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HomeMy WebLinkAboutCOM 0375.000 1998-2000 z+ William G. Davis Stephen K. Yamashiro Managing Director Mayor ; • Henry Cho i~~ Deputy Managing Director er M~ ~IIlY2tfkT II~ ~Mflttitt 25 Aupuni Street, Room 215 • Hilo, Hawaii 96720-4252 • (808) 961-8211 • Fax (808) 961-6553 KONA: 75-5706 Kuakini Highway, Suite 103 • KaiWa-Kona, Hawaii 96740 (808)329-5226 • Fax (608)326-5663 July 6, 1999 ~ cCOo 00 ~ ~`j rn Honorable James Y. Arakaki, Chairman C ~ ~ and Members of the County Council = ~7 3 County of Hawaii ~ ~ ~ 25 Aupuni Street D c Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 99-010) Applicant: Akana Trust Request: RS-10 to CG-20 Tax Map Key: 2-2-25:24 Change of Zone Application (REZ 99-011) Request: RS-10 to CN-10 Applicant: Scott T. Nakahara Tax Map Key: 4-5-21:60 As required by Chapter 4, Sec. 5-4.3(C), Hawaii County Charter, transmitted herewith for the County Council's consideration and action are the Planning Commission's letters and enclosures regarding the above-referenced requests. Sincerely, i ~ / • ~tephen K. Yarfta hiro Mayor L061899.MAY Enclosures Comm. No. 375 _ cc: Planning Department qq~~ F51e No. Nr ei/l ~Ofe Ref. To: Ref. Date JUL 0 8 1999__ ~tv or Stephen K. Yamashiro Mayor • • ?•'•.•••':fl~ //~~t~ ~ Os N~ ~LII1xIt~~1 II~ 2I~lI2TtT PLANNING COMMISSION 25 Aupuni Str«t, ltmm 109 • Hib, }4r~ii %7204252 (808) %18288 Fix (808) %1•%IS ~JUL 0 c 1999 Honorable James Y. Arakaki, Chairman and Members of the County Council County of Hawaii 25 Aupuni Street Hilo, HI 96720 Dear Chairman Arakaki and Members: Change of Zone Application (REZ 99-010) Applicant: Akana Trust Request: RS-10 to CG-20 Tax Map Key: 2-2-25:24 The Planning Commission, after a duly held public hearing on June 18, 1999, reviewed and considered the application requesting a change of zone of the district classification from Single Family Residential (RS-10) to General Commercial (CG-20) for approximately 41,010 square feet of land. The property is located at the southwest corner of the Kinoole Street and Lanikaula Street intersection, Waiakea Houselots Second Series, Waiakea, South Hilo, Hawaii. The Commission voted to send no recommendation to the County Council. For your information, an amendment to Section 25-8-33, the City of Hilo Zone Map, of the County Zoning Code is transmitted. We are also enclosing a copy of the staff background, the Planning Director's favorable recommendation and Planning Commission's hearing transcript for your information. Sincerely, . ~%~~-~v Leonard S. Tanaka, Chairman Planning Commission Lakana0l.pc cc: Mr. Alfred Akana Mr. Glen Koyama Department of Public Works Department of Water Supply Department of Transportation BAkanaOl.pkf/agk- 6/10/99 COUNTY OF HAWAII PLANNING DEPARTMENT BACKGROUND REPORT AK:ANA TRUST C AN OF .O PP .I ATION F.7.99-0101 AKANA TRUST is requesting a Change of Zone by changing the district classification from Single Family Residential (RS-10) to General Commercial (CG-20) for approximately 41,010 square feet of land. The property is located at the southwest comer of the I{inoole Street and Lanikaula Street intersection, Waiakea Houselots Second Series, Waiakea, South Hilo, Hawaii, TMK: 2-2-25:24. Ai.INFO MATION 1. Land Ownership: The landowner of the subject property is Akana Trust. APPLICANT'S REQUEST 2. Request: The applicant is requesting the change of zone in order to develop a commercial/office facility consisting of approximately 18,000 squaze foot of gross floor area. The new facility would be designed to provide space for business enterprises and services to the University of Hawaii-Hilo as well as the community. The applicant has also stated that discussions with potential investors have indicated the possibility of retaining and using the existing residential structure as a professional office building. 3. Conceptual Plans: Proposed plans indicate an approximate 18,000 squaze foot two- story building to be occupied by approximately 12 to 20 tenants. Potential tenants may include a bookstore, coffee baz, convenience store, copy center, bank and sidewalk cafe.. Depending on the demand for administrative functions in the private sector, there may be a need for business offices. According to the applicant, in compliance with the County zoning code, approximately 60 parking spaces are proposed. The proposed access to the property is from Kinoole Street and Lanikaula Street. The existing dwelling on the property will be demolished. 4. Construction Timeframe: According to the applicant, completion is estimated at approximately six months upon commencement of construction. ATTACH. C-375 (B-106) 5. Supportive Information: (See Exhibit A -Change of Zone Application) STATE CO TNTY P . N 6. SLU: Urban. 7. General Plan Consistency: Goals and policies of the Economic, Land Use and Commercial Elements. 8. General Plan: The proposed development would be consistent with the following goals, policies, standards and courses of action of the General Plan. Economic Element * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that are compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County of Hawaii shall continue to encourage the expansion of the research and development industry by working with and supporting the university, private sector, and other agencies' programs developed to aid the County of Hawaii. - * The County shall support the development of a master plan for lands within the vicinity of the University of Hawaii at Hilo to incorporate a "college town" concept utilizing an appropriate mixture of residential, commercial and other land uses to complement the university's infrastructure. Land Use Element * Designate and allocate land uses in appropriate proportions and mix and in ` keeping with the social, cultural and physical enviromnents of the County. -2- * Zone urban- and rural-types of uses in areas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The County shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. Commercial Element * Provide for commercial developments that maximize convenience to users. * Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community and regional needs. * The developmem of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shad be incorporated into the review of such developments. * Commercial development shall be located in azeas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the azea. * Commercial zoned lands in proximity to the University of Hawaii at Hilo shall be allocated as the need arises. 9. General Plan LUPAG Map: High Density Urban Development. This designation allows for commercial, multiple residential and related services. , 10. Hilo Community Development Plan (CDP): The Hilo CDP adopted by Resolution in 1975 by the Planning Commission recommended that the azea be maintained as RM-4. -3- 11. Resolution No. 286 96: The County Council adopted Resolution No. 286 96 on April 3, 1996, which encourages the private development of mixed commercial and higher density residential uses surrounding the University of Hawaii at Hilo campus. (See Exhibit A) It should be pointed out that the subject property is located within this "college town" core azea. 12. County Zoning: Single Family Residential (RS-10). 13. SMA: The subject property is not within the Special Management Area boundary. DESCRH'TION OF PROPERTY TRRO IN RFA 14. Subject Property: The subject property is approximately 41,010 square feet in size, and located on the corner of Lanikaula and Kinoole Streets. It is rectangulaz in shape and relatively level. The property is currently occupied by a one-story single family dwelling built in 1957. The dwelling is proposed to be demolished to construct the new commercial office facility. 15. ALISH: Urban development. 16. FHtM: Zone "X", azea determined to be outside the 500-yeaz flood plain. 17. U.S.D.A. Soil Type: OID, Olaa extremely stony silty clay loam, 0 to 20 percent slopes. 18. Land Study Bureau Soil Rating: Urban area. 19. Drainage: According to the applicant, there are no drainage disposal systems on the site. 20. Archaeological Resources: Since the property has previously been improved with a dwelling, the likelihood of any azchaeological features are remote. 21. Flora and Fauna: The site was previously developed, therefore, impacts to flora and fauna aze expected to be minimal. 22. Surrounding Zoning and Land Uses: Adjacent surrounding lands aze zoned RS-10 and RM-1 and include single family dwellings and apartment buildings. The ILWU Hall is situated on a property zoned RS-10 and located approximately 80 feet northwest of the property. The University of Hawaii at Hilo campus is located approximately -4- 900 feet or two blocks west of the subject property. There is a pazcel zoned RM-4 located approximately 180 feet northeast of the property. Commercial establishments including Tyke's Dry Cleaning and Souffles Restaurant aze located approximately 500 feet from the subject property to the northeast, on Kilauea Street. 23. Commercial Rezonings in the Vicinity: Along Kilauea Street one block northeast of the subject property, the following commercial rezonings have been approved: A. TMK: 2-2-24: 13, RS-10 to CO-20, Ordinance No. 83 842 (REZ 423) effective 2/10/83, to William Brilhante. This site was subsequently rezoned from CO-20 to CG-20, Ordinance 86 42 (REZ 522) effective 5/15/86, currently the site of a real estate office. B. TMK: 2-2-24:14, RS-10 to CG-20, Ordinance No. 92 26 (REZ 707) effective 3/11/92 to Sandra Kaneshiro. C. TMK: 2-2-24: Por. 15, RS-10 to CG-10, Ordinance No. 89 161 (REZ 651) effective 12/22/89, to Sandra Kaneshiro, site of Scuffles Restaurant, Paradise Cafe, Tyke's Laundromat, Personal Touch Dry Cleaners, and retail uses. D. TMK: 2-2-24:1, RS-10 to CG-10, Ordinance No. 96 84 (REZ 826) effective 7/26/96 to Wayne and Sandra Kaneshiro. This property on the corner of lanikaula Street and Kilauea Avenue is currently vacant. Commercial zoning has also been approved on TMK: 2-2-38:26, RS-10 to CN-10, Ordinance No. 97 4 (REZ 841) effective 1/20/97, to Betty Tomori, site of the existing Ken's Service Station, as said property is situated within the "college town" core area. P •I .RVI - FA I I 4 24. Access: Current access to the site is from Lanikaula Street. However, the applicant proposes access to the property from both Kinoole and Lanikaula Streets, which are County roadways. Kinoole Street has an approximate 36-foot wide pavement in fair to good condition, with concrete curbs and sidewalks within an existing 60-foot right-of- way. Lanikaula Street has an approximate 40-foot wide pavement in fair to good condition, with concrete curbs, gutters, and sidewalks, all within an existing 60-foot right-of--way. The Depaztment of Public Works requires that the applicant provide commercial standazd sidewalks (sidewalks with no planter strips) along the entire -5- frontage of the subject property, and provide channelization improvements to the Lanikaula/ICinoole Street intersection and the proposed driveways. Further, the department recommends that driveways be adjusted to the extreme corners, away from the Lanikaula/ICinoole Street intersection, as certain turning movements into and out of the property will be restricted. The Department of Public Works also recommends that a wheelchair ramp on the comer of the intersection be provided, meeting with the approval of the Commission on Persons with Disabilities and the Department of Public Works. According to the Department of Public Works, there is a 5-foot wide Easement "9" fronting the subject property on Lanikaula Street in Favor of the State. The applicant notes that this is a slope easement in favor of the State of Hawaii, and the Bureau of Conveyance records show that the easement was a grant of easement to the Territory of Hawaii. The grant was recorded in Liber 3019, page 84 and included on an accompanying right-of--way map as "Lanikaula Street extension to the University of Hawaii, DPW Job No. 5780." The easement was apparently created when Lanikaula Street was constructed by the Territory of Hawaii. The slope easement was necessary to accommodate a slight embankment for the road on the Akana property. Lanikaula Street is now a County road, and the embankment on the subject property has since been leveled for the development of the existing residence. 25. Water: According to the Department of Water Supply, water can be made available from a 5/8-inch meter from the 6-inch waterline along Kinoole Street which fronts the property. Since the request would allow uses that may exceed the 600 gpd maximum allowed usage, the Department of Water Supply requires that the applicant submit an anticipated maximum daily water usage recommended by a registered engineer. The applicant will be required to remit a water commitment deposit. 26. Wastewater: The Department of Public Works Wastewater Division requires a connection to the County sewer system. According to the applicant, a private , wastewater treatment facility would be developed on-site to accommodate wastewater collection and disposal. -6- 27. Other Essential Utilities and Services: The subject property is within the City of Hilo limits and in close proximity to police, fire protection and emergency medical services. Fire and emergency services aze provided by the Central Fire Station located approximately 1.1 miles northwest of the subject property. Electricity and telephone aze available to the site. A .N O .NT 28. Police Department (April 12, 1999 Memo): "Staff has reviewed the above-referenced change of zone application and has no objections to the rezoning request." "We request that the pedestrian and bicycle traffic be considered when trees and shrubs aze planted during landscaping." Applicant's Response -May 27, 1999 Letter: "The planting of trees and shrubs and temporary placement of guy wires during the project's landscaping stage will not obstruct or interfere with any pedestrian or bicycle traffic within the existing ICinoole Street and Lanikaula Street public rights-of-way." 28. Real Property Tax Office (April 9, 1999 Memo): "There are no comments at this time. "Current -Real Property taxes aze paid through June 30, 1999." Applicant's Response -May 27, 1999 Letter: "The information provided on the Real Property Tax Office report for the Akana property is correct." 29. State Department of Transportation (April 29, 1999 Letter): "The proposed zone change (residential to commercial) will not adversely impact our State highway facilities." 30. State Land Use Commission (April 14, 1999 Letter): , "We have reviewed the subject application transmitted by your memorandum dated April 6, 1999, and confirm that the project site, as represented on the location map, is designated within the State Land Use Urban District. -7- 31. State Department of Land and Natural Resources (April 14, 1999 Letter): "We have reviewed the subject application and have no comments to offer regarding the matter. " 32. Department of Public Works: (See Exhibit C - Apri113, 1999 Memo and Applicant's Response -June 3, 1999 Letter) 33. Department of Water Supply: (See Exhibit D - Apri128, 1999 Memo and Applicant's Response -June 3, 1999 Letter ) 34. Fire Department: (See Exhibit E -April 13, 1999 Memo and Applicant's Response - May 27, 1999 Letter) 35. State Department of Health: (See Exhibit F -April 12, 1999 Memo and Applicant's Response -May 27, 1999 Letter ) 29. Department of Land and Natural Resources Historic Preservation Division: (See Exhibit G -May 19, 1999 Letter and AppGcant's Response -June 4, 1999 Letter) PUBLIC COMMENTS 37. The department has not received any public comments or objections on the subject application. } -8- COUNTY OF HAWAII STATE OF HAWAII RESOLUTION N0. 286 96 A RESOLUTION ENCOURAGING THE PRIVATE DEVELOPMENT OF COMMERCIAL AND RESIDENTIAL USES SURROUNDING THE UMVERSITY OF HAWAII AT HILO. WHEREAS, the County's General Plan cites as a Course of Economic Action for the South Hilo District "The County shall support the development of a master plan for lands within the vicinity of the University of Hawaii at Hilo to incorporate a college town concept utilizing an appropriate mixture of residential, commercial and other land uses to complement the university's infrastructure"; and WHEREAS, another Course of Action for Commercial Development in the South Hilo District stated in the General Plan is "Commercial zoned lands in proximity to the University of Hawaii at Hilo shall be allocated as the need arises;" and WHEREAS, a General Plan Economic Policy states "The County shall continue to encourage the expansion of the research and development industry by working with and supporting the university, private sector, and other agencies' programs developed to aid the County of Hawaii;" and WHEREAS, the General Plan Land Use Pattern Allocation Guide (LUPAG) Map designates the areas surrounding the University of Hawaii at Hilo (UHH) as (I)'Medium Density Urban Development', which allows for village and neighborhood commercial and residential functions and (2) 'Lotiv Density Urban Development', which allows for convenience type commercial uses and residential uses that are single-family in character; and WHEREAS, the Hilo Community Development Plan (CDP) which was adopted by Planning Commission Resolution No. 1 on May 2l, 1975, was meant to guide all planning decisions within the Hilo urban area; and WHEREAS, the Hilo CDP recommends only single- and multiple-family residential uses surrounding UHH; and WHEREAS, the Long Range Development Plan for the University of Hawaii at Hilo (1981) acknowledges "the success of the Hilo complex as a viable academic community with a high percentage of residential students will depend on the proximity of commercial amenities. While the University is not in the position to plan for this commercial development, it should encourage the development of some commercial use adjacent to the campus. At present, the lack of these amenities close to campus discourages students from remaining on campus after class hours. Those ~vho do not have access to cars are stranded on a limited campus and EXHIBIT WHEREAS, over the past two decades, there have been significant shifu m the overall land use policies for the City of Hilo and the economic environment of the region; and WHEREAS, the number of commercial zonings requested and approved in the vicinity of UHH over the past decades has been few and limited; and WHEREAS, the Council recognizes the importance of a responsive support community in order to enhance the development of UHH; and WHEREAS, this support could be realized, in part, by facilitating a mix of a variety of commercial and residential uses in close proximity to UHH; and WHEREAS, to mitigate accompanying tax concerns, a landowner may choose to dedicate property to nonspeculative residential use to ensure that the residential use assessment is frozen at existing levels. