and we looked at several different properties, and this is centrally located in the middle of everything, and it's accessible to everything and fairly close distance, and it's just an excellent neighborhood for residents, and to change it doesn't—I don't like the idea of changing it. I think it's wrong to change it, and I think you're kind of cutting off your nose to spite your face if you do because, I mean, for so many different reasons. There's the fact that having residential areas in the center of things cuts down on commuting. It cuts down on time and so it's more efficient. So, it's good for the environment, less gas usage. We've got a housing crisis to where there's a lot of homelessness and it—cutting down the number of residential lots available is, you know, making it harder, you know, increasing the problems of homelessness. It's, you know, environmentally, economically, there are a whole bunch of different reasons that just doesn't make sense to me to change zoning in this area. And, so I object to it, and I would like to see that not done. I don't see any really compelling reason to do it. I think that wraps up what I had to say. HEAUKULANI: Thank you, sir. Ma'am? RHOADES, G.: Hi, good morning. HEAUKULANI: Good morning. RHOADES, G.: My name is Gail Rhoades, spouse to Lou Rhoades. I live at 1045 Manono Street, which is one property over from where the office buildings are proposed, and I'm just amazed that you would even consider putting three more office buildings in that neighborhood. On East Kawili,just north or east of the brewery, there's a brand new office building that was built two years ago, and it has not had a single occupant. It's all boarded up. It's an eyesore. And, as you know, driving around town, there are many buildings that are empty waiting for occupancy. I believe there is no need for three additional office buildings especially on Manono. The traffic is bad enough now. I understand that Manono's an artery for commuting,but have you ever been out there at 6 or 6:30 in the morning. There are children out there. There are kids trying to get to school. Many college individuals throughout the day walking back and forth to school. Three office buildings would increase the traffic tremendously, and I believe it would just increase the risk for persons walking or riding their bike on that street. You just spent a lot of money revamping that portion of Manono to put in bike lanes and sidewalks, and to add three office buildings, and the additional traffic, would put everyone at risk. 5 When we bought there, we bought with the idea that hopefully, we would be able to retire there because it's centrally located. I believe three office buildings that have the potential, great potential, for sitting empty will decrease our property value. The other issue I want to bring up is that there are many,many people in H.P.—Hawaiian Paradise Park and Leilani Estates and Pahoa that would give anything to live in town. Dwellings for residential are few and far between in Hilo, Downtown, and they're not necessarily reasonably priced. I would prefer to see homes built on those lots. Two homes per lot. That would give six additional homes for people to relocate to centrally Hilo and closer to their jobs. As you know, the traffic is horrendous going to Pahoa and also in the morning coming to Hilo. There are many,many workers who travel that route, and they are besides themselves. They would love to live in Hilo. So, please, do not approve three additional office buildings that I don't believe at all are needed. Thank you. HEAUKULANI: Thank you, Ma'am. Sir? MCCOY: Hi. My name is Buel McCoy. I own the property at 1046 Manono Street, these folks neighbor directly across the street,the property that's zoned C-10 [sic]. I bought it at about three years ago. At that time, I bought it from, I believe,he's a mortgage broker that as I understood had a mortgage office in there. I could be wrong. That's the way it was presented to me. I'm here to support the measure and the request on the part of Mr. Ishii. I've been on the Big Island for 46 years. I came here as a 19 year old kid. I'm 66 now. I've owned my own business for many years here. I've paid rent on commercial buildings—a fortune of rent over the years. I was a Goodyear dealer on the Big Island for 16 years. Finally, I have an opportunity to have a fee simple piece of property that's zoned commercial. I admit I haven't done anything with it. In the last three years, my plans changed. I previously had a bookstore which was going to go in there, and we sold the bookstore we had in Hilo and Kona. So, I haven't proceeded with that, but I really believe it's important that there is opportunities for people to own and develop commercial property in a reasonable price range as that is available on Manono or through rezoning. Otherwise, you have people that come to Hawaii or people that live here, and it's the same situation. You run across the same people that control almost all of the commercial property. I think it's wonderful that there is opportunities where small businessmen can buy into an area which the County seems to be growing into commercial. Allow a guy to buy that and turn it into a reasonable commercial property and be able to prosper in this community. I am sorry that in some cases it may displease people that have lived there and, but I'm sorry, and that's growth in any community. Anyway, I really appreciate you folks considering the matter, and I wholeheartedly support Mr. Ishii's request. 6 HEAUKULANI: Thank you, sir. Commissioners, anyone have questions for these good folks? Hearing none, thank you. Is there anyone else who wants to be heard on this matter on our agenda? Seeing none, Commissioners, I would accept a motion to close public testimony. MOSES: I move to close public testimony. HEAUKULANI: Thank you, Commissioner Moses. A second? IKEDA: I'll second it. HEAUKULANI: Thank you, Commissioner Ikeda. Motion to close public testimony. All in favor signify by saying aye. COMMISSIONERS: Aye. HEAUKULANI: Any opposition? None. Motion to close public testimony carries. Commissioners, is there a motion for action on this agenda item? IKEDA: Mr. Chairman, I'll make the motion. HEAUKULANI: Thank you, Commissioner Ikeda. IKEDA: I move that a favorable recommendation be forwarded to the County Council on application for Change of Zone, Docket No. REZ 16-204,based on the Planning Director's recommendation, findings, and proposed conditions which shall be adopted. HEAUKULANI: Thank you, sir. Do we have a second? MOSES: Second. HEAUKULANI: Thank you, Commissioner Moses. Motion by Commissioner Ikeda; second by Commissioner Moses. Christian, if you could roll call the vote,please? KAY: Thank you, Mr. Chair. Commissioner Ikeda? IKEDA? Aye. KAY: Commissioner Moses? MOSES: Aye. KAY: Commissioner Henkel? HENKEL: No. KAY: Commissioner Miyasato? 7 MIYASATO: No. KAY: And Chair Heaukulani. HEAUKULANI: Aye. KAY: Okay, we've got three aye votes and two no votes. Motion fails. HEAUKULANI: Commissioners, we would consider other motions on this agenda item if you are so inclined. Hearing none, you will be notified of the Commission's decision in writing. Thank you. The discussion ended at 9:47 a.m. Respectfully submitted, Sarah Y. Hata-Finley, Secretary Windward Planning Commission 8