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE COUNTY OF HAWAII that it encourages the private development of mixed commercial and higher density residential uses surrounding the University of Hawaii at Hilo campus, particularly within that area as shown on Exhibit A. BE IT FURTHER RESOLVED that the clerk of the County of Hawaii transmit true copies of this resolution to the Honorable Mayor Stephen K. Yamashiro; Planning Director Virginia Goldstein; the Hawaii County Planning Commission; President Kenneth P. Mortimer, University of Hawaii at Manoa ;Chancellor Kenneth Perrin, University of Hawaii Hilo; Provost Sandra Sal:aguchi, Hawaii Community College and all local Chambers of Commerce. Dated: Hilo, Hawaii, this aid day of April .1996. INTRODUCED $X^. C ER, COUNTY OF HAWAII COUNCIL, MEMBER,•COUNTY OF HAWAII ROLL CALL VOTE COUNTY COUNCIL AYES NOES ABS EX County of Hawaii Hilo, Hawaii - Arakaki X Bonk-Abramson X I hereby certify that the foregoing RESOLUTION was by the Ctulds X De Lima X vote indicated to the right hereof adopted by the COUNCIL of Domingo the County of Hawaii on April 3, 1996 Osorio X Rath ATTEST: ~ : / RaY X ' . i ~ Smith X I/ 7 ~ ~7~ ~/l~/" ~ j;_.~ yr '~.v 9 0 0 ~(4~ Reference C-1031/R~DC-12 COUNTY CLERK CHAIRMAN 6r PRESIDING OFFICER RESOLUTION NO. 26F 96 11Y•II !Nf l' Y H I L 0 E ..o R~ri 4525 f L!~ oN~ ` TSUNAMI ZONE RIB-11 ~ c~ ~p • t. ` P sil ~ i o u 1 IR`--I`S = ° ~ n n RS-LS ` = WAIAKEA . ~a,R. ~ O 51. ~ i i ° 9 ~0 Y. , O 4YFRON 0 p $y5'I~ PW'~ tea. ? ~ cc.~ 7 hlChw ML 'O\ ~5" ° o O CIiS T.S' ° J'I' ~ 0 ; O ~ ~ i~0~' •.O R 1 °c o o ° o ! • 10 .4L, . C R$'T~~ ~ ~ f z ~ V Z O YI p _ I ,l ~ ~ Vl ! 06.70 RD- 3.7 ~ 6• Ray-p a~ CC..7~ ' yt. t.3' . 0 4C 20 Q _ _ ~ n r~. Q 7a R5~'S .i~ r RO s ~ 'k t RS-I s • T h 5-10 - „f 1 I`` - ~ H.. L ~ L RS•10 _ '~L 0 J / ~ RS' .O ~ ~ { N ~I :.:p pl 1 'O ~ PeH Ull ) NE • • i R,; - ~ ~ ~ ~ ° RS-10 PuMY11Kn M :S•U T'~ R6-10 O' - CG-20' ~ 1 1 TS 0 • s o N N = CN- N 10 7RT7'R ei N ~ Ip Y Z ~ CN 10 _ . a W R1NlOP ~ 610 EXHIBIT A a5 O C _ yf`~~ i x ~R$-10 ! _ Y RS• 19 IS ~ • A_ .I ~ a II ~ O~JL~ 'I Y ~ . I I ~ .y ~ O _ _ COUNTY OF HAWAII PLANNING DEPARTMENT . _ CIiANGE OF ZONE APPLICATION (Type or legibly print the requested information) APPLICANT: Akana Trust ~ ~ APPLICANT'S SIGNATURE:_ ~~~~i,(~~ C _ ~ 4 DATE: ~ / ADDRESS: 2232 Kapiolani lvd., Apt. 504 Honolulu, HZ 96826 LIST APPLICANT'S INTEREST IF NOT OWNER: LIST PRINCIPAL(S) INCLUDING NAMES OF MAIN OFFICERS: Alfred C. Akana, Trustee PHONE:(Bus.) (808) 942-9824 (geS,) (Fax) LANDOWNER(S): Akana Trust LANDOWNER SIGNATURE(S):. ~ i C. DATE: 3 / Y 2232 a iolani Blvd ~ Aptetter04, Honolulu, HI 96826 LANDOWNER(S) ADDRESS: p' REQUEST: RS-10 Single-Family Residential TO CG-20 General Commercial (~~g mning) (Proposed Zoning) TAX MAP KEY: z-z-25:24 STREET ADDRESS OF PROPERTY: 1366 Kinoole Street, Hilo. HI 96720 SIZE OF PROPERTY OR AFFECTED AREA(S) TO BE REZONED: 41 > 01 o sq . f t . AGENT: Belt Collins Hawaii ADDRESS: 680 Ala Moana Blvd., First Floor Honolulu, HI 96813 TELEPHONE:(Bus.) (808) 521-5361 (Res,) (F~) (808) 538-7819 Please indicate to whom original correspondence and copies should be sent. ORIGINAL: Belt Collins Hawaii Q~~S Alfred Akana D11. ~A) (See Instructions on Reverse Side) BACKGROUND AND COUNTY ENVIRONMENTAL REPORT CHANGE OF ZONE APPLICATION COUNTY OF HAWAII TMK 2-2-25: 24 Hilo, Hawaii March 17,1999 Prepared For. Akana Trust Honolulu, Hawaii Prepared By: Belt Collins Hawaii Ltd. Honolulu, Hawaii TABLE OF CONTENTS Page I. INTRODUCTION 1 Applicant 1 Location of Property 1 Statement of Objective 1 Change of Zone Request and Reasons for Request 4 Legal Description of Subject Property 7 II. PROJECT DESCRII'TION 7 Proposed Project 7 Development Schedule 9 III. CONFORMANCE WITH STATE AND COUNTY PLANS 9 _ State Land Use District 9 County General Plan Goals, Policies and Objectives 9 County General Plan Land Use Designation 10 County Zoning 10 Special Management Area 12 IV. PHYSICAL ENVIRONMENT 12 Existing Land Use 12 Physiography 12 Drainage 12 Soils 13 Agricultural Potential 13 Climate 13 Natural Hazard 13 Floral and Fauna 14 Air and Noise Quality 15 Archaeological Sites 15 Scenic Resources 15 V . SOCIAL-ECONOMIC CHARACTERISTICS 16 Social Settlement Patterns 16 Economic Resources 16 Land Values 17 VI. PUBLIC FACILITIES AND SERVICES 17 Circulation and Traffic 17 Water 18 , Sewer 19 Solid Waste 19 Power and Telephone 19 Police and Fire Protection 19 Schools, Parks and Other Public Facilities 20 VII. ENVIRONMENTAL ASSESSMENT AND ANALYSIS 20 Relationship Between Short Term Uses of Environment and Maintenance and Enhancement of Long Term Productivity 20 Mitigation Measures 20 Alternatives to the Proposed Action 21 Irreversible and Irretrievable Commitment of Natural Resources 22 VIII. AGENCY COMMENTS 22 State Agencies 23 County Agencies 23 IX. DEPARTMENTAL ZONING QUESTIONNAIRE 23 APPENDICES A. Legal Description of the Subject Property B. Agency Comment Letters C. Attachment for Change of Zone Commercial LIST OF FIGURES Page 1. Location Map 2 2. Site Location 3 3. Existing Land Use 6 4. Conceptual Site Plan 8 5. Zoning Map 11 L INTRODUCTION Applicant The applicant for this Hawaii County Change of Zone Request is Akana Trust, whose mailing address is 2232 Kapiolani Boulevard, Apt. 504, Honolulu, Hawaii 96826. Location of Property The subject property is located at the intersection of Kinoole Street and Lanikaula Street in Hilo, Hawaii (see Figures 1 & 2). Its Tax Map Key is 2-2-25: 24, Third Division. Statement of Objective The Akana Trust property is situated on the fringe of Hilo's central business district in an area this is currently undergoing land use transformation. For a long time, the area around the Akana property was primarily a residential suburb of downtown Hilo. However, as the town continued to grow and spread out, commercial and other business uses followed the development trend toward the south. The project vicinity is now becoming an area of mixed uses consisting of multi-family housing, retail establishments, business offices and public institutions. A major facility in the neighborhood is the University of Hawaii at Hilo, which occupies approximately 60 acres above the project site. This higher education institution with an enrollment of more than 2,500 students has acted as a magnet and drawn a number of uses out from the central business district to the project neighborhood, particularly businesses associated with as well as supportive of the functions of the university. It has also provided as catalyst for other businesses to locate here where land is less expensive. Lanikaula Street which abuts the property serves as one of the entrances , (Hilo side) to the University. Students and faculty members regularly travel this road to reach the campus. Another access to the University is Kawili Street which is located on the volcano side of the campus. This street is currently the primary access to the public institution. 1 9]33.530o'W 1-3 n2.t7.89 1 _ ~ e _ p i ~J ladane 'r y • ~ ~ ~ _ MokY x0 ` if psne PL ti . ~r Liliuokaleni ~a~O ~ ~:T Garden ~ • C«omnut PL Golf I ! • ' 1 W Course , `11 .nI/1 ~i CI ak a ! O Yom' ~ • Li~ ,-1~ E , o°nuu ~ 19 ~ ~ a ° gayfrant gearh ~ ~ • / • A o ~ etera Ir ~ ~ STATE PAKK a r • ~ Hoolulu ' v ~ i! o GF~/ I rr ~ 1 ~r Bien i ~ i 1 ~ ' v D \ ~ 1 l ! i\ \ ~ ~ w ' b b b 8 "'1\ sli ~ ~ Ila unl mw 1 I s'? ' ~ ~ , i • `o. m BM 63 ¦ ~ O 'pia PROJECT ~ r . am, ~ . < SITE a p a e _ ~~Ir j ~ M ~LLp9nnWYb mP = y 1 ,d ~ Two ~ l 1 ~ dr / _ ^/v ~ ~ ~ 123 a:: ~ / ttl V t r . O i i 1 y _ • I I `11 1 I Y 1 O- M z • • % l >t~ i nk w aaa L,. 0 1 , ~ ® Figure 1 LOCATION MAP o tooo zooo akana Property ® self Collins Hawaii NORlH SCALE IN FEET tggg 2 9]33.5304001.2 rt.28.99 3 l KANNI~ SIREE] g~ p~ 3 LANG SIREFf LANO SIRF.ET 1.1N~fIJAA SfRFEf IANYfhUTA SWEET c UH-RICO PROJECT SITE OLONA SiNEEf x x iurnu smEET Krmu smEEr Figure 2 ® SITE LOCATION 0 200 400 AkarLa Property ® Belt Collins Hawaii NORTH SCALE IN FEET 1999 3 The applicant's property has a particular economic benefit from its proximity to the University. A notable potential is its value as a business that could serve the University. A number of services, which are not normally provided or are provided only in limited form by the college campus, are distinct possibilities for the property, such as afull-service copy center, banking services, coffee house, used books store, fast food eatery and convenience store. With sufficient land area, the project site is capable of providing a small complex of potential uses that could benefit the University as well as the local community. Change of Zone Request and Reasons for Request Project Need As described in the "Statement of Objectives" section of this report, the applicant acknowledges that there is a transformation occurring in the neighborhood and that one of the potential uses of the property is its value in serving the University. The UH-Hilo campus, notably, is continuing to expand and is developing new academic facilities to meet present and future needs. With this expansion is a need to provide more student service facilities. A number of these facilities are already on campus, but a number of other services may also be required from private businesses. Students currently go to Hilo town and the shopping malls for these various needs. The Akana property would be developed to provide for some of these needs at a closer location. Within walking distance of the University, it would have a distinct advantage over other off-campus facilities. In addition to serving certain needs at the University, the commercial facilti would also benefit neighborhood residents. The goods and services offered by the new facility would be at a convenient location to area residents, many of whom live in nearby apartments. The applicant is requesting a change of zone from RS-10 Single Family Residential to CG-20 General Commercial District on the Hawaii County zoning map. The General Commercial District would allow acommercial/office facility to be developed on the property. Such a facility would be designed serve the University as well as the community. The commercial zoning specifically permits the development of retail establishments, offices, convenience stores, business services, community buildings, financial institutions, research laboratories, meeting facilities, personal services, printing shops, repair establishments (minor), and restaurants, among others. Lind Use Trend Land use in the project area is currently undergoing a transformation from residential to mixed use. The project area, which was once a residential suburb on 4 the fringe of downtown Hilo, is now a transition zone between the central business district and outlying residential district of Kawailani. There are a number of private businesses and public facilities in the area. Within two blocks of the property are the University of Hawaii at Hilo campus, ILWU Local 142 Office, apartments, attached residences, churches, offices, credit union, restaurant, medical clinic, service station, Wiki-Wiki Mart convenience store, rental residences and other businesses and retail commercial establishments (see Figure 3). Of the six residences which abut the project site, all are rental dwellings. These units apparently exemplify the transitional character of the area. The residences behind the project site or mauka of the property are multi-family apartments many of which provide accommodations for University personnel and students. Kinoole Street, which abuts the project site, is one of the main roads that serve commercial facilities leading out of the downtown Hilo area. The Akana property is located approximately one mile from the central business district but, as described above, is in an area that is already in mixed use. o nay Long Rang Pe Tans The Hawaii County General Plan anticipates that land use in the project area will continuing to change and intensify. It specifically recognizes the project area as a pathway toward higher density development from downtown Hilo. As a result, it has designated the neighborhood as "Medium Density Urban Development" on the Land Use Pattern Allocation Guide (LUPAG) Map. This reflects the anticipation that businesses will continue to move outward toward the residential areas to better serve the community. According to the General Plan provisions, Medium Density Urban Development allows such uses as village and neighborhood commercial and residential and related uses. Circulation Kinoole Street and Lanikaula Street are two major County rights-of-way. Their intersection make them an important cross road in Hilo. Kinoole Street is one of the major thoroughfares (secondary arterial) connecting downtown Hilo and Kawailani. Lanikaula Street is a main mauka-makai access that serves the UH-Hilo campus. It also serves a large residential tract above the University. A traffic light and turning lanes control traffic through this facility. In the future, the two County streets will provide vital accesses for growth in the mauka and surrounding areas. The County's "Road Alignment, Rights-of- Way and Zoning Map" shows that Kinoole Street is planned to be widened and Lanikaula Street is planned to have a new secondary arterial connection from 5 ?]33.5300/001-5 r1.28.99 5 Big Island Federal Credit Union Texaco x~uuu smccr . ~ ilo Senio ~ Conte ~ :'t uxa smm wNO::smcEr 7-Eleven JP V V Lanikaula Protessional V Center V +•.wucwu smm iwnwx~ smm . ~ PRO.IEC'T. 4Yi~ SfTE;::: 4 ~ . UH at V Hilo V LEGEND •0L0N" ~ smEt1~ S.F. Residential ~ Attached Residential Apartments V _ ~ -Commercial ~ V ®Public Facility ~ ~??:~::2:~::~J:~:~:~: O Vacant V ::•.V wanu smecr w~x+u sm¢r - Wiki-Wild Mart Figure 3 ® EXISTING LAND USE 0 200 400 Akana Property ® Belt Collins Hawaii NORTH SCALE IN FEET 1999 6 Komohana Street. This new connection, which is intended to serve planned residential growth above Komohana Street, will provide a direct access to lower Hilo from the mauka land. The intersection of Kinoole Street and Lanikaula Street, thus, will become a major intersection. Legal Description of Subject Property Appendix A contains a map and metes and bounds description of the subject property that is being proposed for a change of zone. II. PROJECT DESCRIPTION Proposed Project The change of zone would allow the development of a commercial/office facility, consisting preliminarily of approximately 18,000 sq. ft. of gross floor area, on the 41,010 sq. ft. property (see Figure 4). The new facility would be designed to provide space for business enterprises and services to the University of Hawaii- Hilo as well as the local community. The total projected floor area would translate to about 12 to 20 tenants. Potential tenants may include a bookstore, coffee bar, convenience store, copy center, bank and sidewalk cafe. Depending on the strength of demand for administrative functions in the private industries, there may be a need also for business offices. To keep in character with the neighborhood, the proposed facility would be no more than two stories in height. Parking would be located in front of the building and access would be provided from Kinoole Street and Lanikaula Street. The building would be of wood construction or have the appearance of such. Thus, the color of the building would be of a hue that would blend with the natural environment. Landscaping would be installed along the street frontage to partially screen the parking area from the public rights-of-way. Landscaping would also be provided around the building to visually soften the structure and provide a pleasing appearance. The number of parking will depend on the final building design. The Hawaii County zoning ordinance dictates the minimum stalls required based on the floor area of a building. Preliminary estimates for an approximately 18,000 sq. , ft. building indicate that 60 parking stalls would be required. 7 9733.5300/001-1 r1.28.993 Property Boundary _ ~ ~ Walkwa - - ` t 4 I ~ ~ 1 J N i- ~ { r~ P ~ 2 Story/Commercial/ ~eta~l Building w p ; :r (18,000 s . ft~ Gross Ffoor Area "s~, ;.i,,~~ " fir. ~ ~ _ y~~ 2 < i L: ~TT~ ~ r _ I ~ ~ ~ r Trash ~ i ~V. ~ , S r - , d d I _ ~ oof Line .L, EXIS?INQ I N DWEI.~ING y~ ~ yi'l-- V ~ r~ 0'it ~ ~ Y J S I ~ 1, ar I t v' $ n;~~~gg J C I. 1' r JZ - ~ Yt~.n;V`~..w nom.+.r~ . .is~,~y.ySti.Y-~,' Kinoole Street Figure 4 ® CONCEPTUAL SITE PLAN 0 15 30 Akana Property ® Belt Collins Hawaii fMOFiiH SCALE IN FEET ~ggg 8 Development Schedule Construction of the commercial/office building is projected to begin after all land use and construction permits are secured. It is estimated that construction would take approximately six months to complete once construction commences. III. CONFORMANCE WITH STATE AND COUNTY PLANS State Land Use District The project site is located in the State Urban District. The proposed use is a permitted use in this State land use district. County General Plan Goals, Policies and Objectives There are two General Plan goals relating to commercial development. The first states: Provide for commercial developments that maximize convenience to users. The second goal states: Provide commercial developments that complement the overall pattern of transportation and land usage within the island's regions, communities and neighborhoods. As described above, the proposed project will be located in an area that will conveniently provide needed services to the university as well as to the area residents. It will be situated at the corner of two roadways that are planned for upgrade or a larger role as a major access in the area. One of the roads, Kinoole Street, will be one of the primary accesses between downtown Hilo and Kawailani. This connection between the central business district of Hilo and its suburb provides tremendous potential for commercial development along the route. This potential, apparently, is already occurring. The following policies of the General Plan have particular relevance to the proposed project: o Commercial facilities shall be developed in areas adequately served by necessary services, such as water, utilities, sewers, and transportation systems. o Distribution of commercial areas shall be such as to best meet the demands of neighborhood, community, and regional needs. o The development of commercial facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. 9 The proposed project would be developed in an area that is adequately served by water, electricity, telephone and public roads. A private wastewater treatment facility would be developed on-site to accommodate wastewater collection and disposal. A private contractor would be hired to haul solid waste from the property to the nearest public disposal site. The proposed facility would offer certain services at the university that are not currently provided on-campus. These services are typically better provided by private enterprises which have the resources and interests. As will be described in a later section of this report, entitled Alternative Design, the proposed facility would be designed to be architecturally compatible with the neighboring facilities. Also, off-street parking and loading facilities would be provided, visual and landscaping elements would be considered in the project design, and development on relatively level topography would be undertaken. These are all commercial development standards that are cited in the General Plan. County General Plan Land Use Designation The Land Use Pattern Allocation Guide (LUPAG) Map of the Hawaii County General Plan designates the project site and its immediate vicinity as Medium Density Urban Development (MDUD), while the corner opposite the site is designated High Density Urban Development (HDUD). The land uses that the LUPAG envisions under the MDUD designation are "village and neighborhood commercial and residential and related functions". It specifically identifies commercial buildings of up to three stories and residential development with densities of up to 35 units per acre. The HDUD is envisioned for "commercial, multiple residential and related services". They would include general and office commercial facilities and multiple residential developments with densities of up to 87 units per acre. Thus, in accordance with the current LUPAG Map, the proposed commercial facility will be consistent with the Hawaii County General Plan. County Zoning The County zoning for the property is RS-10 Residential Single-Family. Under this zoning, the proposed use will not be permitted and, thus, will require a zoning amendment (see Figure 5). This document has been prepared to support a Change of Zone Application for a CG-20 General Commercial District. The proposed zoning will allow the various planned uses on the property. Further, the "20" in the zoning designation calls for the property to have a minimum area 10 9)33.530WOOtd r1.2698 3 n V ~ C~_ ~S c ~ .7S A ~ ML-20 - a~, o 0 0 , n Ml- o° •wo , 20 4 ~ R p 3. 5 ~0. RS -10 ~ R°-3.-,~ ` ~ RS-10 6 _ ^y. Co r0 R cq to • - • • i~ ~ • Q Z~3 • o ~ „ RS- RS-i i Z °o* 0, R~ R 1 o 8 PROJECT ~ I O SITE p • s S-10 a N~ Figure 5 ® ZONING MAP 0 400 800 Akana Property ® Belt Collins Hawaii NORTH SCALE IN FEET ~ggg 11 of 20,000 sq. ft. The current area of the property is 41,010 sq. ft.. Thus, the project will meet the minimum area requirement for the new zoning. Special Management Area The project site is located outside of the Special Management Area and is, therefore, not subject to the Hawaii County Rules and Regulation of the Special Management Area. IV. PHYSICAL ENVIRONMENT Existing Land Use The project site is located on the corner of Kinoole and Lanikaula Streets, two heavily travelled roads on the outskirts of Hilo's central business district. Residential homes occupy the four comers of the intersection including the project site (See Figure 3). These homes sit on 20,000 to 40,000 sq. ft. lots and have large front yards, especially those on the same side of the block as the subject property. Behind the property is an apartment complex that has access from Lanikaula Street. The subject property is currently occupied by a one-story single-family residence built in 1957. Access to the site occurs from Kinoole Street and Lanikaula Street. The orientation of the residence is toward Kinoole Street. Physiography The project site is relatively level with a gentle slope toward Kinoole Street and a minor slope toward Lanikaula Street. Elevation is about 60 feet above mean sea level. The Hilo coastline is more than a mile from the property. There are no drainage channels or distinct physiographic features on the property. The site has been modified and graded to support the foundation of the existing single-family residence. Drainage There are no drainage disposal systems on the site. Surface runoff follows the topography on the property which slopes toward the abutting streets. Catchment basins on Kinoole Street and Lanikaula Street collect excessive runoff from the property. 12 Soils According to the Soil Survey Report for the Island of Hawaii, prepared by the U.S. Soil Conservation Service (December 1973), soil on the property has been identified as Olaa extremely stony silty clay loam, 0 to 20 percent slopes (OID). This soil consists of well-drained silty clay foams that are formed in volcanic ash. Iri a representative profile, the surface layer of the soil is very dark brown extremely stony silty clay loam about 16 inches thick. The subsoil is dark-brown extremely stony silty clay loam about 9 inches thick. It is underlain by Aa lava. Agricultural Potential The soil on the property, according to the U.S. Soil Conservation Service, has a Capability Classification of VIIs, when nonirrigated, which depicts a soil that has very severe limitations and make it unsuited to cultivation. This soil would be more adaptable to pasture or range land uses. Climate The annual mean temperature is approximately 73°F with an average daily maximum of 80° and a minimum of 63°. Rainfall varies substantially around Hilo from about 130 inches a year along the shoreline to as much as 200 inches in the mauka land. The wettest months are generally from December to March, and the driest month is normally June. Wind currents are greatly affected by the blocking effect of Mauna Kea and Mauna Loa. At the Hilo International Airport, the prevailing wind direction is from the southwest, while over the rest of Hilo, the prevailing direction is from the northeast. Natural Hazard The project site is not subject to forest or brush fire. Located in an urban setting, there are no forest or brush lands in the vicinity. There are several active volcanoes on the island of Hawaii. The applicant's property is located in Lava Flow Hazard Zone 3 according to the Lava Flow Hazard Map prepared by the Hawaiian Volcano Observatory of the U.S. Geological Survey. There aze nine lava flow hazard zones in this rating system with Zone 1 representing the most hazardous area. The zones are based solely on geologic criteria that include frequency of past lava flows and coverage, distance from eruptive vents and topography that protects certain areas from lava inundation. Most of Hilo town is situated in Zone 3. 13 Earthquakes have been experienced on the Big Island, but none, at least in the past 50 years, has caused widespread destructive damage. Many minor earthquakes occur around the island and are not even detected by the general public. Many of these are associated with the magma or volcanic activities beneath the island. The effect of earthquakes on the proposed project will depend on the size of the quake and the type of proposed construction. The new building will be designed in accordance with the local building codes which incorporate certain safeguards for earthquake events. Hurricanes are also a potential natural hazard and may cause severe damage to property. Early warning systems via the County's Civil Defense sirens, radio broadcasts and news reports should provide residents with ample preparation time to minimize or avoid life-threatening situations. The owner is not expecting to be affected by any tsunami inundation. According to the Civil Defense Tsunami Evacuation Maps, the project site is well above the evacuation zone of Hilo. During heavy rain storms, the ground may saturate and swell and cause flooding. Flood damages on the property, however, are not evident, and the Flood Insurance Rate Maps (FIItM) do not identify any on-site floodways. Floral and Fauna Vegetation on the property consists of landscaped material planted by the owner. A large front lawn, small side garden and landscape plants around the house represent the extent of the vegetation. Most of the plants are introduced and exotic. There are no rare, threatened or endangered vegetation. Similarly, existing wildlife is represented by common species that are typical in an urban setting. The most notable species would include rats, mice, stray cats and dogs, and typical lowland urban birds, such as common myna, house sparrow, zebra dove, barred dove, rice finch and Japanese white eye. Development of the commercial/office building would not significantly impact the number and variety of area avifaunal species. Such species are highly mobile and would be readily adaptable to the surrounding areas. No rare, threatened, or endangered bird species will be affected. 14 Air and Noise Quality There are no major sources of air pollution, such as manufacturing plants, incinerators and agricultural burnings, in the area. In comparison to known urban areas in Honolulu, the low-density development comprising the project azea is believed to have good air quality. There may be bouts of vog from volcanic activity in the Hawaii Volcanoes National Park, but these are dependent on wind and other climatic factors which are not predominant conditions. Emissions from traffic on the adjacent roadways are not high enough that they will exceed federal and state air quality standards. The major sources of noise in the vicinity are the vehicular traffic on the adjacent roadways and occasional residents performing maintenance work on their house or in their yard. The proposed project is not expected to generate significant adverse effects on the ambient air and audible quality of the area. The major sources of noise and air pollution would be the patrons as well as the delivery vehicles maneuvering in and out of the parking lot. Compared with existing shopping complexes along Kanoelehua Avenue around the airport, the proposed project would have very low levels of air and noise impact. During construction of the proposed project, noise and air pollution are expected to be generated. These impacts, however, are expected to be temporary or short-term. If any impacts are major, mitigation measures will be employed to reduce or prevent the adverse effects from occurring. A description of these measures is provided in Section VII of this document. Archaeological Sites The project site has been completely altered and graded for use as a single- family residence. It is not anticipated that archaeological sites occur on the property. Further, there are no indications of any natural resources on the property that would be subject to traditional native Hawaiian gathering or of any access through the property for such purpose. Scenic Resources The project site is located in a developed setting surrounded by mixed urban uses, including residential, commercial, public facility, and office uses. The primary scenes from the property are the traffic and pedestrian movements on the 15 adjacent streets. Ocean and mountain views are not a focal point of the site nor will they be for the proposed development. Moreover, the proposed development will not create an obstruction on views toward the ocean and mountains from adjacent properties. V. SOCIAL -ECONOMIC CHARACTERISTICS Social Settlement Patterns In the mid 1800s, the majority of the population in Hilo was concentrated in the present Front Street, Waianuenue Street and Haili Street area. There was also a population in the Waiakea area near the shoreline where the original missionaries and their converts settled and later where the population associated with the shipping industry resided. Most of the area between these two area was in fishponds. During WWI, Hilo began to prosper and spread closing the gap between Waiakea and the business district around Waianuenue. From the 1920s, Hilo then began to gradually spread out west toward Kaumana, south toward Kawailani and Panaewa and east toward Keaukaha. The Akana property is located just outside of the current downtown Hilo area on one of the main rights-of-way connecting the central business district with Kawailani. The growth toward Kawailani was primarily in residential use. Now, the growth is in a variety of different uses transforming the area between the central business district and Kawili Street into a transition zone of mixed uses. Economic Resources As described above, the University of Hawaii at Hilo is a major economic resource .in the vicinity, and development of the Akana property to commercial use would benefit from the presence of the University as well as area residents. There are a number of businesses and services that may not be provided by on- campus vendors. They would, however, provide opportunities for private interests to offer such goods and services at the Akana property. The location of the property is in the path of commercial growth in Hilo town. Kinoole Street, which abuts the project site, is one of several roads connecting the downtown area with the residential suburbs. The project area is already experiencing a transition from primarily residential use to a mixed use zone. 16 Land Values The present property value is reflective of the existing land use. Current property tax office records (1998) show that the applicant's property has a land value of $2.17 per square foot. Rezoning and development of the project site to commercial will increase the property value of the Akana property. The increase would be reflective of the new use. The adjacent residential properties may also be affected by the new zoning. Any increase in value would be tempered by the existing zoning and thus would not be significantly higher. VI. PUBLIC FACILITIES AND SERVICES - Circulation and Traffic The project site is located on the corner of Kinoole and Lanikaula Streets. Kinoole Street is a major arterial through Hilo connecting its central business district with Haihai Street in Kawailani. At Lanikaula Street, Kinoole is a two-lane right-of-way with curbs, gutters and sidewalk. There are traffic lights, a crosswalk, left-tum lanes and no on-street parking. The posted speed limit is 35 miles per hour (mph). Lanikaula Street is a mauka-makai collector road that provides access to the University of Hawaii -Hilo campus. It also connects Kilauea Avenue with Mohouli Street. The posted speed limit is 35 mph. The two-lane right-of-way has left-turn lanes at the intersection and curbs, gutters and sidewalk adjacent to the project site. The nearest traffic counts taken by the State Department of Transportation were at the Kinoole -Mohouli Street intersection and the Kinoole - Puainako Street intersection. No counts were taken on Lanikaula Street by either the State or the County. In 1996, the traffic counts at the two intersections showed that the morning commuter peak hour occurred between 7:15 a.m. and 8:15 a.m., but the non- commuter peak hour occurred between 10:45 a.m. and 11:45 a.m. at the Kinoole - Mohouli Street intersection and between 11:30 am. and 12:30 p.m. at the Kinoole - Puainako Street intersection. The non-commuter peak hour showed higher volumes than the commuter peak hour (See Table 1) on Kinoole Street on the project side of either intersection. At the Mohouli Street intersection, the volume on Kinoole Street was 1,169 vehicles during the non-commuter peak hour, and at 17 the Puainako Street intersection, the volume on Kinoole Street was 733 vehicles during the same period. The afternoon peak hour for both the commuter and non-commuter are the same occurring between 3:45 p.m. and 4:45 p.m. The traffic volume on Kinoole Street on the project side of Mohouli Street is 1,147 vehicles, while on the project side of Puainako Street is significantly lower with a total of 737 vehicles. Assuming that the Mohouli Street intersection would be representative of a typical high useage intersection for the project area because of its location to the University of Hawaii -Hilo campus, it is thus estimated that the Kinoole Street at the Lanikaula Street intersection would have a similar volume. However, the Lanikaula Street volume would be higher than the Mohouli Street volume. Even if the volume of Lanikaula Street were to match the volume on Kinoole Street, the intersection would have adequate capacity to accommodate the traffic on the two roadways. The traffic light and turning lanes help move traffic through the intersection efficiently. Adjustment in the signal timing can be made to accommodate the change in traffic volume patterns throughout the day. The proposed project will generate traffic associated with retail use. It is estimated that approximately 96 vehicles would enter and depart from the commercial facility during the morning peak hour, and 124 trips (two ways) would be generated during the afternoon peak hour. During off-peak hours, traffic is expected to be dispersed throughout the operational hours of the complex. This traffic volume would be smaller. Further, this volume would be divided between Kinoole Street and Lanikaula Street where the project's ingress and egress would be located. Even if 70 percent of the traffic were to enter and leave on one of the streets, there would still be a total of 68 vehicles in the morning and 87 vehicles in the afternoon contributing to traffic on the existing street. This would interpret to approximately a 6.6 to 10 percent increase on Kinoole Street, which is a minor addition., A traffic problem is not anticipated based on these estimates, and thus, no further mitigation would be required. If mitigation is necessary, options are available including adjustments to the traffic lights timing and modifications to the ingress/egress pattern. Water The project site is currently serviced by a water line with a 1-inch service lateral and a 5/8-inch meter. This lateral is restricted to a daily maximum of 600 gallons. The proposed commercial facility will be required to upgrade this , connection. The proposed project would generate a need for approximately 6,000 to 8,000 gallons per day primarily from commercial use in the new building and some 18 landscape irrigation around the building and parking lot. The supply of water from the existing public water system is expected to be adequate. Sewer Sewer lines are located along Kinoole Street and Lanikaula Street to service the project site. Sewage collected from these lines are transported by gravity lines and pumps to the Hilo Wastewater Treatment Plant located just east of the Hilo International Airport. The capacity of this facility is 5.0 MGD and current usage is approximately 65 percent. The proposed project is expected to generate approximately 5,600 gallons of wastewater per day. The Hilo WWTP should have adequate capacity to accommodate the generated flow from the new commercial facility. Solid Waste Residents of Hilo currently take their household solid waste to transfer stations for disposal or hue commercial contractors to take the waste directly to the Hilo Landfill, which is located south of the Hilo International Airport. The proposed commercial facility would contract a private hauler to collect and dispose solid waste from the property to the County disposal site. Power and Telephone Hawaii Electric Light Co Inc (HELLO) provides power to the project area via overhead lines on Kinoole Street and Lanikaula Street. The proposed facility would be connected to this service. GTE Hawaiian Tel provides telephone service to the area via overhead telephone lines along Kinoole Street and Lanikaula Street. The proposed facility would be connected to these lines. Police and Fire Protection Police and fire protection services are provided by the County of Hawaii. The project site is located within existing police beats and near existing fire stations and thus, would be within adequate response times of these services or facilities. The main police headquarters is located on Kapiolani Street approximately 1.3 miles from the site and the nearest fire station is situated on Ponahawai Street also approximately 1.3 miles from the property. Services from these facilities would not be overburdened in their coverage of the project site. 19 Schools, Pazks and Other Public Facilities Hilo is the largest population center in East Hawaii and is serviced by a full complement of public facilities including schools, playgrounds, beach parks, libraries and medical facilities. The proposed project does not include residential units and, thus, will not generate population increase that would overburden existing public services and facilities. VII. ENVIRONMENTAL ASSESSMENT AND ANALYSIS Relationship Between Short Term Uses of Environment and Maintenance and Enhancement of Long Term Productivity The construction of the proposed project will involve the conversion of residential land to commercial use. The short-term development process has long-term benefits to the community and to the local economy. From the market standpoint, there is a need to fill a certain void in commercial services. Students and university employees would particularly benefit from services that are not . presently provided on campus. Neighborhood residents would benefit by the provision of business services at a convenient location. As stated in the Hawaii County General Plan Goals and Objective, the County should provide for commercial developments that maximize convenience to users. Finally, the proposed commercial facility would generate benefits to the local economy in the form of jobs, personal income and government revenues from various local taxes. Mitigation Measures Construction Activity During construction, the proposed project is expected to generate short-term or temporary impacts associated with site preparation .and building construction. These activities, which would involve removal of the existing residence, rough grading, utility installation, final grading, building construction, parking area construction and landscaping, would generate construction noise, fugitive dust and traffic slowdown. Mitigation measures are available and will be implemented, as necessary, to reduce or prevent these impact from occurring. Dust control measures, for instance, would include the employment of dust screens, water sprinkling in graded areas, and construction restraints during windy , days, if necessary. Construction equipment would be operated in a manner that will keep generated noise in compliance with State and County noise control standards and requirements. Compliance will be part of the construction contract and the responsibility of the selected contractor. 20 During construction, construction vehicles will bring material and supplies to the project site. These activities may involve slow-moving equipment and vehicles on the area roadways. The amount and frequency of these trips are expected to be small and should not have a major effect on the local traffic. If necessary, these trips would be scheduled during off-peak hours to reduce the impact on traffic. Qperational Phase During the long-term operational stage of the project, there may be traffic impacts on the local streets, noise from vehicles servicing the project, and concerns over the appearance of the facility. Notably, these potential impacts have mitigation measures that could be implemented. The proposed project will contain tenants that are not high-volume users that generate substantial traffic. The users would be primarily small operators who would depend on walk-in as well as drive-in traffic. No supermarkets, national-based drug stores, large-scale restaurants and gas stations are planned for the property. Also, customers would be patronizing businesses in the commercial-facility throughout the day. Their activities would not necessarily conflict with the peak-hour commuter traffic witlur? the community. The commercial facility on the property would be oriented toward the street so pazking would be in front of the building and adjacent to the street. No parking or service/loading area would be located adjacent to the neighborhood homes. The building structure would be no more than two-story in height and would be constructed of material similar to or have the appearance of single- family dwellings. The colors of the facility would be characteristic of residential homes. Also, landscaping, consisting of trees and shrubs, would be provided to soften the appearance of the building and enhance the natural surroundings. Alternatives to the Proposed Action No Action This alternative would involve no action, thus leaving the existing site in residential use. The existing structure would remain and the existing conditions would continue to occur as they currently do. The owner would continue to use the building as a residence and the occupants would not need to relocate. The owner would forego the opportunity to develop the property to a higher use and obtain a higher return on the property as well as to provide commercial and business services to the area residents. 21 Alternative Use A multi-family residential project was considered and dismissed when it was determined that the project would be competing with other student housing facilities around the UH-Hilo campus. A gas station was also considered but dismissed because it did not provide a maximum use for the property. Atypical gas station site ranges in size from 12,000 sq. ft. to 20,000 sq. ft. The project site is 41,010 sq. ft. in size and too large for such a facility. An office building had possibilities for the site but the owner did not feel it would be located in an appropriate area. Most of the offices in Hilo are situated within or near the central business district where they benefit from each others' services. An office building on the property might be too distant from these businesses. Alternative Desien An alternative to the present design is a one-story building that would be similar in height with the other residences on the block. Although the design would be in character with the neighborhood architecture and would promote the continuity of the area, the feasibility of the project would be in question if the smaller leasable floor area would limit the economic return on the project. The current design incorporates the concerns of both worlds. It includes the design sensitivity that aligns the project with the neighborhood character and facility elements that make the project economically viable. The proposed two- story building will have adequate leasable area as well as a design that has a residential look with pitch roof and wood or wood-appearing facade. There would be non-glare materials and controlled use of bright lights or signages. Landscaping would be provided, as much as possible, around the building and parking area. Irreversible and Irretrievable Commitment of Natural Resources Project construction will require irreversible and irretrievable commitment of resources. Private funds; construction equipment, labor and materials; landscape labor and materials; and utility services, including energy resources, water sources, wastewater disposal and solid waste disposal; will be needed to prepare the site and construct the proposed facility. The commercial building will not involve displacement of existing residences or structures other than the owner's residence. 22 After construction is completed, the project will involve long-term commitment of resources including the use of the land for commercial purpose. There will be long-term use of labor and supplies for building, parking area and landscape repair and maintenance, and the use of utilities, such as water, electricity, telephone services, wastewater collection and disposal, and solid waste collection and disposal. Continuous private funding will be required to upkeep the operations of these long-term services. The major natural resources directly committed to the project will be the land for commercial use and water for operations and maintenance work. VIII. AGENCY COMMENTS Various State and County agencies were requested comments on the proposed project. The following agencies responded in writing to the request. Their letters are located in the appendix of this document. Responded No Response State Agencies State Historic Preservation Division X County Agencies Department of Public Works X Department of Water Supply X Police Department X Fire Department X Hawaii Electric Light Company X GTE Hawaiian Tel X IX. DEPARTMENTAL ZONING QUESTIONNAIRE The attached questionnaire is provided as part of this zoning application to the County of Hawaii. APPENDICES A. Legal Description of the Subject Property B. Agency Comment Letters C Change of Zone Attachment for Commercial, County of Hawaii 23 ` Appendix A Legal Description of the Subject Property i 1 x - ` :':i''. . ! Y j y~~ ~ trw 4 < ~ ~Wµt ~ a e r.• a r+ . 24 t .li Description Parcel "A" From RS-10 Zoning to CG-20 Zoning Being a portion of Grant 10,124 to Chong C. Akana Being, also, all of Lot 7 and a portion of Lot 8, Block 103 Waiakea Houselots, Second Series Situated at Waiakea, South Hilo Island of Hawaii, Hawaii Beginning at the west corner of this parcel of land, on the southeasterly side of Lanikaula Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,976.92 feet South and 6,594.90 feet East, thence running by azimuths measured clockwise from True South: 1. 238° 10' 217.00 feet along the southeasterly side of Lanikaula Street; 2. Thence along the south corner of the intersection of Lanikaula Street and Kinoole Street, on a curve to the right with a radius of 20.00 feet, the chord azimuth and distance being: 283° 10' 28.28 feet; 3. 328° 10' 153.40 feet along the southwesterly side of Kinoole Street; 4. 58° 10' 237.00 feet along Grant 9391; 5. 148° 10'' 173.40 feet along 30-ft Railroad Right-of-Way (abandoned) to the point of beginning and containing an area of 41,010 square feet. P~ ~ CUiy,~~~ 680 Ala Moana Boulevard 0rG Cy BELT COLLINS HAWAII LTD. First Floor p LICENSED Honolulu, Hawaii 96813 ~ PROFESSIONAL y~ LAND ,~-~-f.-r, - <<7 , SURVEYOR January 22, 1998 * No 418D * Licensed Professional Land Surye~ Certificate Number 4188 TMK 2-2-25:24, 3rd Div. y'9l~yq(I <J S P' i i J Q~~~~~ i X76,92 ~ LANIKAULA STREET Jk/ $ 6594.90 E i ~~s~ 238'10' 217.00 H i g X18 R ° °o w Q g ~ i 3 PARCEL "A" ~ ~ i o i 41,010 Sq.Ft. N L J a ~ ~ O o ~ O a m 0 0 N ^ a M c i 58'10' 237.00 Y °m i Grant 9391 i MAP SHOWING i PARCEL "A" From RS-SO Zoning to CG-20 Zoning i Being a Portion of Grant i0i24 to Chong C. Akana Being, also, all of Lot 7 and portion of Lot B, Block S03 _i waiakea Houselots, Second Series At Naiakea, South Hilo, Island of Hawaii, Hawaii i ~ C~Ntii 4~ LICENSED tic ~ PROFESSIONAL S i ~ UWD * SURVEYOR No. 4188 i y'9Wq~l USP BELT COLLINS HANAII LTD. ' 680 Ala MDana BDUlevartl iris work was prepared Dy First Flaor , me or untler my supervision Honolulu, Hawaii 96813 iCOOrdinatee referred to 'HALM' ~~-r=~~~,~„ ~ s~s„~ January 22. 1998 JoD ND. 9733.5300 8 1/2' x ii' Appendix B Agency Comment Letters .s :1 ~ :3 t 1V Of y SEephen K Yaauahiro M°yDf - Jiro A. Sumada ~ . • • J ~ Dcputy Chief Enginecr DEPARTMENT OF PUBLIC WORKS 25 Aupuni Sweet, Room 202 • Hilo, Hawaii 96720-0252 (808)961-8321. Fax (808)961-8630 January 8, 1999 GLEN T KOYAMA BELT COLLINS HAWAII LTD 680 ALA MOANA BOULEVARD HONOLULU HAWAII 96813-5406 SUBJECT: CHANGE OF ZONE PRELIMINARY COMMENTS Applicant: Akana Tmst TMK: 3 / 2-2-25: 24 We have reviewed the subject request and our comments aze as follows: 1. All development generated runoff shall be disposed on-site and shall not be directed towazd any adjacent properties. 2. Wastewater disposal shall meet the Hiles and regulations of the DPW, Wastewater Division. A County sewer line fronts the subject property, to which DPW requires a connection. 3. All driveway connections to a County road shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. 4. The applicant may be required to provide channelization improvements to Lanikauhi Street and Kinoole Street. 5. Driveways may need to be adjusted to the extreme wmers, away from the Lanikaula/Kinoole Street intersection. Certain turning movements into and out of the subject property may be restricted. 6. Identify any future road widening setbacks along Lanikaula Street and Kinoole Street as determined by the Courrry's Planning DeparGnent. 7. Identify the 5-ft. wide Easement "9" in favor of the State of Hawaii, fronting Lanikaula Street. 8. Install street lights, signs and markings meeting with the approval of the DPW, Traffic Division. Memorandum January 8, 1999 Page 2 of 2 8. Install street lights, signs and mazkings meeting with the approval of the DPW, Traffic Division. 9. The applicant shall provide an accessible wheelchair ramp at the comer of Kinoole Street and Ianikauhr Street, meeting with the approval of the Commission on Persons with Disabilities and the DPW. 10. Commercial standazd sidewalks aze sidewalks with no planter strips. 11. Identify the 30-ft. wide raikoad right-of--way (State of Hawaii), Pazcel No. 32. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihaza in our Engineering Division at East. 8327. v- ~AI,IIV M. KUBA, .E. Division Chief, Engineering Division CKY a~ w rtr r _ - ' 0 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII bb ~ 1 4ji a~a 26 AUPUNI STREET HILO, HAWAII ~~y'2c^Il 'U A 11~ TELEPHONE (606) 961-6660 FAX (806) 861-8657_ J , December 31, 1998 Mr. Glen T. Koyama Belt Collins Hawaii 680 Ala Moana Boulevard, First Floor Honolulu, HI 96813-5406 REQUEST FOR DEPARTMENTAL COMMENTS ON PROPOSED COMMERCIAL DEVELOPMENT TAX MAP KEY 2-2-025:024 We are pleased to comment on the proposed commercial development for the subject property. The parcel currently has a 1-inch service lateral with a 5/8-inch meter, which is restricted to a daily maximum of 600 gallons. The proposed change of zone to CG-20 General Commercial will require the submittal of consumption calculations and subsequent payment of a facilities charge, which is subject to change, of 53,375.00 for each additional 600 gallons per day that the development would need. In addition, the proposed zoning requires a fire flow of 2.000 gpm fora duration of 2 hours and the capacity of our system to provide this flow must be verified by a professional engineer, licensed in the State of Hawaii. If this flow is unattainable, then plans for necessary improvements, by a licensed engineer, must be submitted to us for review and approval. If you have any questions, please contact our Water Resources and Planning Branch at 961-8660. Milton D. Pavao, P.E. Manager BCM:gms UVafer drin~e pro~reee... MtVKN ~ ~ . _ Wayne G. Carvalho ~ ~ Polire Chid Stephen K. Yamashiro Mayor n••~ . 1 :`~ti ,'.;;r - S A ~ ~ ~ L Q lames S. Coaea ?~~i e: wi'M~ ~eP'~tY Potiu Chief ~II1iTC~~1 II~ ~fl~tltltT POLICE DEPARTMENT 349 Kapiolani Street • Hilo, Hawaii %720-3998 (80819353311 • Fax (808) 967-2702 December 31, 1998 Mr. Glen T. Koyama Belt Collins Hawaii, Ltd. 680 Ala Moana Boulevard, First Floor Honolulu, Hawaii 96813-5406 Dear Mr. Royama: SUBJECT: PROPOSED COMMERCIAL DEVELOPMENT HILO, HAWAII, TMK 2-2-25:24 We have reviewed the above referenced proposed commercial development and have no comments or objections to offer at this time. Thank you for the opportunity to comment. Sincerely, J S CORRE~ DEPUTY POLICE CHIEF ACTING POLICE CHIEF CMC:kh Hawaii Electric Light Company, Inc. • PO Box 1027 • Hilo, HI 96721-1027 - - ~ ~ ' I ~';9 J.?s' -8 P i~ 23 January 7, 1999 Mr. Glen T. Koyama Belt Collins Hawaii Ltd. 680 Ala Moana Blvd. Honolulu, Hawaii 96813-5406 Dear Mr. Koyama: Proposed Commercial Development Hilo. Hawaii. TMK (3) 2-2-25:24 Reference is made to your December 17, 1998 request for comments on the Akana Trust development proposal for TMK (3) 2-2-25:24 at the comer of Kinoole Street and Lanikaula Street in Hilo. We have no objections to the development and change of zone from RS-10 to CG-20. However, we offer the following comments: • Our transmission/distribution facilities are located on Lanikaula Street abutting subject property. Should development plans require relocation of any of our facilities, it is usually at the developer's expense. ¦ The electrical consultant should make early contact with our Engineering department. Depending on the proposed load, equipment may have to be ordered. Thank you for the opportunity to comment. Should you have any questions, feel free to call me at 969-0261. Yours truly, ~~2~~ Mark K. Gushi n Land Administrator m~ i Appendix C Change of Zone Attachment for Commercial County of Hawaii .d :3 J j 'R ,J t a .j i~ 1 k ~ 26 J ATTACHMENT Commercial, RM, Resort, & Industrial PLANNING OEPARTM£NT COUNTY OF HAWAII APPLICATION FOR CHANGE OF ZONE 1. If your request is approved, do you intend to subdivide the subject land in accordance with the approved change of zone? Na If yes, please answer the rest of question 1 and then to ques ian 3. _ a. How many acres of the requested azea do you intend to subdivide? b. Into what lot sizes? c. If your request is approved, approximately how long after the date of approval do you expect to submit your subdivision plans to the Planning Department for preliminary approval? If you intend to subdivide, please submit a preliminary schematic subdivision plan together with your change of zone application form. 2. If. you nave no firm plans of subdividing the subject area, do you intend to: a. Sell or lease the land to someone who has firm plans? x b. Sell or lease the land to someone who has tentative plans? c. Sell or lease the land to someone who has no plans? d. Keep it? e. Other (please state) f. If you intend to do either a, b, or c, please elaborate on the kind of plans the other party has. Please, also, include in your answer approximately how soon after approval of your rezoning do you expect to transfer the subject land to another party. Immediately after rezoning occurs, the owner intends to transfer the property to another party who would develop the site under the basic concept provided in the Change of Zoning Application. 3. What specific building plans do you have for the subject land? Include in your answer the following: type of building (apartment, office, launderette, etc.); financing arrangement; timetable for construction; and any other information which you feel might help us in evaluating your request. See attached "Background and County Environmental Report" for the project. 4. Have you performed any study which would demonstrate a need for your proposed building and/or development? Yes If so, please elaborate on your findings in the space provided below. See attached "Background and County Environmental Report" for the project. -2- 5. Have you performed any study which discusses the environmental impacts your request would nave on the surrounding area and/or the County? Yes If so, please elaborate on your findings in the space provided below. See attached "Background and County Environmental Report" for the project. 6. Are there any buildings on the subject area? Yes If So, what kind? One story, single-family residence. What do you intend to do with those buildings if your request 1S appTOVed? Demolish the existing building. 7. Is the subject land currently being used for any agricultural activitity? No If so, please list the kinds of products grown and on how many square feet or acres of land per product. -3- 8. To your knowledge, has there been any flooding and/or drainage problem on the subject area? No If so, please describe the problem. 9. Do you think that the roads leading to the subject area needs improvement? No If so, what kind? Is the road adequate for the proposed traffic volume or load? Yes 10. what sort of governmental assistance and/or improvements do you feel will be needed in the subject area when developed? Yes No a. Schools x b. Roads x c. Sewer x d. Drainage x e. Police Protection x f. Fire Protection x g. Recreational Facilities x h. Public Utilities x i. Other x -4- For those checked ~~yes,~~ please elaborate what type or kinds of improvements and/or assistance are needed. 11. Have you performed any historic sites study and/or survey of the subject area? If so, what were the results? Please, also, submit a copy of the study together with this change of zone supplement. No. Signature: ~-~c.L_ Address: 504 Honolulu, HI 96826 Telephone: Pn (nna~ Qgp_oR~a Date: 3/17/99 -5- 6338A/SOA DEPARTMENT OF PUBLIC WORKS COUNTY OF HAWAII HILO, HAWAII yy " DATE : April l3, 1999 i~,L~P~iLQ1LCl6ldL~LNL TO PLANNING DEPARTMENT o FROM ~NCJi1~tEERIN6-SIVISION ~ - SUBJECT: CHANGE OF ZONE APPLICATION (REZ 99-10) Applicant: Akana Trust TMK: 3 / 2-2-25:24 We have reviewed the subject request and our comments aze as follows: 1. Buildings shall conform to all requirements of code and statutes pertaining to building construction. 2. All eazthwork and grading shall conform to Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. 3. All development generated runoff shall be disposed on-site and shall not be directed towazd any adjacent properties. 4. Wastewater disposal shall meet the rules and regulations of the DPW, Wastewater Division. A County sewer line fronts the subject property, to which DPW requires a connection. 5. All driveway connections to a County mad shall conform to Chapter 22, Streets and Sidewalks, of the Hawaii County Code. 6. Kinoole Street, fronting the subject pmpetty, is a County road. It has a 36-ft. wide pavement (in fair to good condition), with concrete curbs, gutters, and sidewalks, all within an existing 60-ft. right-of--way. 7. Lanikaula Street, fronting the subject property, is a County road. It has a 40-ft. wide pavement (in fair to good condition), with concrete curbs, gutters, and sidewalks, all within an existing 60-ft. right-of--way. EXHIBIT `C` ey~n.,.`~..~q Memorandum April 13, 1999 Page 2 of 2 8. The applicant shall provide commercial standard sidewalks (sidewalks with no planter strips) along the entire frontage of subject property, meeting with the approval of the DPW. Sidewalks shal_1 be ADA compliant. 9. The applicant shall provide channelization improvements to the Lanikaula/Kinoole Street intersection and the proposed driveways, meeting with the approval of the DPW. 10. Driveways need to be adjusted to the extreme corners, away from the Lanikaula/Kinoole Street intersection. Certain fuming movements into and out of the subject property will be restricted. 11. Install street lights, signs and markings meeting with-the approval of the DPW, Traffic Division. 12. The applicant shall provide an accessible wheelchair ramp at the comer of Kinoole Street and Lanikaula Street, meeting with the approval of the Commission on Persons with Disabilities and the DPW. 13. Identify the 5-ft. wide Easement "9" in favor of the State of Hawaii, fronting Lanikaula Street, and determine what is its purpose. 14. DPW recommends consolidating the 30-ft. wide railroad right-of--way (State of Hawaii, Parcel No. 32) with the subject and adjacent properties. Should there be any questions concerning this matter, please feel free to contact Casey Yanagihara in our Engineering Division at Ext. 8327. CKY THIS ORFCINAL DOCUMENT BELT C O L L I N S 6S A CONFIRMATION OF THE FAXED COPY June 3, 1999 9733.5300/99P-203 Ms. Virginia Goldstein, Director Planning Department County of Hawaii 25 Aupuni Street, Room 109 y Hilo, Hawaii 96720-4252 c> Dear Ms. Goldstein: Change of Zone Application (REZ 99-010) Applicant: Akana Trust; Request: RS-10 to CG-20 Hilo, Hawaii, TMK 2-2-25.24 On behalf of the Akana Trust, we are responding to the Department of Public Works' (DPW) memorandum, dated April 13, 1999, commenting on the applicant's Change of Zone Application. The proposed building will comply with the building code and zoning ordinance of the County of Hawaii. All earthwork and grading will comply with the provisions of Chapter 10, Erosion and Sediment Control, of the Hawaii County Code. Further, the proposed pro)'ect will connect with the existing County sewer line that fronts the subject property, and all development-generated runoff will be disposed on-site or into the adjacent street stormwater drainage system, as approved by the DPW. Since the design of the new commercial facility is still in its preliminary concept stage, the anticipated impacts of the final building design are not yet clearly determined. As such, the developer will work with the DPW on what would be acceptable locations for the two proposed driveways and to address any turning movement restrictions that may be needed between the adjacent roads and ingresses/egresses. In all, the driveway connections to the adjacent County roads will conform with Chapter 22, Streets and Sidewalks of the Hawaii County Code.. Further, the owner will also work with the DPW on appropriate improvements to the property's street frontage (e.g., commercial standard sidewalks, which include provisions for ADA compliance, street lights, street signs and markings) and street channeliza- tion, if necessary, as the design of the commercial facility is being finalized. Notably, there is a possibility that the existing residential structure may be retained and used as a professional office building. Discussions with potential investors have indicated that this may be a possibility. If that were the case, the property would maintain a residential character in the neighborhood and traffic impacts would not be significantly more than whab currently occurs. The applicant believes that if the existing structure is retained, DPW's recommendations for street frontage improvements and street channelization should be reduced or deleted and should be more fitting of the building and use that will actually occur. 004'00 BELT COLLINS HAWAII LTD. • 680 ALA MOANA BOULEVARD, FIRST FLOOR. HONOLULU, HAWAII 96813-5406 U.S.A. TEL: 808 521-5361 FAX: 808 538-7819 EMAIL hawaii®b<Imollinscom WEB: www.beln;ollins.mm PLANNING ENGINEERING • LANDSCAPE ARCNITECTL'RE ENVIRONMENTAL CONSULTING HAWAII SINGAPORE HONG KONG • AUSTRALIA • THAILAND MALAYSIA PHILIPPINES GUA\I SEATTLE Bd, G.pma Hauu rv nn fW,nl Oppnnun,n' fmplnree Ms. Virginia Goldstein June 3, 1999 Page 2 9733.5300/99P-203 Realizing that a commercial zoning on the property would allow future upgrade or redevelopment to a larger commercial facility, the applicant is receptive to a County zoning condition that would permit the owner to maintain the existing street frontage condition, if the existing residential structure is preserved, and should the existing residence be torn down and replaced with a new facility or have substantial exterior changes made to the existing structure, the applicant would be subject to DPW's recommended street frontage improvements. The 5-foot-wide Easement "9"fronting Lanikaula Street, is a slope easement in favor of the State of Hawaii. The Bureau of Conveyance records show that many years back, the easement was a grant of easement to the Territory of Hawaii. The grant was recorded in Liber 3019, page 84, and included on an accompanying right-of-way map, as "Lanikaula Street extension to U of H, DPW Job No. 5780." The easement was apparently created when Lanikaula Street was constructed by the Territory of Hawaii. It appears the slope easement was necessary to accommodate a slight embankment for the road on the Akana property. The road has since been turned over to the County and the embankment on the Akana property has since been smoothened for the development of the existing residence. The applicant recognizes the presence of the adjacent 30-foot-wide railroad right-of-way which belongs to the State of Hawaii, but is not interested, at this time, in consolidating the property with its parcel. We thank you for the opportunity to respond to the DPW's comments on the proposed project. Sincerely yours, BELT COL~L/INS HAWAII LTD. Glen T. Koyama GTK:If cc: Alfred Akana, Akana Trust Hawaii County Department of Public Works 01 MI/f1 e~~` f m^~i II 11 DEPARTMENT OF WATER SUPPLY • COUNTY OF HAWAII ~a r ~ 25 AUPU NI STREET HILO, HAWAII 96720 ~aI x19111•a TELEPHONE (808) 981-8680 FAX (808) 91'8567` r:^ ~ it L., i,. i ~ L;, April 28, 1999 TO: Planning Department FROM: Milton D. Pavao. Manager SUBJECT: CHANGE OF ZONE APPLICATION NO. 99-010 APPLICANT - AKANA TRUST REQUEST: RS-10 TO CG-20 TAX MAP KEY: 2-2-025:024 We have reviewed the subject application for the proposed change of zone and have the following comments. The parcel currently has an existing service with the Department through a 5/8-inch meter from the 6-inch waterline along Kinoole Street which fronts the property. This existing service is restricted to a daily maximum usage of 600 gallons. Since this change of zone would allow uses that may need more than 600 gallons per day, we request the following: 1. The anticipated maximum daily water usage as recommended by a registered engineer must be submitted. The Department reserves the right to make a final determination. 2. In accordance with the Department's "Water Commitment Guidelines Policy," a copy of which is being forwarded to the applicant. a water commitment deposit must be remitted. The applicant will be informed of the deposit amount upon final determination of the submittal required in Item 1. Upon completion of the above requirements. an official water commitment will be effected in accordance with the attached policy. The commitment will be in writing with specific conditions and effective dates stated. EXHIBIT 1.~ ~ f~f.3'° ~ / ~ / t: Iii UI/afer brin~b ~ro~redd... Planning Department Page 2 April 28, 1999 Please keep in mind that this letter shall not be construed as a water commitment. In other words, unless a water commitment is officially effected, water availability is subject to change depending on the water situation. Should there be any questions, please call our Water Resources and Planning Branch at 961-8660. .Milton P vao, P.E. Manage BCM:gms Enc. copy - Akana Trust Belt Collins Hawaii THIS ORIGINAL DOCUMENT BELT C O L L I N S IS A CONFIRMATION OF THE FAXED COPY June 3, 1999 9733.5300/99P-204 Ms. Virginia Goldstein, Director Planning Department County of Hawaii 25 Aupuni Street, Room 109 - Hilo, Hawaii 96720-4252 ~ I-~•. Dear Ms. Goldstein: Change of Zone Application (REZ 99-010) - Applicant: Akana Trust; Request: RS-10 to CG-20 Hilo,~awaii, TMK 2-2-25:24 - = J" On behalf of the Akana Trust, we are responding to the Department of Water Supply (DWS) letter, dated April 28, 1999, commenting on the applicant's Change of Zone Application. When preliminary architectural plans for the new building are completed, the anticipated maximum daily usage, as recommended by a registered engineer, will be submitted to the DWS as requested. At the same time, a water commitment deposit will be remitted. We thank you for the opportunity to respond to the comments of the DWS. Sincerely yours, BELT COLLINS HAWAII LTD. ~ ~ Glen T. Koyama GTK:If cc: Alfred Akana, Akana Trust Milton D. Pavao, Hawaii County DWS ®04'7®g BELT COLLINS HAWAII LTD. 680 ALA MOANA BOULEVARD. FIRST FLOOR, HONOLULU, HAWAII 96813.5406 U.S.A. TEL: 808 52 L5361 FAX: 808 538-7819 EMAIL: hawaii®bel¢ollinscom WEB: www.6el¢ollins.com PLANNING ENGINEERING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CONSULTING HAWAII SINGAPORE HONG KONG AUSTRALIA THAILAND MALAYSIA PHILIPPINES GUAM SEATTLE Bela Cnlliv Haaau i. on Equal Oppunm,q~ Empl,,.o. Stephen K. Yamuhiro Z.:i Edward aumatuy lNgor Aeaiasaaa4/ ~~M Y••'J ~DIIIif~? D~ ~2[tilI?ITI FIRE DEPARTMENT 7T7 Rllaun Avenue • Yell I.eae, Room 6 • HRo, Hewell 967T0-4239 April 13, 1999 leoa196i.s~r•t~lsasl9et.a~ . ~c. ,!i To: Virginia Goldstein, Planning Director - From: Edward Bumatay, Acting Fire Chief r. Y SUBJECT: CHANGE OF ZONE APPLICATION (REZ 99-010) ~ APPLICANT: AKANA TRUST REQUEST: RS-10 TO CG-20 TAX MAP KEY: 2-2-25:24 Fire apparatus access roads shall be in accordance with UFC Section 10.207: "Fire Apparatus Acceea Roads "Sec. 10.207. (a) Geaeral. Fire apparatus access roads shall be provided and maintained in accordance with the provisions of this section. "(b) Where Required. Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access as measured by an unobstructed route around the exterior of the building. "ExCEPTION3: 1. When buildings are completely protected with an approved automatic fire sprinkler system, the provisions of this section may be modified. "2. When access roadways cannot be installed due to topography, waterways, nonnegotiable grades or other similar conditions, the chief may require additional fire protection as specified in Section 10.301 (b). fir,\1 CpGy EXHIBIT ? To: Virginia Goldstein, Planning Director Page 2 April 13, 1999 "3. When there are not more than two Group R, Division 3 or Group M Occupancies, the requirements of this section may be modified, provided, in the opinion of the chief, fire-fighting or rescue operations would not be impaired. "More than one fire apparatus road may be required when it is determined by the chief that access by a single road may be impaired by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. "For high-piled combustible storage, see Section 81.109. "(c) Width. The unobstructed width of a fire apparatus access road shall meet the requirements of the appropriate county jurisdiction. "(d) Vertical Clearance. Fire apparatus access roads shall have an unobstructed vertical clearance of not less than 13 feet 6 inches. "EXCEPTION: Upon approval vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance. "(e) Permissible Modifications. Vertical clearances or widths required by this section may be increased when, in the opinion of the chief, vertical clearances or widths are not adequate to provide fire apparatus access. "(f) Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be provided with a surface so as to provide all- weather driving capabilities." (20 tons) "(g) Turniag Radius. The turning radius of a fire apparatus access road shall be as approved by the chief." (45 feet) "(h) Turnarounds. All dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus. To: Virginia Goldstein, Planning Director Page 3 April 13, 1999 "(i) Bridges. When a bridge is required to be used as access under this section, it shall be constructed and maintained in accordance with the applicable sections of the Building Code and using designed live loading sufficient to carry the imposed loads of fire apparatus. "(j) Grades. The gradient for a fire apparatus access road shall not exceed the maximum approved by the chief." (15~) "(k) Obstruction. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under this section shall be maintained at all times. "(1) 3igas. When required by the fire chief, approved signs cr other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof or both." Water supply shall be in accordance with UFC Section 10.301: "Sec. 10.301. (a) Type Required. The chief shall designate the type and number of fire appliances to be installed and maintained in and upon all buildings and premises in the jurisdiction other than private dwellings. This shall be done according to the relative severity of probable fire, including the rapidity with which it may spread. Such appliances shall be of a type suitable for the probable class of fire associated with such building or premises and shall have approval of the chief. "(b) Special Hazards. In occupancies of an especially hazardous nature or where special hazards exist in addition to the normal hazard of the occupancy, or where access for fire apparatus is unduly difficult, additional safeguards may be required consisting of additional fire appliance units, more than one type of appliance, or special systems suitable for the protection of the hazard involved. Such devices or appliances may consist of automatic fire alarm systems, automatic sprinkler or water spray systems, standpipe and hose, fixed or portable fire extinguishers, suitable asbestos blankets, breathing apparatus, manual or automatic covers, carbon dioxide, foam, halogenated and dry chemical or other special fire-extinguishing systems. Where such systems are installed, they shall be in accordance with the -applicable Uniform Fire Code Standards or standards of the National Fire Protection Association when Uniform Fire Code Standards do not apply. To: Virginia Goldstein, Planning Director Page 4 April 13, 1999 "(c) Water Supply. An approved water supply capable of supplying required fire flow for fire protection shall be provided to all premises upon which buildings or portions of buildings are hereafter constructed, in accordance with the respective county water requirements. There shall be provided, when required by the chief, on-site fire hydrants and mains capable of supplying the required fire flow. "Water supply may consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow. "The location, number and type of fire hydrants connected to a water supply capable of delivering the required fire flow shall be protected as set forth by the respective county water requirements. All hydrants shall be accessible to the fire department apparatus by roadways meeting the requirements of Section 10.207. "(d) Fire Hydrant Markers. When required by the chief, hydrant locations shall be identified by the installation of reflective markers. "(e) Timing of Installation. When fire protection facilities are to be installed by the developer, such facilities including all surface access roads shall be installed and made serviceable prior to and during the time of construction. When alternate methods of protection, as approved by the chief, are provided, the above may be modified or waived. "(f) All fire alarm systems, fire hydrant systems, fire extinguishing systems (including automatic sprinklers), Class I, II, III (combination standpipe system) and combined systems, basement inlet pipes, and other fire protection systems and appurtenances thereto shall meet the approval of the fire department as to installation and location and shall be subject to periodic testa as required herein. Plans and specifications shall be submitted to the fire department for review and approval prior to installation." WARD T Acti Fire Chief EB/mo BELT COLLINS May 27, 1999 9733.5300/99P-195 ' rf1 1 ~ `i f;.1r _ Ms. Virginia Goldstein, Director - ~ ~ I Planning Department ' County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: Change of Zone Application (REZ 99-010) Applicant: Akana Trust; Request: RS-10 to CG-20 Hilo, Hawaij, TMK 2-2-25:24 On behalf of the Akana Trust, we are responding to the Fire Department's memorandum, dated April 13, 1999, commenting on the applicant's Change of Zone Application. Where applicable, the proposed project will comply with the requirements of the Fire Department and its fire code. Thank you for the opportunity to respond to the Fire Department's comment on the proposed project. Sincerely yours, BELT COLLINS HAWAII LTD. Glen T. Koyama GTK:If cc: Alfred Akana, Akana Trust BELT COLLWS HAWAII LTD. • 680 ALA MOANA BOULEVARD. FIRST FLOOR. HONOLULU. HAWAII 96813~ig06 U.S.A. TEL: 808 521-5361 FAX: 808 538-7819 EMAIL: hawaii®belmollins.com WEB: www.Eeltcollins.com PLANNING ENGINEERING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CONSULTING HAWAII SINGAPORE HONG KONG AUSTRALIA THAILAND MALAYSIA PHILIPPINES GUAM SEATTLE Pd~ Collim Hne-.u rv m tVU.I Oppnnunnv Emflrrer N~ BENJAMIN J. CAVETANO Bruce S. Anderson, Ph.D., M.P.:: OOVERROR S ~ DIRECTOR OF HEALTH y F~ ~qom W~ STATE OF HAWAII DEPARTMENT OF HEALTH P.O. BOX 918 HILO, HAWAII 89]2/-0818 ~i ~J' MEMORANDUM , i DATE: April 12, 1999 y - TO: Virginia Goldstein ' ~ Planning Director, County of Hawaii FROM: Aaron Ueno District Environmental Health Program Chief SUBJECT: Change of Zone Application (REZ 99-010) Applicant: Akana Trust Request: RS-10 to CG-20 Tax Map Key: 2-2-25:24 The Department of Health would support any sewer requirements made by the County of Hawaii for the proposed project. Underground Injection Systems (Ph. 586-4258) which receive wastewater or storm run-offs from the proposed development need to address the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control." The Department of Health does not have any objections to the proposed change in land uses. However, the planned land use activities should be compatible with the existing neighborhood. Construction activities must comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." a. The contractor must obtain a noise permit if the noise levels from the construction activities are expected to exceed the allowable levels of the rules. b. Construction equipment and on-site vehicles requiring an exhaust of gas or air must be equipped with mufflers. EXHIBIT Virginia Goldstein April 12, 1999 Page 2 c. The contractor must comply with the requirements pertaining to construction activities as specified in the rules and the conditions issued with the permit. Should there be any questions on this matter, please contact the Department of Health at 933-0917. WP7.O:REZ99-IO.mi ~ ~ ~ ~ BELT COLLINS May 27, 1999 '^~~{',,;i ~ ~ 1 !I. 9733.5300/99P-192 Ms. Virginia Goldstein, Director _ Planning Department ~ ~ ~ • • ~ ~ ' County of Hawaii 25 Aupuni Street, Room 109 Hilo, Hawaii 96720-4252 Dear Ms. Goldstein: Change of Zone Application (REZ 99-010) Applicant: Akana Trust; Request RS-10 to CG-20 Hilo, Hawaii. TMK 2-2-25:24 On behalf of the Akana Trust, we are responding to the Department of Health's (DOH) memorandum, dated April 12, 1999, commenting on the Akana Trust's Change of Zone Application. The proposed project will connect to an existing County sewer line fronting the property. The proposed project will comply with the requirements of Chapter 23, Hawaii State Department of Health Administrative Rules, Title 11, "Underground Injection Control," if an underground injection system is developed for the property to receive stormwater runoff. The proposed project is located in a mixed-use neighborhood. Other commercial facilities are located in close proximity to the subject property. Thus, the proposed project is compatible with the surrounding land uses. The contractor for the project will comply with the provisions of Hawaii Administrative Rules, Chapter 11-46, "Community Noise Control." Thank you for the opportunity to respond to DOH's comments and concerns on the proposed project. Sincerely yours, BELT COLLINS HAWAII LTD. Glen T. Koyama GTK:If cc: Alfred Akana, Akana Trust ~~t`~"~~+~ BELT COLLINS HAWAII LTD. • 680 ALA MOANA BOULEVARD. FIRST FLOOR. HONOLULU, HAWAII 96813-5406 U.S.A. TEL: 808 521.53fi1 FAX: 808 538-7819 EMAIL: hawaii®belscollins.mm WEB: www.belttollins.mm PLANNING ENGINEERING LANDSCAPE ARCHITECTUREENVIRONMENTAL CONSULTING HAWAII SINGAPORE HONG KONG AUSTRALIA THAILAND • MALAYSIA PHILIPPINES GUAAf SEATTLE aeli C..Ilim n..ai .r m E~ml Oro.nmmn Emrl~~.... .,,d-04-1999 FRI 04:42 PM BEL' '0111NS HAWAII FAX N0. 808 5" 7819 P, 03 { h r .rr,' ~ iWJANNI J. CAYR410 - 1~0 DOKRNOR OF NAWN TMOTNII C JOWe. CNAgpgiON eoAw OF LN/O ANO NATUnu ~/wvACn DiFU71w ' sr. JAN[T L. RAWD.O STATE OF HAWAII AeuATieusounew eDAnwa AND DcLAN iceumoN wNSOWATroN Nro nisouoecs DEPARTMENT OF LAND AND NATURAL RE60URCE5 eNroneewADrt HL4TDRIC i1~SQRVAT10N PNISIDN CDNVLTANCle FOflELTM AND WNJ)LIFT [ikW~NLw BWIND• Reom 66L MIBTDNC 7Nlfi~iVAT1ON !01 Kw.old~ iahvrl uryp If1F~L.~MMM i1T07 iTAT[YMK9 May 19, 1999 WATLR RwoNaCi NANAOWWT Mr. Glen Koyama LOG NO: 23416 Belt Collins Hawaii DOC NO: 9905tmi6 680 Ala Moana Blvd., First Floor Archftechrre Honolulu, Hawaii 96813-5406 bear Mr. Koyama: SUBJECT: Alarm Trust Property Proposed Coarmercial Development TMK: Z-2-25:24. Hilo, Island of Hawaii Thank you for transmitting the photographs of the Akana property in Hilo. ~ This appears to be a fine example of a Htld house done in the "Hawaiian Regional" style and we believe it would be eligible for ~9 on the Hawaii and National Register of Htstoric Piacess. As we previously noted, we do not object to a change in zoning to commercial, however, we would encourage the use of the existlng structure. The lawn also contributes to the setting of this historic neighborhood. Encbsed is a brochure on Registering Hisboric Properties in Hawai~ i and Preservation Tax.Incentives for Historic Buildings. If someone is interested in preserving the house and trtiimng it as a commero~l property, the tax incentives may be useful. Please pass • these brochures on to anyone wha may be Interested •tn developing this property. Please feel free to call Tonla Moy at 692-8030 should you have further questions. 'thank you for the opportunity tb comment. Aloha, ~ v~ DON IIIBBARD, Administrator State Historic Preservation Division TM:jk EXHIBIT a ~ ~ BEL'i COLLINS June 4, 1999 9733.5300/99P-205 Mr. Don Hibbard, Administrator State Historic Preservation Division Department of Land and Natural Resources 601 Kamokila Boulevard, Room 555 Kapolei, Hawaii 96707 Dear Mr. Hibbard: Akana Trust Property Change. of Zone Request: RS-10 to CG-20 Hilo, Hawaii TMK 2-2-25:24 On behalf of the Akana Trust, we are responding to your letter of May 19, 1999. As mentioned, you do not have any objections to the proposed change of County zoning far the Akana property. The applicant originally built the residence in the 1930s. The family members of the trust have outlived the residence and are now interested in doing something else with their property. The architectural style of the residence is quite common in Hilo and in the neighborhood. Removal of the existing structure for the proposed commercial building would not result in a significant depletion of good examples of that particular architecture style. Many other fine examples still exist. As a mitigation measure, the owner will document the structure per standard State documentation procedures with photographs and/or drawings before any demolition or substantial changes occur to the building. Should you have any questions regarding the above, please do not hesitate to contact me. Sincerely yours, BELT COLLINS HAWAII LTD. o~C..,., ~Q-~-~ Glen T. Koyama GTK:If cc: Alfred Akana, Akana Trust Virginia Goldstein, Hawaii County Planning Department 004'735 BEL7 COLLINS HAWAII LTD. • 680 ALA MOANA BOULEVARD. FIRST FLOOA. HONOLULU. HAWAII 96813-i406 l;. S..A. TEL: 808 52L536I FAX: 808 538-7819 EMAIL: hawaii®bel¢ollins.com WEB: www.bels<ollins.com PLANNING •ENGINEERING LANDBCAPE ARCHITECTURE•EN VIRJNMENTAL CONSULTING HAWAII • SINGAPORE HONG KONG • AUSTRALIA • THAILAND • MALAYSIA PHILIPPINES • GUAM SEATTLE Deh Co1Lm Havu a an Equ+l Opponunuy Emplu•er RAkanaOl.pkf/agk -6/10/99 COUNTY OF HAWAII PLANNING DEPARTMENT RF.CO~NDATION AKANA TRUST CHAN OF .O Pp .I ATION (REZ 99-0101 Upon careful review of the request, the Planning Director is recommending that a favorable recommendation for the Change of Zone request be forwarded to the County Council. This recommendation does not, however, sanction the specific plans as submitted with the application as they may be subject to change given the specific code and regulatory requirements of the affected agencies. Since this recommendation is made without the benefit of public testimony, the Duector reserves the right to modify and/or alter this position based upon additional information presented at the public.heazing. This favorable recommendation is based on the following findings: The applicant is requesting a change of zone from 1tS-10 to CG-20 to construct an approximately 18,000 squaze foot commercial/office building. The new facility would be designed to provide space for business enterprises and services to the University of Hawaii-Hilo as well as the local community. In order to consider an area for any type of zoning designation, the applicable goals, policies and standazds of the General Plan must be adequately addressed. It is only through such a comprehensive policy analysis approach that evaluations and decisions can be made to better time and stage developments to achieve growth determined by the General Plan and related planning documents. The implications of these evaluations and decisions must be also considered as they may have an impact on similar azeas in the County, but ultimately, on the future development of the whole island. The proposed change of zone request from RS-10 to CG-20 would further the ` County's goals of providing an ewnomic environment which allows new or existing businesses to expand and diversify the County's economic base, and thereby also increase the choice of occupations. The proposed request would be consistent with the following goals and policies of the Economic Element of the General Plan: * Provide residents with opportunities to improve their quality of life. * Economic development and improvement shall be in balance with the physical and social environments of the island of Hawaii. * The County of Hawaii shall strive for diversity and stability in its economic system. * The County shall provide an economic environment which allows new, expanded, or improved economic opportunities that aze compatible with the County's natural and social environment. * The County of Hawaii shall strive for an economic climate which provides its residents an opportunity for choice of occupation. * The County of Hawaii shall continue to encourage the expansion of the reseazch and development industry by working with and supporting the university, private sector, and other agencies' programs developed to aid the County of Hawaii. * The County shall support the development of a master plan for lands within the vicinity of the University of Hawaii a[ Hilo to incorporate a "college town" concept utilizing an appropriate mixture of residential, commercial and other land uses to complement the university's infrastructure. The proposed request would also be consistent with the goals and policies of the Land Use Element of the General Plan. Land use is one of the principal focal points of public concern and policy. The Land Use Element provides the primary basis for direct control and guidance of publicly and privately owned resources. It is also intended to be used as a policy guide for the coordinated growth and development of all sectors of the County. It sets forth goals, policies, standazds and courses of action to accommodate growth without congestion, to designate and preserve the lands needed for residential use, commercial and visitor services, industry, agriculture and open space, and to coordinate these uses with the County's service and circulation systems. The overall Land Use goals; policies and standards are set forth to physically plan the ` lands in the County in the best interest of the island's residents. These state the following: -2- * Designate and allocate land uses in appropriate proportions and mix and in keeping with the social, cultural, and physical environments of the County. * Zone urban- and rural-types of uses in azeas with ease of access to community services and employment centers and with adequate public utilities and facilities. * Allocate appropriate requested zoning in accordance with the existing or projected needs of neighborhood, community, region and County. * The county shall encourage the development and maintenance of communities meeting the needs of its residents in balance with the physical and social environment. * Zoning request shall be reviewed with respect to General Plan designation, district goals, regional plans, State Land Use District, compatibility with adjacent zoned uses, availability of public services and utilities, access and public need. The proposed request would also complement the following goals and policies of the Commercial Element: * Provide for commercial developments that maximize convenience to users. * 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 minimal intrusion while providing the desired services. Appropriate infrastructure and design concerns shall be incorporated into the review of such developments. * Commercial development shall be located in areas adequately served by transportation, utilities, and other amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. * Commercial zoned lands in proximity to the University of Hawaii at Hilo shall be allocated as the need azises. ` The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan represents the document's goals, policies, standazds and courses of action -3- to guide the coordinated growth and development of the County. It reflects a graphic depiction of the spatial relationships among vazious land uses and the expressed policy statements of the document itself. The LUPAG Map, in essence, establishes the basic land use pattern for azeas within the County. The subject rezoning action conforms to the LUPAG Map which designates the area for High Density Urban Development. This High Density designation allows for commercial, multiple residential and related services. The proposed site would be suitable and allow for the applicant's proposed commercial abe office uses. The rezoning reclassification would be a reasonable expansion of commrcial activities associated with this designation and the existing commercial uses in the area. Although the Hilo Community Development Plan (CDP) Zone Guide Map adopted in 1975 suggests the retention of Multi Family Residential (R-4) zoning, there has been increasing demand for additional commercial-zoned lands. This is reflected by the vazious change of zone requests approved along Kilauea Avenue to the northeast of the subject property as well as other properties within the "college town" core area. The proposed change of zone would, therefore, complement the existing commercial Lmd uses, be consistent with the transition from residential to commercial that is occurring in the immediate vicinity and provide for an orderly commercial development of the area. The County Council adopted Resolution No. 286 96 on April 3, 1996, which encourages the private development of mixed commercial and higher density residential uses surrounding the University of Hawaii at Hilo campus. The University of Hawaii at Hilo campus is located approximately 900 feet or two blocks west of the subject property. The subject property is located within this "college town" core azea and therefore, the proposed development would provide services to the university campus. The project site is situated within close proximity to schools, commercial areas, employment centers and public safety services. The surrounding properties consist of a mixture of commercial and residential uses. The project site is located approximately one mile from the Hilo urban center where police, fire and emergency -4- medical services are available. Adjacent surrounding lands aze zoned RS-10 and RM-1 and include single family dwellings and apartment buildings. The ILWU Hall is situated on a property zoned RS-10 and located approximately 80 feet northwest of the property. There is a pazcel zoned RM-4 located approximately 180 feet north east of the property. Commercial establishments including Tyke's Dry Cleaning and Scruffles Restaurant are located approximately 500 feet from the subject property to the northeast, on Kilauea Street. Along Kilauea Street one block northeast of the subject property, the following commercial rezonings have been approved: A. TMK: 2-2-24: 13, RS-10 to CO-20, Ordinance No. 83 842 (REZ 423) effective 2/10/83, to William Brilhante. This site was subsequently rezoned from CO-20 to CG-20, Ordinance 86 42 (REZ 522) effective 5/15/86, currently the site of a real estate office. B. TMK: 2-2-24:14, RS-10 to CG-20, Ordinance No. 92 26 (REZ 707) effective 3/11/92 to Sandra Kaneshiro. C. TMK: 2-2-24: Por. 15, RS-10 to CG-10, Ordinance No. 89 161 (REZ 651) effective 12/22/89, to Sandra Kaneshiro, site of Scruffles Restaurant, Pazadise Cafe, Tyke's Laundromat, Personal Touch Dry Cleaners, and retail uses. D. TMK: 2-2-24:1, RS-10 to CG-10, Ordinance No. 96 84 (REZ 826) effective 7/26/96 to Wayne and Sandra Kaneshiro. This property on the comer of Lanikaula Street and Kilauea Avenue is currently vacant. Commercial zoning has also been approved on TMK: 2-2-38:26, RS-10 to CN-10, Ordinance No. 97 4 (REZ 841) effective 1/20/97, to Betty Tomori, site of the existing Ken's Service Station, as said property is situated within the "wllege town" core area. All utilities and services which are essential to accommodate urban deve~pment are or will be made available to the project site. Current access to the site is from Lanikaula Street. However, the applicant proposes access to the property from both Kinoole and Lanikaula Streets, which aze County roadways. Kinoole Street has an approximate 36-foot wide pavement in fair to good condition, with concrete curbs and sidewalks within an existing 60-foot right-of--way. Lanikaula Street has an approximate 40-foot wide pavement in fair to good condition, with concrete curbs, _g_ gutters, and sidewalks, all within an existing 60.foot right-of--way. The Department of Public Works requires that the applicant provide commercial standazd sidewalks (sidewalks with no planter strips) along the entire frontage of the subject property, and provide channelization improvements to the Lanikaula/Kinoole Street intersection and the proposed driveways. Further, the department recommends that driveways be adjusted to the extreme corners, away from the I.anikaula/Kinoole Street intersection, as certain turning movements into and out of the property will be restricted. The Department of Public Works also recommends that a wheelchair ramp on the comer of the intersection be provided, meeting with the approval of the Commission on Persons with Disabilities and the Department of Public Works. The Department of Water Supply notes that water would be available from a 5/8-inch from the 6-inch waterline along ICinoole Street which fronts the property. Since the request would allow uses that may exceed the 600 gpd maximum allowed usage, the Department of Water Supply requires that the applicant submit an anticipated maximum daily water usage recommended by a registered engineer. Further, the applicant will be required to remit a water commitment deposit. All other utilities and services are available to the subject property. The project has no severe geological or topographical problems which cannot be properly rectified or which would render the land unusable. The subject property is relatively level. According to the Hood Insurance Rate Map (FIRM), it is within Zone X, an azea determined to be outside the 500-year flood plain. The subject property is also located outside of any tsunami inundation azea. Any new construction or improvements to the project azea must comply with Chapter 27 of the County Code relating to Flood Hazard Control. The subject property has been previously developed with a residence and therefore, no endangered or threatened species of floral or fauna nor any azchaeological sites aze anticipated to be found on the subject property. To mitigate any potential noise and visual impacts to adjacent neighbors, it is recommended that a landscaping buffer, to be determined during plan approval review, be established along the reaz property boundaries. -6- Based on the above findings, this request for a Change of Zone from a Single Family Residential (RS-10) to a General Commercial (CG-20) zoned 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 (City of Hilo Zone Map) is provided for your favorable consideration. Please note the proposed conditions of approval attached to the draft bill. -7- COUNTY OF HAWAII STATE OF HAWAII BIIJ. NO. (PLANNING DEPAIZ~NT) ORDINANCE NO. AN ORDINANCE AMENDING SECTION 25-8-33 (CITY OF HILO ZONE MAP), ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL (RS-10) TO GENERAL COMMERCIAL (CG-20) AT WAIAKEA, SOUTH HILO, HAWAII, COVERED BY TAX MAP KEY 2-2-25:24. BE TT ORDAINED BY THE COUNCIL OF THE COUNTY OF HAWAII: SECTION 1. Section 25-8-33, Article 8, Chapter 25 (Zoning Code) of the Hawaii County Code, is amended to change the district classification of property described hereinafter as follows: The district classification of the following azea situated at Waiakea, South Hilo, Hawaii, shall be General Commercial (CG-20): Beginning at the west comer of this pazcel of land, on the southeasterly side of Lanikaula Street, the coordinates of said point of beginning referred to Government Survey Triangulation Station "HALAI" being 3,976.92 feet South and 6,594.90 feet East, thence running by azimuths measured clockwise from True South: 1. 238° 10' 217.00 feet along the southeasterly side of Lanikaula Street; 2. Thence along the south comer of the intersection of Lanikaula Street and Kinoole Street, on a curve to the right with a radius of 20.00 feet, the chord azimuth and distance being: 283° 10' 28.28 feet; 3. 328° 10' 153.40 feet along the southwesterly side of Kinoole Street; 4. 58° 10' 237.00 feet along Grant 9391; 5. 148° 10' 173.40 feet along 30-ft. Railroad Right-of--Way (abandoned) to the point of beginning and containing an azea of 41,010 squaze feet. All as shown on the map attached hereto, mazked Exhibit "A" and by reference made a part hereof. SECTION 2. This change in district classification is conditioned upon the following: SEE ATTACHED CONDITIONS SECTION 3. In the event that any portion of this ordinance is declazed invalid, such invalidity shall not affect the other parts of this ordinance. SECTION 4. This ordinance shall take effect upon its approval. INTRODUCED BY: COUNCIL MEMBER, COUNTY OF HAWAII Hilo, Hawaii Date of Introduction: Date of 1st Reading: Date of 2nd Reading: Effective Date: APPROVED AS TO FORM AND LEGALITY CORPORATION COUNSEL DATED: -2- CAkana0l.pkf-6/8/99 AK:ANA TRUST CIiANGE OF ZONE APPLICATION (REZ 99-010) A. The applicant, its successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant shall submit the anticipated maximum daily water usage calculation and the required water commitment payment to the Depaztment of Water Supply in accordance with its "Water Commitment Guidelines Policy" within ninety (90) days from the date of Final Plan Approval. C. Construction of the proposed development and related improvements within the subject property shall be completed within five (5) years from the effective date of this ordinance. This time period shall include securing Final Plan Approval from the Planning Director in accordance with the Zoning Code Sections 25-2-72 and 25-5-117 and the Planning Depaztment's Rule 17 (Landscaping Requirements) for the commercial development within the subject property. Plans shall identify structures, fire protection measures, landscaping and maintenance plan, paved and striped pazking stalls and driveway and other improvements associated with the proposed uses. Plans shall include landscaping along property boundaries for the purpose of mitigating any potential adverse noise and visual impacts to surrounding properties. D. Driveway access and chammelization improvements to the Lanikaula/I{inoole Street intersection and the proposed driveways shall meet with the approval of the Department of Public Works. Street lights, signs and mazkings shall be installed, if requued, on Kinoole Street and Lanikaula Street meeting with the approval of the Department of Public Works. E. Prior to the issuance of a Certificate of Occupancy for any development on the subject property, the applicant shall provide improvements to the frontage of the subject property along Kinoole Street and Lanikaula Street consisting of, but not limited to, commercial standard sidewalks (sidewalks with no planter strips) along the entire frontage of the subject property, meeting with the approval of the Department of Public Works. Sidewalks and an accessible wheelchair ramp at the comer of Kinoole Street and Lanikaula Street shall be provided and meet with the approval of the Commission on Persons with Disabilities and the Department of Public Works. F. A Solid Waste Management Plan shall be submitted for review and approval to the Department of Public Works in conjunction with the submittal of plans for Final Plan Approval. G. Sewer line connections to the County sewer system shall be installed meeting with the requirements of the Department of Public Works. H. Upon compliance with applicable conditions of approval, prior to the establishment of any new use or the opening of the proposed development, the applicant shall submit a final status report, in writing, to the Planning Director. I. Comply with all other applicable roles, regulations and requirements of the affected agencies for the development of the subject property. J. Should the Council adopt a Unified Impact Fee 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 Fee Ordinance. K. An initial extension of time for the performance of conditions within the ordinance may be granted by the Planning Director upon the following circumstances: 1. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicants, successors or assigns, and that are not the result of their fault or negligence. 2. Granting of the time extension would not be contrary to the General Plan or Zoning Code. 3. Granting of the time extension would not be contrary to the original reasons for the granting of the change of zone. 4. The time extension granted shall be for a period not to exceed the period -2- originally granted for performance (i.e., a condition to be performed within one year may be extended for up to one additional year). L. Should any of the conditions not be met or substantially complied with in a timely fashion, the Director may initiate rezoning of the subject property to its original or more appropriate designation. -3- RS 10 CN-IO (~,-20 ~ I RS-I ~ ~-3.75 CG-7.5 LONO STREET 85-10 RS 10 , 20 Rt7'3.75 Rs-10 RS-10 CG-10 ~ CG -7.5 ~ R5-10 ?~~g Rs - 10 Rs-10 ~ J~ Rs 10 W w ,~Q-fir' w~ ~O ~ ~ ~ to RS-10 ~ Rs -10 RS-10 Rs-10 i ~"-10 W Z Rs-10 RS-10 CG-20 3 976.92 5 Q 6,594.90 E CG -10 "HALM" ~ LANIKAULA STREET ~_I RS-10 RM-4 RS-10 Rs-10 RM -I RS-10 SINGLE FAMILY RESIDENTIAL (RS-10) _ TO GENERAL ~ ~ W COMMERCIAL (CG-20) ~ Rs - to o Rs - to a _ ~ Z W AREA: 41,010 SQ. FT. Y a' J Z Y ~ RS-10 ~"I j R5-10 RM-I O Rs-10 - OLONA STREET AMENDMENT TO THE ZONING CODE , AMENDING SECTION 25-8-33 (CffY OF HILO ZONE MAP) ARTICLE 8, CHAPTER 25 (ZONING CODE) OF THE HAWAII COUNTY CODE, BY CHANGING THE DISTRICT CLASSIFICATION FROM SINGLE FAMILY RESIDENTIAL (RS-10) TO GENERAL COMMERCIAL (CG-20) AT WAIAKEA, SOUTH HILO, HAWAII. PREPARED BY PLANNING DEPARTMENT COUNTY OF HAWAII TMK 2-2-25:24 JUNE 10, 1999 EXHIBIT "A' T""~ PLANNING COMMISSION COUNTY OF HAWAII HEARING TRANSCRIPT June 18, 1999 A regulazly advertised hearing on the application of AKANA TRUST was called to order at 9:03 a.m. in the County Building, Councilroom-Room 201, 25 Aupuni Street, Hilo, Hawaii, with Chairman Leonard Tanaka presiding. PRESENT: Richazd Baker, Jr. ABSENT: Geraldine Giffin Florence Kubota Grant Togashi Lin McIntosh Mildred Mosher James Souza Leonazd Tanaka Virginia Goldstein, Planning Director Alice Kawaha, Staff Planner Susan Gagorik, Staff Planner Fred Giannini, Deputy Corporation Counsel Casey Yanagihaza representing the Department of Public Works Glenn Ahuna representing the Department of Water Supply And approximately 8 people from the public in attendance. TANAKA: The first item on the agenda is the application by Akana Trust, and this is an application for a Change of Zone by changing the district classification from Single Family Residential (RS-10) to General Commercial (CG-20) for approximately 41,010 squaze feet of land. The property is located at the southwest comer of the Kinoole Street and Lanikaula Street intersection, Waiakea Houselots Second Series, Waiakea, South Hilo, Hawaii. Alice. KAWAHA: Thank you, Mr. Chairman. If I can take your attention to the location map, the subject property is here in green; it's at the corner of Kinoole Street and Lanikaula, West Lanikaula Street. I just want to point out also in this azea there's the University of Hawaii complex here. There's also the Waiakea School complex, the Hawaii Community College here. In looking at the site plan, this here is the Kinoole Street, and Lanikaula runs in this direction. Presently, there is this existing dwelling here in yellow. The proposal is to build this two-story commercial retail building that's indicated in red. Also, if you look at the site plan, there is an existing driveway closer in this azea and also up in this azea here. The proposal is to have the access further, further towazds the middle of the property, along, off of Lanikaula Street and in this direction; the access would be further to this corner of this property line rather than closer to the intersection of Kinoole and Lanikaula Street. I also want to point out that the County Council adopted a resolution which delineated the college town area, and it runs approximately along the Kinoole-West Ohia Street coming up to Kawili Street, cutting across part of this University azea to where the comer of Ming's Jewelry is, which is Hualalai, and it goes down Hualalai Street onto, back to Kilauea Street and up to here. And the purpose of that resolution, and it's stated in the Background, that it's to service the university system as faz as mixed uses, such as residential and commercial activities. The Planning Director is recommending a favorable recommendation on this change of zone to a CG-20 with the conditions as stated. Are there any questions? TANAKA: Commissioners, any questions? Commissioner Souza. SOUZA: Mr. Chairman, while Alice pointed out that the County Council passed the resolution, I might point out that resolution was passed in 1996 and there is only three present members, three members that signed this resolution that aze present on the Boazd now. So I don't think, personally, that I'd put much weight in the resolution, not knowing the thinking of the present members of today's Council. And the second thing, in my personal opinion, I think the circle they made of the properties described in the resolution is faz, far, too much to consider that something to, so that we can provide services for the college. TANAKA: Okay. Thank you, Commissioner Souza. Any further questions, Commissioners? If not, we'd like to call up the Applicant or its representatives. And is there anyone else in the public that would like to testify on this agenda item? Okay. Before you begin, would you give us your name and address for the record, please. KOYAMA: My name is Glenn Koyama. My address is Honolulu, Oahu. TANAKA: Okay. Have you received the Background Report and the Recommendation? KOYAMA: Yes. TANAKA: Okay. KOYAMA: I have. TANAKA: Do you have any comments? -2- KOYAMA: One of the things that I might bring up is we, we did receive the Public Works Department's comments on the project, and we had a question on exactly what is meant by channelized intersection improvements. TANAKA: And I had the same question, you know, being that I work a lot with signalization and all of that. Perhaps we could ask Mr. Yanagihara to come up. And, yeah, the question I had was is it possible to do a channelization, because I am pretty sure there is a, it's a signalized intersection, is that coaect? Anyway, go ahead, Mr. Yanagihaza. YANAGIHARA: The signalized intersection is what, Kinoole and Lanikaula. KOYAMA: Yes. YANAGIHARA: And we're looking at, depending on the location of your driveways, or your proposed driveways, to maybe provide left tum pockets if it's necessary. Because as you can see, left turn movements, you know, will or could potentially cause some problems to the intersection itself. We're not looking at signals or anything like that, just channelizing of the striping and the signs and mazkings. KOYAMA: I see. Okay. TANAKA: Would it be possible to also limit the ingress/egress to right tum in/right turn out, depending on, again, the YANAGIHARA: Yes. TANAKA: The location of the driveways? YANAGIHARA: Yes. TANAKA: To mitigate that concern? YANAGIHARA: Yeah, that's a possibility. TANAKA: Okay. KOYAMA: I might add if, would it, the type of improvements depend on the type of facility that eventually occupied that site? YANAGIHARA: Well, Ibelieve -3- KOYAMA: Say, for instance, if there is less of an intensive use, commercial use, of that property that may generate less traffic impact, would the type of improvements be dependent on the type of activity on the site? YANAGII3ARA: Yes We look at the, I guess, the ultimate zoning, yeah. I think the zoning would dictate more, you know, because you can have a lower use but your zoning may allow the higher use. So, you know, we will take that into consideration, we take, we would consider the maximum use of the property. Because you can say one thing one day and come back the next day and, you know, create a higher use and create, you lmow, traffic problems. KOYAMA: Okay. That's something that maybe we would resolve through the plan approval process? I heaz what you're saying, but would this be some leeway that we could talk about what exactly would be required, or are there very specific requirements that need to be fulfilled? YANAGIHARA: We can analyze the situation when you turn in your preliminary design KOYAMA: Okay. YANAGIHARA: Location of the driveways, you know, of the building, and trying to push that driveway as faz away from the intersection as possible. Your traffic patterns, you know, one way in/one way out or something, you know, it depends how you lay it out. KOYAMA: Okay. TANAKA: Just looking at the map, I think it's workable. Even if you were limit to, limit it to the ingress/egress with right in, right out only, you still can have that flow, plus you've got the signalization right there on the intersection, too, that will help with that. KOYAMA: Right. TANAKA: Okay. BAKER: I get TANAKA: Commissioner Baker. BAKER: Casey, I'm very familiaz with that area, and I'm sure that you would need some kind of, that requirement because there's a school bus zone there, there's an apartment right above it, complex that the buses are always parked in there to pick up the students in the mornings and the afternoons. And there is henry traffic through the university and it's always lined up over there, and it's hazd to pull out from the place that I am familiar with, even to get out of there. And so I'm pretty sure that you would need to really make sure that they had that -4- channelized azea for them to loin or a certain way to loin in and out, you know, maybe like one way in and the other way out or something, something that really needed to be taken a look at. YANAGII3ARA: Yeah, we can control that during the design review. TANAKA: Yeah. At this stage of the application process, it's hazd to pinpoint and tell you exactly what you need to do until your plans aze finalized and the locations of the driveways aze really nailed down. KOYAMA: Yes. TANAKA: Okay. Any further questions, Commissioners? MOSHER: I have one. TANAKA: Commissioner Mosher. MOSHER: At what point will the owners know whether they're going to retain the old house or demolish it? I read this as still in question, and yet the plan indicates that it's going to be retained. KOYAMA: That, I don't know if I can answer that. It's, it's an offer that was put on the table. It's an offer that the owner will have to consider, one of maybe several other offers. And he probably won't make a decision until all the cazds aze on the table, so it's really premature to say at this point. MOSHER: So they have no intention of registering it in the Historic Properties of Hawaii at this time? KOYAMA: Well, that would be to the advantage of, say, whoever decides to retain the facility, the residence. If that person decides that there would be certain tax benefits by registering the property and preserving the structure as is, and taking advantage of that credit, yeah, I can see that, that happening. Again, the owner will have to see, look at all his options and if that pazticulaz option is the most feasible for him, I suspect that that could happen. MOSHER: Is the KOYAMA: But at this MOSHER: Is the Akana Trust not going to retain the property? Are they just coming in for the rezoning and then intend to mazket it? -5- KOYAMA: Well, I think the, as I was saying, the Akana Trust has the option of either developing the property on its own, with consultants and investors, at least to provide the financial background, or to sell it to an investor who would develop the property for a commercial facility. And, again, that decision hasn't be made. He will probably have to look at all these options before that decision is made. MOSHER: Okay. Thank you. TANAKA: Commissioner Souza? SOUZA: Mr. Chairman, one of the, it says here, the new facility would be designed to provide space for business enterprises and services to the University of Hawaii as well as the community. As far as I know, and please correct me if I'm wrong, Staff or somebody, but there's no, the proper infrastructure like sidewalks or bike paths from the university dorms down to this azea, am I right? GIANNINI: The State SOUZA: Not everything is curbs, gutters, and sidewalks. So, to me, if you, if you want to use the University of Hawaii as a, to be serviced, I don't think it's right to put a facility like this without bike paths or curbs, gutters, and sidewalks. I think if you look at university towns, you'll see that. And the other one, for potential businesses, in my mind, what I'd like to point out is that this will be the first business enterprise between Kinoole and Kilauea that's going Puna side of Lanikaula besides Ken's Service Station and Wiki Wiki Mart. I think for the Commissioners, at least for me, in my mind, do we want to put businesses, start putting businesses to the Puna side of the Lanikaula, start that? This will start it, Puna side of Lanikaula. And I feel, you know, the letter from Kamai, the neighboring property who is opposing this because they want to be, it be kept as a residential district, I just cannot see we're beginning to put businesses beyond Lanikaula at this time. And, more so, I don't think there's the infrastructure, as I said, from the university. Now, the gentleman said that he wants this zoned, and he probably wants to sell it after we get the proper zoning. So do we want to start zoning something without anything specifically, what they're going to do with the property beyond Lanikaula? TANAKA: Commissioner Souza, in regards to the infrastructure as faz as sidewalks, there aze some sidewalks that aze existing, according to the pictures, both fronting Kinoole and Lanikaula, along with, it looks like at least afive-foot wide planting strip; and it looks, it appears to be along Kinoole, at least, that there are gutters for drainage. , SOUZA: I was referring to, if it's going to service the university TANAKA: Right. -6- SOUZA: I was referring from the dormitories down. TANAKA: Yeah, there are sidewalks, also, going up Lanikaula. SOUZA: All the way up? GIANNINI: Not on Kawili. ICAWAHA: If I can point it out, I believe there is a sidewalk here, and maybe just grass kind of sidewalk area; and then from Kapiolani on, along the university complex, there is sidewalks. SOUZA: Okay. Okay. KAWAHA: There is a sidewalk here. So I think there's just grassed azea from here to here, and then there's, like I said, there's that asphalt walkway with grass, I think it's three or four-foot grassed azea, within the sidewalk azea. And, also, with regazds to the bike lane, the roadway is wide enough for bikes to travel through. I know on Kawili Street there is a designated line for a bike line, a bike lane, but not along Lanikaula. SOUZA: Thank you. TANAKA: Okay. Also, regazding what the Applicant intends to do with the property, I just checked with Corp. Counsel, my feeling, and he agrees, is that, you know, we really don't have any kind of jurisdiction to tell the Applicant, well, we'll give you the caning but, you know, you've got to keep the property, you know. It's a private matter. He has property rights; he can do as he pleases, as long as he's here before this body and meets with whatever requirements and conditions we have. SOUZA: I understand that. Maybe I didn't make myself clear. The overall question, whether it's this Applicant or any other TANAICA: Right. SOUZA: Applicant, do we want to start businesses on the Puna side of Lanikaula or not? TANAKA: Okay. Thank you. Commissioner Mosher. MOSHER: There is a Condition 8 on our GIAI~ININI: Recommendations. -7- MOSHER: Recommendations, thank you, that the Applicant shall provide commercial standard sidewalks along the entire frontage of the subject property. MCINTOSH: Mr. Chairman? TANAKA: Commissioner McIntosh. MCINTOSH: Yeah, I'd just like to remind everybody that we're guided by the law, the existing law, and this property is General Planned for commercial development. So I'm not sure the decision is ours, whether now is the time to go Puna side of one street or the other. That decision was made when the General Plan was adopted by the County Council some years ago. So I don't know if we have the right to start making exceptions based on personal preferences because we aze guided by the law. TANAKA: Thank you. Ms. Kawaha. KAWAHA: Yeah, I just wanted to point out some commercial azeas that, which I should have pointed out eazlier. You see the colors in pink? These are Neighborhood Commercials. There's also a Commercial, if you remember, I think a couple years back, the Ken's Service Station; that was aiso converted to a CN, although it shows a yellow here, but it's a CN. And from here on this side here, there's also Commercial area, and on both sides of Kinoole Street. And in this Puna direction, the next Commercial azea would be the KTA complex. TANAKA: Okay. Thank you. MOSHER: I have something else. I've made a mistake. TANAKA: Go ahead. MOSHER: It was not in the Planning Director's recommendation. It was in the recommendation from the Engineering Division that sidewalks should be put in, but it was not included in the Planning Director's recommendation. TANAKA: I think it is, Commissioner Mosher. KAWAHA:: It, yeah. TANAKA: Let's review Condition E. Let's see. Yes, there is something KAWAHA: Yes. TANAKA: About commercial -8- KAWAHA: Condition E. TANAKA: Standazd sidewalks. So it is covered. KAWAHA: Yes. MOSHER: Okay, thank you. I hadn't seen that part. MCINTOSH: That's that unwritten policy that all rezonings to Commercial require commercial standazd sidewalks. MOSHER: Thank you. MCINTOSH: I had, I'm sorry. I couldn't TANAKA: Okay. Commissioners, any further questions for the Applicant? Mr. Koyama, do you have anything else? KOYAMA: No. TANAKA: Okay. Is there anyone else in the public that would like to testify on this agenda item? Commissioner McIntosh. MCINT'OSH: Seeing no further testimony, I move we close public hearing. MOSHER: Second. TANAKA: We have a motion by Commissioner McIntosh and a second by Commissioner Mosher to close the public hearing. All those in favor, say aye. COMMISSIONERS: Aye. TANAKA: Any opposed? Okay. Motion is carried. Commissioner McIntosh? MCINTOSH: Yes, I move we send a favorable recommendation on Change of Zone Application 99-010 for the reasons and with the conditions as recommended by the Director. MOSHER: Second. TANAKA: We have a motion by Commissioner McIntosh and a second by Commissioner Mosher to send a favorable recommendation to the County Council on the Change of Zone Application 99-010 for the Akana Trust for the reasons and with the conditions as submitted by the Planning Director. Any discussions? Roll call. -9- KAWAHA: Commissioner McIntosh? MCINTOSH: Aye. KAWAHA: Commissioner Mosher? MOSHER: Aye. KAWAHA: Commissioner Bakef.~ BAKER: No. KAWAHA: Commissioner Kubota? KUBOTA: Aye. KAWAHA: Commissioner Souza? SOUZA: No. KAWAHA: Chairman Tanaka? TANAKA: Aye. KAWAHA: Chairman, there's four ayes and two noes. GIAIVNINI: That would have to be, go on to the next TANAKA: Okay. GIANNINI: Meeting as TANAKA: We need GIANNINI: Unfinished Business. TANAKA: We need to have five votes in order to move so MCINTOSH: Can we send it without a recommendation? TANAKA: We could have another motion and see if we have five votes on that. -10- MCINTOSH: Well, let's make the Council, let the, make the decision then; it's their job. I move we send Change of Zone Application 99-010 to the County Council with no recommendation. MOSHER: Second. TANAKA: Okay. We have a new motion by Commissioner McIntosh and a second by Commissioner Mosher to send State that again, I'm sorry. MCINTOSH: Excuse me. Change of Zone Application 99-010 to the County Council with no recommendation. TANAKA: Okay. The Akana Trust Application Change of Zone 99-010 with no recommendation. Any discussions? Okay. Roll call. KAWAHA: Commissioner McIntosh? MCINTOSH: Aye. KAWAHA: Commissioner Mosher? MOSHER: Aye. KAWAHA: Commissioner Baker? BAKER: Aye. KAWAHA: Commissioner Kubota? KUBOTA: Aye. KAWAHA: Commissioner Souza? SOUZA: Aye. KAWAHA: Chairman Tanaka? TANAKA: No. KAWAHA: Chairman, there's five ayes and one no; motion is carried. TANAKA: Okay. Motion is carried. Thank you very much. -11- KOYAMA: Thank you. TANAKA: And we'll notify you in writing. The discussion ended at 9:27 a.m. Respectfully submitted, 1 l,a-,r. Sharon Nomura Commission Secretary -12-